1434 Levato Ln · Minooka, IL 60447

$269,900

6 bd · 4.0 ba · 1,446 sqft · SingleFamily public records · 40 Days on market

Built 2003

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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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained two-story duplex located in the desirable Lakewood Trails community, known for its resort-style amenities including a clubhouse, pool, and tennis courts, along with year-round community activities. This charming home offers three spacious bedrooms and a bright, functional kitchen complete with all appliances and a dining area perfect for everyday meals. Enjoy the convenience of an attached one-car garage and unwind in the fully fenced backyard, featuring an inviting stamp concrete paver patio ideal for entertaining or relaxing. Don & acirc; & euro; & trade; t miss this opportunity & acirc; & euro; & rdquo; schedule your showing

Key facts

• Clubhouse
• Tennis courts
• Pool

Tags

• LAKEWOOD TRAILS COMMUNITY
• CLUBHOUSE
• POOL
• TENNIS COURTS
• FULLY FENCED BACKYARD
• STAMP CONCRETE PAVER PATIO

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (1.8% below list).
• Recommended offer: $262k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.4% in Minooka — 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 73/100 on livability (#286 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, 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: Minooka Elem School (math 27% / reading 22%, grade F, #850 of 2,056 statewide, top 45%, 503 students, 0% FRL); Minooka Jr High School (math 23% / reading 34%, grade F, #277 of 665 statewide, top 42%, 1,058 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: 71 active listings in the ZIP; 84 units permitted in Grundy County in 2024 (0 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 $8k of value loss. Plan a longer hold.
• Grundy County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.

Recommended offer $261,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-29,415
• Equity at exit: $40,243

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-7,058
• Equity at exit: $23,336

Cash invested: $75,572 (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 60447

• Home prices YoY: -15.8%
• Active inventory: 71
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$341 /mo · $4,093/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $224

Break-even live

Break-even rent $2,366

Max offer price $269,900

Occupancy floor 87%

Sensitivity live

Price	-10% $377	-5% $301	+0% $224	+5% $148	+10% $71
Rent	-10% $15	-5% $120	+0% $224	+5% $329	+10% $433
Rate	-1.0pp $360	-0.5pp $293	base $224	+0.5pp $154	+1.0pp $83

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $269,900 Active 40 DOM
2. 2026-06-18
   days on market $269,900 Active 37 DOM
3. 2026-06-17
   days on market $269,900 Active 36 DOM
4. 2026-06-16
   days on market $269,900 Active 35 DOM
5. 2026-06-15
   days on market $269,900 Active 34 DOM
6. 2026-06-13
   days on market $269,900 Active 32 DOM
7. 2026-06-09
   days on market $269,900 Active 28 DOM
8. 2026-06-08
   days on market $269,900 Active 27 DOM
9. 2026-06-07
   days on market $269,900 Active 26 DOM
10. 2026-06-04
    days on market $269,900 Active 23 DOM
11. 2026-06-03
    days on market $269,900 Active 22 DOM
12. 2026-06-02
    days on market $269,900 Active 21 DOM
13. 2026-06-01
    days on market $269,900 Active 20 DOM
14. 2026-05-31
    days on market $269,900 Active 19 DOM
15. 2026-05-12
    listed $269,900 Active

ⓘ 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: $4,093 · $341/mo
• Projected year-2 tax: $5,110 · $426/mo
• Expected delta: +$1,017/yr (+$85/mo · 24.8%)

ⓘ 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 ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,794
• − Mortgage interest: −$15,119
• − Property taxes: −$4,093
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − Depreciation: −$7,852
• Taxable loss: −$1,706
• Est. tax savings @ 24.0%: +$409
• After-tax cash flow: $3,099/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: 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

Livability — Minooka

• Score: 73/100
• State rank: #286
• US rank: #5553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minooka, IL
• Population (ZIP): 16,099

Population outlook (Grundy County) Hauer SSP2

• Today (2025): 50,716 people
• By 2030: 50,218 · -1.0%
• By 2040: 48,599 · -4.2%
• By 2050: 46,212 · -8.9%
• By 2075: 40,033 · -21.1%
• By 2100: 32,966 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 17% Two or more races 11% Black 4%
• Hispanic origin (detail): Mexican 13% Puerto Rican 3%
• Common ancestry: Romanian 16% Italian 6% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Grundy

• 2024 margin: Strong R (+29.6) · D 34.5% · R 64.0% · Other 1.5%
• 2008→2024 swing: -31.3pp toward R · 2008: 1.7pp · 2024: -29.6pp
• All cycles: 2024: R+29.6 2020: R+25.8 2016: R+23.6 2012: R+9.0 2008: D+1.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.68%
• Current HPI: 263.7065
• 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

1 event — show timeline

• 2026-05-12 Listed $269,900 FSBO.com

Property tax history

+6.2%/yr

Latest (2024): $4,093 · +9.3% YoY. Source: county tax records.