1526 Division St · Germantown Hills, IL 61548

$163,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 5 Days on market

Built 1962 0.37 ac lot Est $175k · 6% under $55/mo HOA · 3% of rent

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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 +21.7/30.0
• ARV discount +10.3/15.0
• Appreciation +7.6/10.0
• DSCR +6.9/10.0
• 1% rule +6.7/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Coming Soon: Charming 3-bedroom ranch nestled on a spacious lot with mature trees and plenty of room to enjoy the outdoors. Inside, you’ll find a large family room that provides the perfect space for relaxing, entertaining, or gathering with friends and family. The generous yard offers endless possibilities for gardening, recreation, or simply enjoying the peaceful setting. This inviting home combines comfortable living spaces with a beautiful outdoor environment, making it a wonderful place to call home. Desirable school district. Book your showing now.

Key facts

• 0.37 acre lot
• Garage
• Built 1962

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Shared well water
• Home design: Single-family residence; Shingle roof; Built in 1962; Multiple levels including main, upper, lower, basement and additional level
• Construction: Finished full basement
• Exterior features: Level lot; Lot dimensions approximately 153 x 100

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms: primary and two additional bedrooms on the main level
• Flooring: Carpet in most living areas and bedrooms; Vinyl in the kitchen; Other flooring in basement laundry/utility area
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic storage; Cable available; Wet bar; Ceiling fans
• Laundry & utility: Washer; Dryer; Water softener (owned); Dedicated laundry room in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).

Location & tenants

• Location reads 77/100 on livability (#158 in IL, #2,935 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• County Of Woodford School (town): math 47% / reading 44% proficiency, ranked #75 of 620 in IL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Metamora High School (math 47% / reading 44%, grade D-, #58 of 693 statewide, top 8%, 915 students, 0% FRL).
• Market conditions: 98 active listings in the ZIP; 35 units permitted in Woodford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $8k appreciation (5.2% local appreciation)).
• Woodford County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $163,900

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.17% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $174,720
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1508 Hickory Point Rd	0.19mi	3/1.0	1,096 (-12%)	3mo	$115,000	$105	68
1547 Hickory Point Rd	0.38mi	3/1.5	1,140 (-9%)	22mo	$160,000	$140	48

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

Projected returns pro-forma

5.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.21×
• Total profit: $55,301
• Equity at exit: $94,373

10-year hold

• IRR: 18.8%
• Equity multiple: 4.33×
• Total profit: $152,917
• Equity at exit: $164,122

Cash invested: $45,892 (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 61548

• Home prices YoY: 1.5%
• Active inventory: 98
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,911 medium
• Mortgage (P&I): −$860
• Tax from tax record: −$275 /mo · $3,301/yr
• Insurance: −$68
• HOA: −$55
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $251

Break-even live

Break-even rent $1,592

Max offer price $163,900

Occupancy floor 82%

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: $40,975
• Closing costs: $4,917
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 9 events

1. 2026-06-16
   status $163,900 Pending 5 DOM
2. 2026-06-16
   days on market $163,900 Active 5 DOM
3. 2026-06-15
   days on market $163,900 Active 4 DOM
4. 2026-06-14
   days on market $163,900 Active 2 DOM
5. 2026-06-13
   statusdays on market $163,900 Active 1 DOM
6. 2026-06-10
   days on market $163,900 Coming Soon 3 DOM
7. 2026-06-09
   days on market $163,900 Coming Soon 2 DOM
8. 2026-06-08
   remarks 560-char remark
9. 2026-06-08
   listed $163,900 Coming Soon 1 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: $3,301 · $275/mo
• Projected year-2 tax: $3,511 · $293/mo
• Expected delta: +$210/yr (+$17/mo · 6.4%)

ⓘ 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 ≥103°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,927
• − Mortgage interest: −$9,181
• − Property taxes: −$3,301
• − Insurance: −$820
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − HOA: −$660
• − Depreciation: −$4,768
• Taxable income: $529
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $2,891/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: County Of Woodford School
• NCES district ID: 1725770
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $72,248
• Composite: 41.2/100
• National rank: #3540
• State rank: #75 of 620 in IL

Livability — Germantown Hills

• Score: 77/100
• State rank: #158
• US rank: #2935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,165

Population outlook (Woodford County) Hauer SSP2

• Today (2025): 39,897 people
• By 2030: 40,038 · +0.4%
• By 2040: 39,745 · -0.4%
• By 2050: 38,585 · -3.3%
• By 2075: 34,769 · -12.9%
• By 2100: 27,616 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Slovak 3% Portuguese 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Woodford

• 2024 margin: Solid R (+42.0) · D 28.2% · R 70.3% · Other 1.5%
• 2008→2024 swing: -15.4pp toward R · 2008: -26.6pp · 2024: -42.0pp
• All cycles: 2024: R+42.0 2020: R+40.2 2016: R+41.8 2012: R+39.2 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.15%
• Current HPI: 345.14
• 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

• 2026-06-08 Coming Soon $163,900 RMLSA as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2024): $3,301 · +28.9% YoY. Source: county tax records.