22341 S Cedar Dr #122 · Channahon, IL 60410

$165,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 239 Days on market

55+ age-restricted Built 2026 Excellent condition 10,000 sqft lot $105/sqft · 48% below area Est $315k · 48% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.7/10.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +1.2/10.0

Listing remarks

* * BRAND-NEW RANCH HOME | 3 BEDROOMS | 2 BATHS | REMINGTON WOODS 55+ * * A beautiful covered front porch. An open backyard. Over 1,500 square feet of thoughtfully designed, single-story living. No stairs. No shared walls. Just your own beautiful home! Welcome to this stunning brand-new single-family ranch, where comfort, style, and easy living come together. The heart of the home is a gorgeous open-concept kitchen featuring an oversized island, perfect for morning coffee, holiday baking, and gathering with family. Enjoy upgraded Samsung appliances, including a Family Hub refrigerator, gas range with griddle, stainless range hood, and StormWash dishwasher.

Key facts

• Covered front porch
• Grand island
• Samsung appliances

Tags

• SPACIOUS KITCHEN
• GRAND ISLAND
• COVERED FRONT PORCH
• SAMSUNG APPLIANCES
• OVERSIZED LIVING ROOM
• MULTIPLE RECESSED LIGHTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.8% in Channahon — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#143 in IL, #2,614 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Minooka Chsd 111 (suburban): math 28% / reading 36% proficiency, ranked #187 of 620 in IL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Troy Heritage Trail School (math 17% / reading 27%, grade F, #940 of 2,056 statewide, top 49%, 422 students, 0% FRL); Troy Middle School (math 36% / reading 42%, grade F, #151 of 665 statewide, top 23%, 912 students, 0% FRL); Minooka Community High School (math 28% / reading 36%, grade F, #157 of 693 statewide, top 25%, 2,930 students, 0% FRL).
• Market conditions: 173 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Will County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.53%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (median comp): $314,510
• List price: $165,000
• Delta: -47.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22318 S Deal Ave	0.60mi	4/2.5 (+1)	1,589 (+1%)	15mo	$285,000	$179	50
22344 S Donna Ave	0.72mi	3/1.5	1,612 (+3%)	12mo	$299,900	$186	50
22419 S Joseph Ave	0.70mi	3/2.0	1,704 (+9%)	13mo	$255,000	$150	42
22524 S Deal Ave	0.64mi	3/2.0	1,400 (-11%)	12mo	$285,000	$204	42
22429 S Deal Ave	0.64mi	3/2.0	1,742 (+11%)	23mo	$335,000	$192	32
22823 S Michael Dr	0.66mi	4/2.5 (+1)	1,728 (+10%)	18mo	$405,000	$234	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.25×
• Total profit: $11,365
• Equity at exit: $24,602

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $59,052
• Equity at exit: $14,266

Cash invested: $46,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 6 under contract
• Months of supply: 9.6 mo (10%/mo absorbed)
• Median asking: $177,500 ($121/sqft)
• Median days on market: 74 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +66.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 60410

• Home prices YoY: -3.2%
• Active inventory: 173
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $598

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 68%

Sensitivity live

Price	-10% $712	-5% $655	+0% $598	+5% $541	+10% $484
Rent	-10% $424	-5% $511	+0% $598	+5% $685	+10% $772
Rate	-1.0pp $681	-0.5pp $640	base $598	+0.5pp $555	+1.0pp $511

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $41,250
• Closing costs: $4,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22451 S Carrie Ave Channahon, IL	3.0	1.0	1176	$2,200	$1.87	148d	1	0.84mi

Property features AI

Finance

• Other: Address: 22341 Cedar Dr #122, Channahon IL 60410Listing status: ActiveList price: $165,000

Exterior

• Parking: 1 parking space (total)
• Utilities: Electric and natural gas serviceForced air heating and central air
• Home design: Spec inventory (Remington Woods plan)
• Construction: Living area approximately 1,568
• Exterior features: Asphalt and shake roof

Interior

• Kitchen: Includes dishwasher and refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating with electric and natural gas optionsCentral air conditioningCeiling fans
• Interior features: DishwasherRefrigerator

Listing history 50 events

1. 2026-11-08
   days on market $165,000 Active 239 DOM
2. 2026-11-07
   days on market $165,000 Active 238 DOM
3. 2026-11-06
   days on market $165,000 Active 237 DOM
4. 2026-11-05
   days on market $165,000 Active 236 DOM
5. 2026-11-04
   days on market $165,000 Active 235 DOM
6. 2026-11-02
   days on market $165,000 Active 233 DOM
7. 2026-11-01
   days on market $165,000 Active 232 DOM
8. 2026-10-31
   days on market $165,000 Active 231 DOM
9. 2026-10-30
   days on market $165,000 Active 230 DOM
10. 2026-10-29
    days on market $165,000 Active 229 DOM
11. 2026-10-28
    pricedays on market $165,000 Active 228 DOM
12. 2026-10-27
    days on market $167,500 Active 227 DOM
13. 2026-10-26
    days on market $167,500 Active 226 DOM
14. 2026-10-25
    days on market $167,500 Active 225 DOM
15. 2026-10-24
    days on market $167,500 Active 224 DOM
16. 2026-10-23
    days on market $167,500 Active 223 DOM
17. 2026-10-22
    days on market $167,500 Active 222 DOM
18. 2026-10-21
    days on market $167,500 Active 221 DOM
19. 2026-10-20
    days on market $167,500 Active 220 DOM
20. 2026-10-19
    days on market $167,500 Active 219 DOM
21. 2026-10-18
    days on market $167,500 Active 218 DOM
22. 2026-10-17
    days on market $167,500 Active 217 DOM
23. 2026-10-16
    days on market $167,500 Active 216 DOM
24. 2026-10-15
    pricedays on marketlisting id $167,500 Active 215 DOM
25. 2026-09-21
    days on market $165,000 Active 26 DOM
26. 2026-09-20
    days on market $165,000 Active 25 DOM
27. 2026-09-19
    days on market $165,000 Active 24 DOM
28. 2026-09-18
    days on market $165,000 Active 23 DOM
29. 2026-09-17
    days on market $165,000 Active 22 DOM
30. 2026-09-16
    days on market $165,000 Active 21 DOM
31. 2026-09-15
    days on market $165,000 Active 20 DOM
32. 2026-09-14
    days on market $165,000 Active 19 DOM
33. 2026-09-13
    days on market $165,000 Active 18 DOM
34. 2026-09-12
    days on market $165,000 Active 17 DOM
35. 2026-09-11
    days on market $165,000 Active 16 DOM
36. 2026-09-05
    days on market $165,000 Active 10 DOM
37. 2026-09-04
    days on market $165,000 Active 9 DOM
38. 2026-09-02
    days on market $165,000 Active 7 DOM
39. 2026-08-31
    days on market $165,000 Active 5 DOM
40. 2026-08-29
    days on market $165,000 Active 3 DOM
41. 2026-08-28
    days on market $165,000 Active 2 DOM
42. 2026-08-27
    days on marketlisting id $165,000 Active 1 DOM
43. 2026-08-25
    days on market $165,000 Active 210 DOM
44. 2026-08-24
    days on market $165,000 Active 209 DOM
45. 2026-08-23
    days on market $165,000 Active 208 DOM
46. 2026-08-22
    days on market $165,000 Active 207 DOM
47. 2026-08-21
    days on market $165,000 Active 206 DOM
48. 2026-08-20
    days on market $165,000 Active 205 DOM
49. 2026-08-19
    price $165,000 Active 204 DOM
50. 2026-08-19
    days on market $164,500 Active 204 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$4,800
• Taxable income: $4,833
• Est. tax owed @ 24.0%: −$1,160
• After-tax cash flow: $6,013/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This brand-new home is in excellent condition with a modern kitchen, two bathrooms, and a well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint and smart home devices to further enhance its appeal.

Value-add opportunities

• Resale Paint interior walls and trim — Fresh paint can enhance the home's curb appeal and make it more inviting to potential buyers. ↑
• Both Install smart home devices — Smart home devices can improve convenience and energy efficiency, making the home more attractive to both buyers and renters. ↑

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Troy Heritage Trail School F IL #940/2,056 Nat'l #32,000/41,679 Middle Troy Middle School F IL #151/665 Nat'l #6,362/14,009 High Minooka Community High School F IL #157/693 Nat'l #10,416/17,239

Schools (NCES district)

• District: Minooka Chsd 111
• NCES district ID: 1726340
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $81,260
• Composite: 30.82/100
• National rank: #6138
• State rank: #187 of 620 in IL

B Composite livability gradescore 78/100

Livability — Channahon

• Score: 78/100
• State rank: #143
• US rank: #2614

Category grades

Amenities F Commute F Cost of living B- Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Channahon, IL
• County: Will · 705,368 people
• City population: 14,027
• Metro: Chicago-Naperville-Elgin, IL-IN
• Population (ZIP): 14,027
• Household income: $120,278
• Rent vs Own: 9.9% rent · 90.1% own

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Population outlook (Will County) Hauer SSP2

• Today (2025): 705,368 people
• By 2030: 708,154 · +0.4%
• By 2040: 702,692 · -0.4%
• By 2050: 680,249 · -3.6%
• By 2075: 611,990 · -13.2%
• By 2100: 516,215 · -26.8%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 14% Two or more races 5%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4% Cuban 2%
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

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Political lean MEDSL · Will

• 2024 margin: Toss-up / Even · D 50.1% · R 48.5% · Other 1.4%
• 2008→2024 swing: -11.6pp toward R · 2008: 13.2pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+8.3 2016: D+5.7 2012: D+3.7 2008: D+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.58%
• Current HPI: 227.2488
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

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Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Property features AI

Finance

• Other: Address: 22341 Cedar Dr #122, Channahon IL 60410Listing status: ActiveList price: $165,000

Exterior

• Parking: 1 parking space (total)
• Utilities: Electric and natural gas serviceForced air heating and central air
• Home design: Spec inventory (Remington Woods plan)
• Construction: Living area approximately 1,568
• Exterior features: Asphalt and shake roof

Interior

• Kitchen: Includes dishwasher and refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating with electric and natural gas optionsCentral air conditioningCeiling fans
• Interior features: DishwasherRefrigerator