1145 Court G · Hanover Park, IL 60133

$290,000

4 bd · 2.5 ba · 1,680 sqft · Townhouse public records · 16 Days on market

Built 1972 2,001 sqft lot Est $270k · 7% over $268/mo HOA · 9% 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 +11.9/30.0
• 1% rule +5.0/10.0
• ARV discount +4.3/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this large 4 bedroom/2.5 bath townhome! Perfect for owner occupant OR investor. * can also be purchased as part of a portfolio of townhomes in the same area. sold as is.

Key facts

• $268 HOA
• 2 parking spots
• Built 1972

Property features AI

Finance

• Other: Ownership is fee simple with homeowners association
• HOA & community: Monthly association fee of $268; HOA covers clubhouse access, scavenger service and snow removal; Pets allowed (cats and dogs), max pet weight 150 lbs

Exterior

• Parking: 2 parking spaces (total)
• Utilities: Public water; Public sewer
• Home design: Attached single property; Townhouse — 2 story; Entry level is 1
• Construction: Built 51–60 years ago; Construction includes aluminum siding, vinyl siding and brick
• Exterior features: Lot dimensions approximately 29 x 69

Interior

• Kitchen: Kitchen on main level (13 x 11)
• Bedrooms: 4 bedrooms (master on second level); Second-level bedrooms: 16 x 14 (master), 13 x 11, 11 x 9, 11 x 9
• Bathrooms: 2 full bathrooms; 1 half bathroom; Basement has a full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Finished full basement; 8 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $290k.

Deal economics

• At list price, monthly cash flow is $-76 ($-910/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (0.4% below list).
• Recommended offer: $277k (4.6% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 4.7% in Hanover Park — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 78/100 on livability (#150 in IL, #2,740 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D+, amenities F.
• Lake Park Chsd 108 (suburban): math 37% / reading 43% proficiency, ranked #128 of 620 in IL (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Greenbrook Elem School (math 12% / reading 13%, grade F, #1,368 of 2,056 statewide, top 67%, 428 students, 0% FRL); Spring Wood Middle School (math 12% / reading 20%, grade F, #488 of 665 statewide, top 74%, 450 students, 0% FRL); Lake Park High School (math 37% / reading 43%, grade F, #85 of 693 statewide, top 12%, 2,560 students, 0% FRL).
• Zoned-school proficiency averages 23% at this address vs 40% district-wide (-17 pts) — the specific schools serving this property underperform the Lake Park Chsd 108 average; the district grade overstates school quality for this exact location.
• Market conditions: 58 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,378 units permitted in DuPage County in 2024 (594 in 5+ unit buildings).
• This rent runs 38% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $175k; list at $290k implies a 66% gain — meaningful room to come down on a strong offer.

Recommended offer $276,605 (4.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.00% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $270,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5563 Court F	0.08mi	4/2.5	1,680 (0%)	8mo	$275,000	$164	90
1225 Court C Ave	0.10mi	4/2.5	1,680 (0%)	8mo	$270,000	$161	89
1313 Court P	0.18mi	4/2.5	1,680 (0%)	10mo	$290,000	$173	83
5573 Court F Ct	0.08mi	4/2.5	1,680 (0%)	17mo	$241,500	$144	82
5546 Carmel Dr	0.06mi	4/2.5	1,680 (0%)	21mo	$186,100	$111	80
5704 Tiburon Ct	0.22mi	4/2.5	1,680 (0%)	19mo	$285,000	$170	74
1356 Court Leona Ct	0.20mi	4/2.0	1,680 (0%)	19mo	$196,000	$117	73
1117 Court B Ct	0.11mi	3/2.5 (-1)	1,464 (-13%)	10mo	$220,000	$150	61
5536 Montibello Dr	0.20mi	3/2.5 (-1)	1,488 (-11%)	9mo	$281,000	$189	59
5504 Court P	0.26mi	4/3.5	1,830 (+9%)	19mo	$270,000	$148	53
1345 Court Leona Dr	0.18mi	3/3.5 (-1)	1,464 (-13%)	14mo	$265,000	$181	50
5648 Santa Cruz Dr	0.17mi	3/1.5 (-1)	1,450 (-14%)	19mo	$232,000	$160	44

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-51,562
• Equity at exit: $43,240

10-year hold

• IRR: -10.0%
• Equity multiple: 0.38×
• Total profit: $-50,061
• Equity at exit: $25,074

Cash invested: $81,200 (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 →

ZIP-level market 60133

• Active inventory: 58
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,887 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$447 /mo · $5,363/yr
• Insurance: −$121
• HOA: −$268
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $-76

Break-even live

Break-even rent $2,983

Max offer price $276,605

Occupancy floor 98%

Sensitivity live

Price	-10% $88	-5% $6	+0% $-76	+5% $-158	+10% $-240
Rent	-10% $-304	-5% $-190	+0% $-76	+5% $38	+10% $152
Rate	-1.0pp $70	-0.5pp $-2	base $-76	+0.5pp $-151	+1.0pp $-227

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5850 Fresno Ct Unit C Hanover Park, IL	3.0	2.0	1062	$2,500	$2.35	0d	1	0.51mi
5546 W Celebrity Cir Hanover Park, IL	3.0	2.0	1336	$2,850	$2.13	4d	1	0.70mi
6334 Nugget Cir Hanover Park, IL	3.0	2.5	1336	$2,300	$1.72	26d	1	1.13mi
348 Glenwood Dr Bloomingdale, IL	1.0–3.0	1.0–2.0	977	$2,757	$2.82	0d	31	1.40mi

HOA detail

• Monthly dues: $268 · $3,216/yr

Listing history 11 events

1. 2026-06-21
   days on market $290,000 Active 16 DOM
2. 2026-06-18
   days on market $290,000 Active 13 DOM
3. 2026-06-17
   days on market $290,000 Active 12 DOM
4. 2026-06-16
   days on market $290,000 Active 11 DOM
5. 2026-06-15
   days on market $290,000 Active 10 DOM
6. 2026-06-13
   days on market $290,000 Active 8 DOM
7. 2026-06-13
   days on market $290,000 Active 7 DOM
8. 2026-06-09
   days on market $290,000 Active 4 DOM
9. 2026-06-08
   days on market $290,000 Active 3 DOM
10. 2026-06-07
    remarks 182-char remark
11. 2026-06-07
    listed $290,000 Active 2 DOM

ⓘ 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: $5,363 · $447/mo
• Projected year-2 tax: $5,973 · $498/mo
• Expected delta: +$610/yr (+$51/mo · 11.4%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,644
• − Mortgage interest: −$16,245
• − Property taxes: −$5,363
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,772
• − Management: −$2,772
• − HOA: −$3,216
• − Depreciation: −$8,436
• Taxable loss: −$5,609
• Est. tax savings @ 24.0%: +$1,346
• After-tax cash flow: $436/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: Lake Park Chsd 108
• NCES district ID: 1721840
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $69,790
• Composite: 36.37/100
• National rank: #4684
• State rank: #128 of 620 in IL

Livability — Hanover Park

• Score: 78/100
• State rank: #150
• US rank: #2740

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hanover Park, IL
• County: DuPage County · 904,569 people
• City population: 36,732
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 36,732
• Household income: $91,763
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 634.0

Population outlook (DuPage County) Hauer SSP2

• Today (2025): 960,187 people
• By 2030: 965,850 · +0.6%
• By 2040: 965,812 · +0.6%
• By 2050: 954,890 · -0.6%
• By 2075: 910,185 · -5.2%
• By 2100: 816,255 · -15.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 39% White 31% Two or more races 20% Asian 19% Black 8%
• Hispanic origin (detail): Mexican 28% Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 2% Italian 1%
• Foreign-born: 35% · Canada, Jamaica, China
• Languages at home: 45% English-only · Spanish 33% Other Indo-European 13% Russian/Polish/Slavic 2%

Political lean MEDSL · DuPage

• 2024 margin: D (+13.3) · D 55.9% · R 42.5% · Other 1.6%
• 2008→2024 swing: +2.5pp toward D · 2008: 10.8pp · 2024: 13.3pp
• All cycles: 2024: D+13.3 2020: D+18.1 2016: D+14.1 2012: D+1.0 2008: D+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -252.78%
• Current HPI: 254.6863
• Rent YoY: —
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

+339.4% since first listed

4 events — show timeline

• 2026-06-05 Listed $290,000 MRED as Distributed by MLS Grid
• 2006-07-21 Sold (Public Records) $175,000 Public Records
• 2001-01-31 Sold (Public Records) $118,000 Public Records
• 1989-10-04 Sold (Public Records) $66,000 Public Records

Property tax history

+2.1%/yr

Latest (2024): $5,363 · +5.7% YoY. Source: county tax records.