101 Wysteria Dr · Olympia Fields, IL 60461

$339,525

3 bd · 2.5 ba · 3,061 sqft · Townhouse public records · 99 Days on market

Built 1993 Est $331k · at est. $395/mo HOA · 10% of rent

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Why this score? — see what drove the D 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 +14.0/30.0
• 1% rule +7.2/10.0
• ARV discount +6.3/15.0
• DSCR +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Huge Remodeled 5 bedroom 3 bathroom Waterfront Olympia Fields Townhome! Beautifully Updated and Upgraded! The open floor plan Townhome features Vaulted ceilings, Formal Dining Room with fireplace, Family room and Deck overlooking water! Custom remodeled Kitchen with Granite countertops and Stainless steel appliances. Main Level Master with Walk in closet and Incredible Custom Maser Bathroom Suite!! Over 3000 square feet above grade and a Full Finished basement with 2 additional bedrooms and bathroom. DISHWASHER WILL BE INSTALLED

Key facts

• Formal dining room
• Vaulted ceilings
• Waterfront

Tags

• WATERFRONT
• VAULTED CEILINGS
• FORMAL DINING ROOM
• FIREPLACE
• DECK OVERLOOKING WATER
• CUSTOM REMODELED KITCHEN

Property features AI

Finance

• Other: Building contains 2 units (total finished area reported ~4,061); Below-grade finished area approximately 1,000
• HOA & community: Monthly association fee of $395; Association covers exterior maintenance, lawn care, scavenger service and other items; Management available Monday through Saturday; Pets allowed (number limit)

Exterior

• Parking: Attached garage (garage owned) with 2 garage spaces; Asphalt driveway; Garage door opener
• Utilities: Water from Lake Michigan / public water; Public sewer with storm sewer; Electric service with circuit breakers, 100 amp service
• Home design: Attached single (townhouse - tri-level); Entry level is 1; Adult community
• Construction: Frame construction; Asphalt roof; Concrete perimeter foundation; Rehab completed in 2018; Built approximately 31–40 years ago
• Exterior features: Deck; Pond view / water view

Interior

• Kitchen: Galley kitchen with eating area/breakfast bar; Range; Microwave; Dishwasher
• Bedrooms: 3 bedrooms total (plus space for up to 5 possible bedrooms); Basement contains 2 bedrooms; Master bedroom on main level with full bath including tub and separate shower; Additional bedroom sizes: 14 x 15 (second level), 13 x 13 (second level), 15 x 14 (master)
• Flooring: Hardwood flooring in dining room
• Bathrooms: 3 full bathrooms; 1 half bathroom; Basement includes a full bathroom
• Fireplace: One wood-burning, double-sided fireplace located in the family room
• Heating & cooling: Natural gas and electric heating; Central air conditioning
• Interior features: Open floor plan; 1st-floor bedroom; 1st-floor full bath; Finished basement with rec/family area and sleeping area; Double pane/insulated windows; Screens
• Laundry & utility: Main-level laundry with washer hookup and utility sink; Lower-level utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $340k.

Deal economics

• At list price, monthly cash flow is $43 ($516/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $309k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#253 in IL, #4,680 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute A; Watch: crime D-, amenities F, cost of living F.
• Bloom Twp Hsd 206 (suburban): math 8% / reading 9% proficiency, ranked #591 of 620 in IL (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Chicago Heights Middle School (math 9% / reading 24%, grade F, #482 of 665 statewide, top 73%, 940 students, 0% FRL); Bloom High School (math 7% / reading 8%, grade F, #589 of 693 statewide, top 86%, 1,737 students, 0% FRL).
• Market conditions: 19 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $260k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $308,967 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.22% ✓
• Cap rate: 6.45%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $330,588
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20055 Inverness Ct	0.48mi	3/2.5	2,879 (-6%)	18mo	$310,000	$108	53

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-51,668
• Equity at exit: $50,624

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-38,990
• Equity at exit: $29,356

Cash invested: $95,067 (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 →

ZIP-level market 60461

• Home prices YoY: -17.9%
• Active inventory: 19
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $4,149 medium
• Mortgage (P&I): −$1,781
• Tax from tax record: −$918 /mo · $11,016/yr
• Insurance: −$141
• HOA: −$395
• Vacancy / Maint / Mgmt: −$871
• Net cashflow: $43

Break-even live

Break-even rent $4,095

Max offer price $339,525

Occupancy floor 94%

Sensitivity live

Price	-10% $235	-5% $139	+0% $43	+5% $-53	+10% $-149
Rent	-10% $-285	-5% $-121	+0% $43	+5% $207	+10% $371
Rate	-1.0pp $214	-0.5pp $129	base $43	+0.5pp $-45	+1.0pp $-134

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: $84,881
• Closing costs: $10,186
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1620 Cambridge Ave Flossmoor, IL	4.0	3.5	3989	$4,500	$1.13	0d	1	0.91mi
21015 London Dr Olympia Fields, IL	4.0	3.0	2700	$3,200	$1.19	0d	1	1.18mi
1337 Lawrence Cres Flossmoor, IL	4.0	2.0	2264	$4,000	$1.77	4d	1	1.37mi
4 Richwood Ter Flossmoor, IL	4.0	2.5	3694	$5,000	$1.35	0d	1	1.43mi

HOA detail

• Monthly dues: $395 · $4,740/yr
• Likely covers: water

Listing history 29 events

1. 2026-06-21
   days on market $339,525 Active 99 DOM
2. 2026-06-18
   days on market $339,525 Active 96 DOM
3. 2026-06-17
   days on market $339,525 Active 95 DOM
4. 2026-06-16
   days on market $339,525 Active 94 DOM
5. 2026-06-15
   days on market $339,525 Active 93 DOM
6. 2026-06-13
   days on market $339,525 Active 91 DOM
7. 2026-06-13
   days on market $339,525 Active 90 DOM
8. 2026-06-09
   days on market $339,525 Active 87 DOM
9. 2026-06-08
   days on market $339,525 Active 86 DOM
10. 2026-06-07
    days on market $339,525 Active 85 DOM
11. 2026-06-04
    days on market $339,525 Active 82 DOM
12. 2026-06-03
    days on market $339,525 Active 81 DOM
13. 2026-06-02
    days on market $339,525 Active 80 DOM
14. 2026-06-01
    days on market $339,525 Active 79 DOM
15. 2026-05-31
    days on market $339,525 Active 78 DOM
16. 2026-05-08
    price $339,525
17. 2026-03-14
    listed $347,525 Active
18. 2019-04-11
    soldstatus $260,000
19. 2019-04-10
    soldstatus $260,000 Closed Sale 535-char remark

    Show marketing remark (535 chars)

    Huge Remodeled 5 bedroom 3 bathroom Waterfront Olympia Fields Townhome! Beautifully Updated and Upgraded! The open floor plan Townhome features Vaulted ceilings, Formal Dining Room with fireplace, Family room and Deck overlooking water! Custom remodeled Kitchen with Granite countertops and Stainless steel appliances. Main Level Master with Walk in closet and Incredible Custom Maser Bathroom Suite!! Over 3000 square feet above grade and a Full Finished basement with 2 additional bedrooms and bathroom. DISHWASHER WILL BE INSTALLED

20. 2019-01-14
    historical Contingent 535-char remark

    Show marketing remark (535 chars)

    Huge Remodeled 5 bedroom 3 bathroom Waterfront Olympia Fields Townhome! Beautifully Updated and Upgraded! The open floor plan Townhome features Vaulted ceilings, Formal Dining Room with fireplace, Family room and Deck overlooking water! Custom remodeled Kitchen with Granite countertops and Stainless steel appliances. Main Level Master with Walk in closet and Incredible Custom Maser Bathroom Suite!! Over 3000 square feet above grade and a Full Finished basement with 2 additional bedrooms and bathroom. DISHWASHER WILL BE INSTALLED

21. 2019-01-09
    listed $278,000 New 535-char remark

    Show marketing remark (535 chars)

    Huge Remodeled 5 bedroom 3 bathroom Waterfront Olympia Fields Townhome! Beautifully Updated and Upgraded! The open floor plan Townhome features Vaulted ceilings, Formal Dining Room with fireplace, Family room and Deck overlooking water! Custom remodeled Kitchen with Granite countertops and Stainless steel appliances. Main Level Master with Walk in closet and Incredible Custom Maser Bathroom Suite!! Over 3000 square feet above grade and a Full Finished basement with 2 additional bedrooms and bathroom. DISHWASHER WILL BE INSTALLED

22. 2019-01-01
    historical
23. 2018-12-15
    listed New
24. 2018-07-25
    soldstatus $139,383 Closed Sale
25. 2018-05-10
    price $164,900
26. 2018-05-10
    status Pending
27. 2018-02-05
    historical
28. 2018-02-05
    listed $182,700 New
29. 1993-01-07
    soldstatus $275,000

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

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $11,016 · $918/mo
• Projected year-2 tax: $11,016 · $918/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,792
• − Mortgage interest: −$19,019
• − Property taxes: −$11,016
• − Insurance: −$1,698
• − Repairs & maintenance: −$3,983
• − Management: −$3,983
• − HOA: −$4,740
• − Depreciation: −$9,877
• Taxable loss: −$4,524
• Est. tax savings @ 24.0%: +$1,086
• After-tax cash flow: $1,602/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.

Schools (NCES district)

• District: Bloom Twp Hsd 206
• NCES district ID: 1706420
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 9% ▼ -8.00%
• Median HH income: $39,795
• Composite: 7.4/100
• National rank: #9952
• State rank: #591 of 620 in IL

Livability — Olympia Fields

• Score: 74/100
• State rank: #253
• US rank: #4680

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olympia Fields, IL
• Population (ZIP): 4,678

Population outlook (Cook County) Hauer SSP2

• Today (2025): 5,347,519 people
• By 2030: 5,357,703 · +0.2%
• By 2040: 5,324,924 · -0.4%
• By 2050: 5,230,762 · -2.2%
• By 2075: 4,785,735 · -10.5%
• By 2100: 4,188,836 · -21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (78%)
• Race & ethnicity: Black 78% White 19% Two or more races 2% Asian 1%
• Common ancestry: Romanian 1% Lithuanian 1% Hispanic 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Cook

• 2024 margin: Solid D (+42.0) · D 70.4% · R 28.4% · Other 1.2%
• 2008→2024 swing: -11.4pp toward R · 2008: 53.4pp · 2024: 42.0pp
• All cycles: 2024: D+42.0 2020: D+50.3 2016: D+53.0 2012: D+49.4 2008: D+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.37%
• Current HPI: 180.396
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

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

Price history

+23.5% since first listed

14 events — show timeline

• 2026-05-08 Price Changed $339,525 MRED as Distributed by MLS Grid
• 2026-03-14 Listed $347,525 MRED as Distributed by MLS Grid
• 2019-04-11 Sold (Public Records) $260,000 Public Records
• 2019-04-10 Sold (MLS) $260,000 MRED as Distributed by MLS Grid
• 2019-01-14 Contingent — MRED as Distributed by MLS Grid
• 2019-01-09 Listed $278,000 MRED as Distributed by MLS Grid
• 2019-01-01 Listing Removed — MRED as Distributed by MLS Grid
• 2018-12-15 Listed — MRED as Distributed by MLS Grid
• 2018-07-25 Sold (MLS) $139,383 MRED as Distributed by MLS Grid
• 2018-05-10 Price Changed $164,900 MRED as Distributed by MLS Grid
• 2018-05-10 Pending — MRED as Distributed by MLS Grid
• 2018-02-05 Listing Removed — MRED as Distributed by MLS Grid
• 2018-02-05 Listed $182,700 MRED as Distributed by MLS Grid
• 1993-01-07 Sold (Public Records) $275,000 Public Records

Property tax history

+2.8%/yr

Latest (2023): $11,016 · +15.5% YoY. Source: county tax records.