7459 Grant Cir · Hanover Park, IL 60133

$272,000

2 bd · 2.0 ba · 1,040 sqft · Other public records · 2 Days on market

Built 1983

---

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 +12.1/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready 2-bedroom, 2-bath townhouse offering approximately 1,040 square feet of comfortable living space. This well-maintained home has been freshly painted throughout, giving every room a bright, clean, and updated feel. The kitchen is equipped with all new appliances, making it ready for its new owners from day one. The functional floor plan offers comfortable living and dining areas, spacious bedrooms, and two full bathrooms. An attached garage provides convenient parking and additional storage space. The backyard features a garden and plenty of greenery to enjoy, creating a peaceful outdoor space. The family room includes a cozy fireplace, perfect for relaxing and unwinding. With

Key facts

• Attached garage
• New appliances
• Cozy fireplace

Tags

• MOVE IN READY
• NEW APPLIANCES
• ATTACHED GARAGE
• BACKYARD GARDEN
• COZY FIREPLACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $272k.

Deal economics

• At list price, monthly cash flow is $-58 ($-692/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (14.1% below list).
• Recommended offer: $234k (14.1% below list) — sets the bar for 1% rule.
• 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+, schools F, amenities F.
• Township Hsd 211 (urban): math 45% / reading 43% proficiency, ranked #89 of 620 in IL (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 57 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 31% 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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $138k; list at $272k implies a 97% gain — meaningful room to come down on a strong offer.

Recommended offer $233,616 (14.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.86% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 9.7

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-47,700
• Equity at exit: $40,556

10-year hold

• IRR: -9.9%
• Equity multiple: 0.40×
• Total profit: $-46,065
• Equity at exit: $23,518

Cash invested: $76,160 (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: 57
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,336 high
• Mortgage (P&I): −$1,426
• Tax from tax record: −$364 /mo · $4,362/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-58

Break-even live

Break-even rent $2,409

Max offer price $261,810

Occupancy floor 97%

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: $68,000
• Closing costs: $8,160
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 Verandah Dr Hanover Park, IL	2.0	2.0	1450	$2,750	$1.90	2d	1	0.07mi
750 Roosevelt Rd Unit 750 Hanover Park, IL	3.0	1.5	1234	$2,500	$2.03	25d	1	0.13mi
1112 Westover Ln Schaumburg, IL	1.0	1.0	900	$1,500	$1.67	25d	1	0.27mi
1421 Carolina Ct Schaumburg, IL	1.0–2.0	1.0–2.0	931	$2,516	$2.70	1d	14	0.49mi
1661 Commodore Ct #3 Schaumburg, IL	2.0	2.0	1000	$2,095	$2.10	10d	1	0.59mi
1517 Commodore Ct Unit 6 Schaumburg, IL	2.0	2.0	1200	$2,150	$1.79	25d	1	0.59mi
6847 Hawthorne Ln Hanover Park, IL	3.0	1.5	1200	$2,496	$2.08	2d	1	0.61mi
1840 Grove Ave Schaumburg, IL	2.0	2.5	1450	$2,500	$1.72	1d	1	0.62mi
1788 Grove Ave Schaumburg, IL	2.0	2.5	1400	$2,400	$1.71	18d	1	0.65mi
1971 Lilac Ct Schaumburg, IL	2.0	2.5	1300	$2,450	$1.88	15d	1	0.79mi
1942 Heron Ave Unit B Schaumburg, IL	2.0	2.0	1050	$2,200	$2.10	25d	1	0.87mi
1172 Regency Dr Schaumburg, IL	2.0	2.5	1023	$2,275	$2.22	25d	1	0.97mi
1273 Cranbrook Dr Schaumburg, IL	2.0	2.5	1065	$2,250	$2.11	19d	1	1.12mi
323 Sheffield Ct Roselle, IL	2.0	1.0	1105	$2,200	$1.99	25d	1	1.35mi
6155 Kit Carson Dr Hanover Park, IL	2.0	1.5	944	$1,900	$2.01	25d	1	1.43mi
6334 Nugget Cir Hanover Park, IL	3.0	2.5	1336	$2,300	$1.72	25d	1	1.44mi
102 Tonset Ct Unit 102 Schaumburg, IL	2.0	1.0	1000	$1,950	$1.95	25d	1	1.46mi
1426 Tonset Ln Schaumburg, IL	2.0	1.0	1000	$1,250	$1.25	7d	1	1.48mi

Listing history 3 events

1. 2026-06-18
   days on market $272,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $272,000 Active 1 DOM

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

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $4,362 · $364/mo
• Projected year-2 tax: $5,268 · $439/mo
• Expected delta: +$906/yr (+$76/mo · 20.8%)

ⓘ 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 · 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: $28,034
• − Mortgage interest: −$15,236
• − Property taxes: −$4,362
• − Insurance: −$1,360
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − Depreciation: −$7,913
• Taxable loss: −$5,323
• Est. tax savings @ 24.0%: +$1,277
• After-tax cash flow: $585/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: Township Hsd 211
• NCES district ID: 1730450
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $72,942
• Composite: 40.02/100
• National rank: #3824
• State rank: #89 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 (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: 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 · 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: ▼ -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

+209.1% since first listed

6 events — show timeline

• 2026-06-17 Listed $272,000 FSBO.com
• 2003-02-25 Sold (Public Records) $138,000 Public Records
• 1999-08-11 Sold (Public Records) $110,000 Public Records
• 1994-12-21 Sold (Public Records) $97,000 Public Records
• 1994-12-20 Sold (Public Records) $97,000 Public Records
• 1990-06-28 Sold (Public Records) $88,000 Public Records

Property tax history

+4.0%/yr

Latest (2023): $4,362 · +3.9% YoY. Source: county tax records.