158 S Railroad St · Braidwood, IL 60408

$85,000

4 bd · 1.0 ba · 1,008 sqft · Other public records · 165 Days on market

Built 1935 0.28 ac lot $84/sqft · 46% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRAIDWOOD - FOR SALE - 4 BEDROOM/1 BATHROOM HOME - This home is ready for rehab and would make a great income producing rental, or owner occupied home! Centrally located. The home has a full basement and A/C. Call today!

Key facts

• Extra lot
• A/c
• Full basement

Tags

• EXTRA LOT
• FULL BASEMENT
• A/C

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 3.1% in Braidwood — 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 (#251 in IL, #4,654 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Reed Custer CUSD 255U (rural): math 29% / reading 37% proficiency, ranked #203 of 620 in IL (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $85k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 2.07% ✓
• Cap rate: 17.35%
• Cash-on-cash: 39.49%
• DSCR: 2.76
• GRM: 4.0

CMA / ARV

• ARV (median comp): $268,452
• List price: $85,000
• Delta: -68.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.8%
• Equity multiple: 2.52×
• Total profit: $36,145
• Equity at exit: $12,674

10-year hold

• IRR: 42.5%
• Equity multiple: 5.03×
• Total profit: $95,864
• Equity at exit: $7,349

Cash invested: $23,800 (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 60408

• Home prices YoY: -27.0%
• Active inventory: 23
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,763 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$128 /mo · $1,541/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $783

Break-even live

Break-even rent $772

Max offer price $85,000

Occupancy floor 51%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $85,000 Active 165 DOM
2. 2026-06-18
   price $85,000 Active 164 DOM
3. 2026-06-18
   days on market $99,900 Active 164 DOM
4. 2026-06-17
   days on market $99,900 Active 163 DOM
5. 2026-06-16
   days on market $99,900 Active 162 DOM
6. 2026-06-15
   days on market $99,900 Active 161 DOM
7. 2026-06-14
   days on market $99,900 Active 159 DOM
8. 2026-06-13
   days on market $99,900 Active 158 DOM
9. 2026-06-10
   days on market $99,900 Active 156 DOM
10. 2026-06-09
    days on market $99,900 Active 155 DOM
11. 2026-06-09
    price $99,900 Active 154 DOM
12. 2026-06-08
    days on market $109,900 Active 154 DOM
13. 2026-06-07
    days on market $109,900 Active 153 DOM
14. 2026-06-05
    days on market $109,900 Active 150 DOM
15. 2026-06-03
    pricedays on market $109,900 Active 149 DOM
16. 2026-06-02
    days on market $114,900 Active 148 DOM
17. 2026-06-01
    days on market $114,900 Active 147 DOM
18. 2026-05-31
    days on market $114,900 Active 146 DOM
19. 2026-05-30
    days on market $114,900 Active 145 DOM
20. 2026-05-19
    price $114,900 224-char remark

    Show marketing remark (224 chars)

    BRAIDWOOD - FOR SALE - 4 BEDROOM/1 BATHROOM HOME - This home is ready for rehab and would make a great income producing rental, or owner occupied home! Centrally located. The home has a full basement and A/C. Call today!

21. 2026-05-05
    price $119,900 224-char remark

    Show marketing remark (224 chars)

    BRAIDWOOD - FOR SALE - 4 BEDROOM/1 BATHROOM HOME - This home is ready for rehab and would make a great income producing rental, or owner occupied home! Centrally located. The home has a full basement and A/C. Call today!

22. 2026-04-27
    price $129,900 224-char remark

    Show marketing remark (224 chars)

    BRAIDWOOD - FOR SALE - 4 BEDROOM/1 BATHROOM HOME - This home is ready for rehab and would make a great income producing rental, or owner occupied home! Centrally located. The home has a full basement and A/C. Call today!

23. 2026-04-16
    price $134,900 224-char remark

    Show marketing remark (224 chars)

    BRAIDWOOD - FOR SALE - 4 BEDROOM/1 BATHROOM HOME - This home is ready for rehab and would make a great income producing rental, or owner occupied home! Centrally located. The home has a full basement and A/C. Call today!

24. 2026-03-30
    price $139,900 224-char remark

    Show marketing remark (224 chars)

    BRAIDWOOD - FOR SALE - 4 BEDROOM/1 BATHROOM HOME - This home is ready for rehab and would make a great income producing rental, or owner occupied home! Centrally located. The home has a full basement and A/C. Call today!

25. 2026-02-27
    price $149,900 224-char remark

    Show marketing remark (224 chars)

    BRAIDWOOD - FOR SALE - 4 BEDROOM/1 BATHROOM HOME - This home is ready for rehab and would make a great income producing rental, or owner occupied home! Centrally located. The home has a full basement and A/C. Call today!

26. 2026-02-14
    price $154,400 224-char remark

    Show marketing remark (224 chars)

    BRAIDWOOD - FOR SALE - 4 BEDROOM/1 BATHROOM HOME - This home is ready for rehab and would make a great income producing rental, or owner occupied home! Centrally located. The home has a full basement and A/C. Call today!

27. 2026-01-28
    price $159,900 224-char remark

    Show marketing remark (224 chars)

    BRAIDWOOD - FOR SALE - 4 BEDROOM/1 BATHROOM HOME - This home is ready for rehab and would make a great income producing rental, or owner occupied home! Centrally located. The home has a full basement and A/C. Call today!

28. 2026-01-05
    listed $169,900 Active 224-char remark

    Show marketing remark (224 chars)

    BRAIDWOOD - FOR SALE - 4 BEDROOM/1 BATHROOM HOME - This home is ready for rehab and would make a great income producing rental, or owner occupied home! Centrally located. The home has a full basement and A/C. Call today!

29. 2008-07-26
    historical
30. 2008-03-26
    listed
31. 2005-05-17
    soldstatus $62,000

ⓘ 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: $1,541 · $128/mo
• Projected year-2 tax: $1,735 · $145/mo
• Expected delta: +$194/yr (+$16/mo · 12.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 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: $21,155
• − Mortgage interest: −$4,761
• − Property taxes: −$1,541
• − Insurance: −$425
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$2,473
• Taxable income: $8,570
• Est. tax owed @ 24.0%: −$2,057
• After-tax cash flow: $7,341/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: Reed Custer CUSD 255U
• NCES district ID: 1733380
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 37% ▼ -12.00%
• Median HH income: $60,500
• Composite: 29.67/100
• National rank: #6461
• State rank: #203 of 620 in IL

Livability — Braidwood

• Score: 74/100
• State rank: #251
• US rank: #4654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Braidwood, IL
• City population: 5,332
• Population (ZIP): 5,332

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: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 13% Iranian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 1%

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: ▼ -92.93%
• Current HPI: 251.3945
• 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

+85.3% since first listed

12 events — show timeline

• 2026-05-19 Price Changed $114,900 MRED as Distributed by MLS Grid
• 2026-05-05 Price Changed $119,900 MRED as Distributed by MLS Grid
• 2026-04-27 Price Changed $129,900 MRED as Distributed by MLS Grid
• 2026-04-16 Price Changed $134,900 MRED as Distributed by MLS Grid
• 2026-03-30 Price Changed $139,900 MRED as Distributed by MLS Grid
• 2026-02-27 Price Changed $149,900 MRED as Distributed by MLS Grid
• 2026-02-14 Price Changed $154,400 MRED as Distributed by MLS Grid
• 2026-01-28 Price Changed $159,900 MRED as Distributed by MLS Grid
• 2026-01-05 Listed $169,900 MRED as Distributed by MLS Grid
• 2008-07-26 Listing Removed — MRED as Distributed by MLS Grid
• 2008-03-26 Listed — MRED as Distributed by MLS Grid
• 2005-05-17 Sold (Public Records) $62,000 Public Records

Property tax history

+1.9%/yr

Latest (2024): $1,541 · +12.3% YoY. Source: county tax records.