138 Azalea Cir #138 · Romeoville, IL 60446

$285,000

3 bd · 2.5 ba · 1,564 sqft · Townhouse · 1 Days on market

Built 2000 Est $282k · at est. $269/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 +11.8/30.0
• ARV discount +6.9/15.0
• 1% rule +4.6/10.0
• Rent growth +4.3/5.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful, end unit 3 bedroom, 2 1/2 bath townhouse is nestled on a prime lot overlooking a scenic park! This home boasts an open floor plan & features: A nice front porch to greet you; Sun-filled living room with gleaming wood laminate flooring; Spacious kitchen with oak cabinets; Master suite that offers a sitting area, walk-in closet & private bath; Desirable 2nd floor laundry; 2 car attached garage. This wonderful country club community offers, parks, ponds, clubhouse & pools! Multiple offers received. Highest & best requested by Sunday, July 9 at 6pm.

Key facts

• $269 HOA
• 2 garage spots
• Community pool

Tags

• UPDATED END-UNIT TOWNHOME
• COMMUNITY POOL AND CLUBHOUSE
• NEW LUXURY VINYL FLOORING
• STYLISH NEW LIGHT FIXTURES
• FRESHLY PAINTED INTERIORS
• SUN-FILLED LIVING ROOM

Property features AI

Finance

• Other: Community park nearby; School bus service and interstate access
• HOA & community: Monthly association fee of $269; Association amenities include pool, party room, park, clubhouse, exterior maintenance, lawn care, snow removal; Manager off-site; Pets allowed (cats and dogs; weight TBD)

Exterior

• Parking: Attached garage owned with 2 garage spaces and garage door opener; Asphalt parking; Two total parking spaces
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Attached single, end-unit townhome; Two-story townhouse; Entry level: 1st floor
• Construction: Built approximately 26–30 years ago; Vinyl siding; Asphalt roof; Concrete perimeter foundation
• Exterior features: Front porch; Unit backs to a park

Interior

• Kitchen: Updated kitchen with solid surface counter; Eating area with breakfast bar and table space; Range, Microwave, Dishwasher, Refrigerator; Stainless steel appliances
• Bedrooms: Three bedrooms (all on the second floor); Master bedroom with full bath; Additional sitting room and walk-in closet on second floor
• Flooring: Vinyl flooring throughout listed rooms
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Seven total rooms; Ceiling fan(s); TV cable ready
• Laundry & utility: Upper-level laundry area with washer hookup; In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $285k.

Deal economics

• At list price, monthly cash flow is $-80 ($-959/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (4.1% below list).
• Recommended offer: $273k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.5% in Romeoville — 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 74/100 on livability (#266 in IL, #4,960 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: commute D, amenities F, health & safety F.
• Valley View CUSD 365U (suburban): math 21% / reading 28% proficiency, ranked #289 of 620 in IL (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Kenneth L Hermansen Elementary (math 17% / reading 17%, grade F, #1,141 of 2,056 statewide, top 59%, 449 students, 0% FRL); A Vito Martinez Middle School (math 21% / reading 34%, grade F, #295 of 665 statewide, top 45%, 638 students, 0% FRL); Romeoville High School (math 21% / reading 29%, grade F, #247 of 693 statewide, top 36%, 1,922 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.2%/yr); 65 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).
• This rent runs 31% of the median local income ($106k/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.
• Will County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y 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 $230k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $273,247 (4.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $281,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
179 Azalea Cir #179	0.06mi	3/2.5	1,564 (0%)	2mo	$255,000	$163	96
142 Azalea Cir	0.06mi	3/2.5	1,454 (-7%)	4mo	$265,500	$183	82
109 Yarrow Ct #109	0.31mi	3/2.5	1,564 (0%)	6mo	$255,000	$163	81
153 Yarrow Ct	0.29mi	3/2.5	1,771 (+13%)	1mo	$255,000	$144	64
75 Strawflower Ct #75	0.32mi	2/2.5 (-1)	1,679 (+7%)	6mo	$237,000	$141	63
1375 Alder Creek Ct	0.47mi	3/2.5	1,711 (+9%)	6mo	$307,500	$180	57
271 S Alder Creek Dr	0.58mi	3/2.5	1,711 (+9%)	4mo	$300,000	$175	54
21423 Frost Ct	0.62mi	3/2.5	1,398 (-11%)	2mo	$285,000	$204	52
14064 Denton Ct	0.62mi	3/2.5	1,398 (-11%)	4mo	$275,500	$197	50
359 Reston Cir	0.74mi	4/2.5 (+1)	1,700 (+9%)	1mo	$320,125	$188	46
14032 Danbury Dr	0.66mi	2/2.5 (-1)	1,350 (-14%)	2mo	$279,000	$207	40
14017 Emerald Ct	0.75mi	4/2.5 (+1)	1,768 (+13%)	5mo	$280,000	$158	34

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 · 7.16% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.51×
• Total profit: $-39,150
• Equity at exit: $42,494

10-year hold

• IRR: 2.0%
• Equity multiple: 1.17×
• Total profit: $13,474
• Equity at exit: $24,642

Cash invested: $79,800 (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 60446

• Rents YoY: 7.2%
• Active inventory: 65
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,732 high
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$269
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-80

Break-even live

Break-even rent $2,834

Max offer price $273,435

Occupancy floor 98%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 S Highpoint Dr Romeoville, IL	1.0–2.0	1.0–2.0	900	$2,471	$2.75	1d	17	0.33mi
21439 W Georgetown Dr Plainfield, IL	3.0	1.5	1600	$2,646	$1.65	1d	1	0.55mi
21509 W Georgetown Dr Plainfield, IL	3.0	1.5	1452	$2,400	$1.65	7d	1	0.58mi
21423 Frost Ct Plainfield, IL	3.0	2.5	1398	$2,450	$1.75	1d	1	0.60mi
21523 Franklin Cir Unit 21523 Plainfield, IL	3.0	2.5	1382	$2,650	$1.92	43d	1	0.73mi
315 Richmond Dr Romeoville, IL	3.0	2.5	1668	$2,700	$1.62	1d	1	0.77mi
14252 S Hemingway Cir Plainfield, IL	4.0	2.5	2031	$2,950	$1.45	1d	1	0.78mi
13922 S Bristlecone Dr Apt B Plainfield, IL	2.0	2.0	1162	$2,200	$1.89	24d	1	0.86mi
1882 N Wentworth Cir Romeoville, IL	2.0	1.5	1402	$2,700	$1.93	10d	1	1.07mi
152 Wedgeport Ct Romeoville, IL	3.0	2.5	2044	$1,500	$0.73	6d	1	1.15mi
501 S Weber Rd Romeoville, IL	1.0–3.0	1.0–2.0	1228	$3,048	$2.48	1d	9	1.16mi
501 S Weber Rd Romeoville, IL	1.0–3.0	1.0–2.0	1228	$3,420	$2.79	24d	18	1.16mi
1716 William Dr Romeoville, IL	3.0	3.5	1700	$3,800	$2.24	1d	1	1.23mi
579 S Scott Ln Romeoville, IL	3.0	2.5	1564	$2,950	$1.89	1d	1	1.25mi
14232 S Newberg Ct Plainfield, IL	3.0	2.5	1684	$3,100	$1.84	1d	1	1.35mi
13520 S Buckthorn Ln Plainfield, IL	2.0	2.0	1510	$2,500	$1.66	43d	1	1.39mi
700 S Weber Rd Romeoville, IL	3.0	1.0–2.0	977	$4,110	$4.20	1d	1	1.44mi
14163 S Napa Cir Plainfield, IL	3.0	2.5	1668	$2,650	$1.59	10d	1	1.47mi
21854 W Kentwood Dr Plainfield, IL	3.0	2.5	1808	$3,000	$1.66	16d	1	1.49mi

HOA detail

• Monthly dues: $269 · $3,228/yr
• Likely covers: pool

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $285,000 Active 1 DOM

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

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 ≥103°F today · 15 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: $32,790
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,623
• − Management: −$2,623
• − HOA: −$3,228
• − Depreciation: −$8,291
• Taxable loss: −$5,640
• Est. tax savings @ 24.0%: +$1,354
• After-tax cash flow: $395/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: Valley View CUSD 365U
• NCES district ID: 1740070
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $69,424
• Composite: 23.48/100
• National rank: #7875
• State rank: #289 of 620 in IL

Livability — Romeoville

• Score: 74/100
• State rank: #266
• US rank: #4960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Romeoville, IL
• County: Will County · 412,448 people
• City population: 41,672
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 41,672
• Household income: $106,258
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 699.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 44% Hispanic / Latino 35% Two or more races 16% Black 12% Asian 6%
• Hispanic origin (detail): Mexican 32% Puerto Rican 1%
• Common ancestry: Romanian 9% Italian 1% Lithuanian 1%
• Foreign-born: 20% · Canada
• Languages at home: 62% English-only · Spanish 26% Russian/Polish/Slavic 4% Other Indo-European 2%

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: ▼ -234.09%
• Current HPI: 217.5048
• Rent YoY: ▲ 7.16%
• 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

+63.0% since first listed

10 events — show timeline

• 2026-06-18 Listed $285,000 MRED as Distributed by MLS Grid
• 2023-08-15 Sold (MLS) $230,000 MRED as Distributed by MLS Grid
• 2023-07-10 Contingent — MRED as Distributed by MLS Grid
• 2023-07-05 Listed $219,900 MRED as Distributed by MLS Grid
• 2011-08-05 Listing Removed — MRED as Distributed by MLS Grid
• 2011-06-01 Price Changed — MRED as Distributed by MLS Grid
• 2010-09-20 Listed — MRED as Distributed by MLS Grid
• 2008-05-23 Sold (MLS) $170,000 MRED as Distributed by MLS Grid
• 2008-04-25 Listing Removed — MRED as Distributed by MLS Grid
• 2008-04-13 Listed $174,900 MRED as Distributed by MLS Grid