945-947 South St · Woodstock, IL 60098

$269,000

4 bd · 2.0 ba · — sqft · MultiFamily · 394 Days on market

Built 1880 Fair condition 0.54 ac lot ↓ 10% since listing

---

Why this score? — see what drove the C 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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Solid older two flat with large garage on over half acre lot. Across from Emrickson Park. Both units have separate utilities, water, electricity and gas

Key facts

• Over half acre lot
• Large garage
• 0.54 acre lot

Tags

• LARGE GARAGE
• OVER HALF ACRE LOT

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $269k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive. Per door: $257/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $237k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.6% in Woodstock — 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 82/100 on livability (#66 in IL, #1,114 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-.
• Woodstock CUSD 200 (town): math 24% / reading 38% proficiency, ranked #220 of 620 in IL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 138 active listings in the ZIP; solid renter incomes; 1,595 units permitted in McHenry County in 2024 (485 in 5+ unit buildings).
• This rent runs 40% of the median local income ($91k/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.
• McHenry County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 394 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $236,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 394 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.20%
• DSCR: 1.37
• GRM: 7.5

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-10,747
• Equity at exit: $40,109

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $33,058
• Equity at exit: $23,258

Cash invested: $75,320 (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 60098

• Home prices YoY: -30.0%
• Active inventory: 138
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $3,005 medium
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $515

Break-even live

Break-even rent $2,353

Max offer price $269,000

Occupancy floor 78%

Sensitivity live

Price	-10% $701	-5% $608	+0% $515	+5% $422	+10% $329
Rent	-10% $278	-5% $396	+0% $515	+5% $634	+10% $752
Rate	-1.0pp $650	-0.5pp $583	base $515	+0.5pp $445	+1.0pp $374

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,004
Total (2 units)			$3,005

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $269,000 Active 394 DOM
2. 2026-06-18
   days on market $269,000 Active 391 DOM
3. 2026-06-17
   days on market $269,000 Active 390 DOM
4. 2026-06-16
   days on market $269,000 Active 389 DOM
5. 2026-06-15
   days on market $269,000 Active 388 DOM
6. 2026-06-13
   days on market $269,000 Active 386 DOM
7. 2026-06-09
   days on market $269,000 Active 382 DOM
8. 2026-06-08
   days on market $269,000 Active 381 DOM
9. 2026-06-08
   days on market $269,000 Active 380 DOM
10. 2026-06-04
    days on market $269,000 Active 377 DOM
11. 2026-06-03
    days on market $269,000 Active 376 DOM
12. 2026-06-02
    days on market $269,000 Active 375 DOM
13. 2026-06-01
    days on market $269,000 Active 374 DOM
14. 2026-05-31
    days on market $269,000 Active 373 DOM
15. 2026-03-14
    price $269,000 152-char remark

    Show marketing remark (152 chars)

    Solid older two flat with large garage on over half acre lot. Across from Emrickson Park. Both units have separate utilities, water, electricity and gas

16. 2026-02-25
    price $275,000 152-char remark

    Show marketing remark (152 chars)

    Solid older two flat with large garage on over half acre lot. Across from Emrickson Park. Both units have separate utilities, water, electricity and gas

17. 2025-10-17
    price $279,000 152-char remark

    Show marketing remark (152 chars)

    Solid older two flat with large garage on over half acre lot. Across from Emrickson Park. Both units have separate utilities, water, electricity and gas

18. 2025-08-01
    price $289,000 152-char remark

    Show marketing remark (152 chars)

    Solid older two flat with large garage on over half acre lot. Across from Emrickson Park. Both units have separate utilities, water, electricity and gas

19. 2025-05-23
    listed $299,000 Active 152-char remark

    Show marketing remark (152 chars)

    Solid older two flat with large garage on over half acre lot. Across from Emrickson Park. Both units have separate utilities, water, electricity and gas

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

Taxation est. · year 1

• Rental income: $36,060
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,885
• − Management: −$2,885
• − Depreciation: −$7,825
• Taxable income: $2,017
• Est. tax owed @ 24.0%: −$484
• After-tax cash flow: $5,695/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab

A moderate rehab is needed to improve the exterior and landscaping, which would significantly increase its resale and rental value.

Repairs flagged

• Moderate siding — Weathered and discolored
• Minor landscaping — Overgrown grass

Value-add opportunities

• Both paint exterior walls — Enhances curb appeal and value
• Both repair siding — Improves appearance and value
• Both landscaping — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Weathered and discolored	Moderate	$3,000–15,000
landscaping · Overgrown grass	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both paint exterior walls — Enhances curb appeal and value ↑
• Both repair siding — Improves appearance and value ↑
• Both landscaping — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Woodstock CUSD 200
• NCES district ID: 1743330
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $64,309
• Composite: 28.35/100
• National rank: #6773
• State rank: #220 of 620 in IL

Livability — Woodstock

• Score: 82/100
• State rank: #66
• US rank: #1114

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodstock, IL
• County: McHenry County · 204,279 people
• City population: 33,130
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 33,130
• Household income: $91,062
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 759.0

Population outlook (McHenry County) Hauer SSP2

• Today (2025): 305,342 people
• By 2030: 301,491 · -1.3%
• By 2040: 288,211 · -5.6%
• By 2050: 268,430 · -12.1%
• By 2075: 226,209 · -25.9%
• By 2100: 181,247 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 14% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 1%
• Common ancestry: Romanian 9% Lithuanian 2% Portuguese 2%
• Foreign-born: 12% · Canada
• Languages at home: 79% English-only · Spanish 16% Russian/Polish/Slavic 2% Tagalog/Filipino 1%

Political lean MEDSL · McHenry

• 2024 margin: Lean R (+5.3) · D 46.6% · R 51.9% · Other 1.5%
• 2008→2024 swing: -10.6pp toward R · 2008: 5.3pp · 2024: -5.3pp
• All cycles: 2024: R+5.3 2020: R+2.5 2016: R+8.1 2012: R+8.8 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.07%
• Current HPI: 205.5664
• 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

-10.0% since first listed

5 events — show timeline

• 2026-03-14 Price Changed $269,000 MRED as Distributed by MLS Grid
• 2026-02-25 Price Changed $275,000 MRED as Distributed by MLS Grid
• 2025-10-17 Price Changed $279,000 MRED as Distributed by MLS Grid
• 2025-08-01 Price Changed $289,000 MRED as Distributed by MLS Grid
• 2025-05-23 Listed $299,000 MRED as Distributed by MLS Grid