7975 S Old Mazon Rd · Dwight, IL 60424

$222,750

3 bd · 2.0 ba · 1,320 sqft · SingleFamily · 40 Days on market

Built 1910

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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).

• Appreciation +10.0/10.0
• Cash flow +9.2/30.0
• ARV discount +7.5/15.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

30x56 garage, with apartment

Key facts

• 2 garage spots
• Built 1910
• Listed 40 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $223k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (14.4% below list).
• Recommended offer: $191k (14.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#304 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F.
• Seneca Twp Hsd 160 (rural): math 30% / reading 35% proficiency, ranked #416 of 919 in IL (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mazon-Verona-Kinsman Elem School (math 27% / reading 17%, grade F, #940 of 2,056 statewide, top 49%, 169 students, 0% FRL); Mazon-Verona-Kinsman Middle Sch (math 22% / reading 22%, grade F, #389 of 665 statewide, top 60%, 145 students, 0% FRL); Seneca High School (math 32% / reading 32%, grade F, #157 of 693 statewide, top 25%, 385 students, 0% FRL).
• Market conditions: 11 active listings in the ZIP; 84 units permitted in Grundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Grundy County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $145k; list at $223k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $190,589 (14.4% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.86% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.77×
• Total profit: $110,670
• Equity at exit: $200,671

10-year hold

• IRR: 19.8%
• Equity multiple: 6.36×
• Total profit: $334,586
• Equity at exit: $432,754

Cash invested: $62,370 (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 60424

• Home prices YoY: 10.2%
• Active inventory: 11
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,906 medium
• Mortgage (P&I): −$1,168
• Tax from tax record: −$414 /mo · $4,963/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-169

Break-even live

Break-even rent $2,120

Max offer price $192,912

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-106	+0% $-169	+5% $-232	+10% $-295
Rent	-10% $-319	-5% $-244	+0% $-169	+5% $-94	+10% $-18
Rate	-1.0pp $-57	-0.5pp $-112	base $-169	+0.5pp $-227	+1.0pp $-285

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: $55,688
• Closing costs: $6,682
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-24
   status Pending
2. 2026-02-11
   listed $222,750 Active
3. 2015-05-01
   soldstatus $145,000
4. 2015-04-28
   soldstatus $145,000 Closed Sale 28-char remark

   Show marketing remark (28 chars)

   30x56 garage, with apartment

5. 2015-03-14
   historical Contingent 28-char remark

   Show marketing remark (28 chars)

   30x56 garage, with apartment

6. 2015-03-11
   listed $149,000 New 28-char remark

   Show marketing remark (28 chars)

   30x56 garage, with apartment

ⓘ 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: $4,963 · $414/mo
• Projected year-2 tax: $5,010 · $417/mo
• Expected delta: +$46/yr (+$4/mo · 0.9%)

ⓘ 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 · 17 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: $22,871
• − Mortgage interest: −$12,477
• − Property taxes: −$4,963
• − Insurance: −$1,114
• − Repairs & maintenance: −$1,830
• − Management: −$1,830
• − Depreciation: −$6,480
• Taxable loss: −$5,823
• Est. tax savings @ 24.0%: +$1,398
• After-tax cash flow: $-629/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: Seneca Twp Hsd 160
• NCES district ID: 1735850
• Math proficiency: 30% ▲ 10.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $63,241
• Composite: 32.26/100
• National rank: #10928
• State rank: #416 of 919 in IL

Livability — Dwight

• Score: 72/100
• State rank: #304
• US rank: #5967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,672
• Population (ZIP): 2,170

Population outlook (Grundy County) Hauer SSP2

• Today (2025): 50,716 people
• By 2030: 50,218 · -1.0%
• By 2040: 48,599 · -4.2%
• By 2050: 46,212 · -8.9%
• By 2075: 40,033 · -21.1%
• By 2100: 32,966 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 11% Two or more races 7%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4%
• Common ancestry: Romanian 8% Portuguese 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Grundy

• 2024 margin: Strong R (+29.6) · D 34.5% · R 64.0% · Other 1.5%
• 2008→2024 swing: -31.3pp toward R · 2008: 1.7pp · 2024: -29.6pp
• All cycles: 2024: R+29.6 2020: R+25.8 2016: R+23.6 2012: R+9.0 2008: D+1.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.89%
• Current HPI: 280.24
• 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

+49.5% since first listed

6 events — show timeline

• 2026-03-24 Pending — MRED as Distributed by MLS Grid
• 2026-02-11 Listed $222,750 MRED as Distributed by MLS Grid
• 2015-05-01 Sold (Public Records) $145,000 Public Records
• 2015-04-28 Sold (MLS) $145,000 MRED as Distributed by MLS Grid
• 2015-03-14 Contingent — MRED as Distributed by MLS Grid
• 2015-03-11 Listed $149,000 MRED as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2024): $4,963 · +12.0% YoY. Source: county tax records.