5321 Waterbury Dr #502 · Crestwood, IL 60418

$131,000

1 bd · 1.0 ba · 800 sqft · Condo · 69 Days on market

Built 1979 $308/mo HOA · 17% of rent

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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 +21.3/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why throw money away renting when you can own this spacious 1 Bedroom Condo!! Master Bedroom is huge, kitchen is eat-in, 2 Ceiling fans with lights in unit. Building is Flexicore constructed to eliminate sound for peaceful living. Laundry is on the main level right out the back door. Nice outdoor patio surrounded by lush landscaping. Enjoy your Summer days by the beautiful in-ground pool and enjoy the tennis courts.

Key facts

• Ample storage space
• Private patio
• Near local amenities

Tags

• PRIVATE PATIO
• WELL-MAINTAINED GROUNDS
• IN-GROUND SWIMMING POOL
• AMPLE STORAGE SPACE
• NEAR LOCAL AMENITIES

Property features AI

Finance

• Other: School bus service, commuter bus and interstate access available
• HOA & community: Monthly association fee of $308; Association covers heat, water, gas, parking, pool, lawn care, trash (scavenger) and snow removal; Pets not allowed

Exterior

• Parking: 1 parking space (total)
• Utilities: Water: Lake Michigan and public; Sewer: Public sewer
• Home design: Attached single condo; Entry level 1
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Building age: 41-50 years; Part of a 6-unit building
• Exterior features: Patio

Interior

• Kitchen: Kitchen on main level (approx. 12 x 11)
• Bedrooms: Master bedroom on main level (approx. 14 x 11); Additional bedrooms (2 listed)
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heat; Window AC unit(s)
• Interior features: 5 total rooms; Living room on main level (approx. 12 x 22); Family room on main level; Dining room on main level
• Laundry & utility: Laundry room on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $131k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $131k).
• Recommended offer: $123k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.9% in Crestwood — 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 (#75 in IL, #1,220 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D-.
• Bremen Chsd 228 (suburban): math 15% / reading 17% proficiency, ranked #468 of 620 in IL (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 30 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $906 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $40k; list at $131k implies a 232% gain — meaningful room to come down on a strong offer.

Recommended offer $123,140 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.36% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 6.1

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-8,766
• Equity at exit: $19,533

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $9,019
• Equity at exit: $11,326

Cash invested: $36,680 (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 60418

• Active inventory: 30
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,783 high
• Mortgage (P&I): −$687
• Tax from tax record: −$167 /mo · $2,002/yr
• Insurance: −$55
• HOA: −$308
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $192

Break-even live

Break-even rent $1,540

Max offer price $131,000

Occupancy floor 84%

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: $32,750
• Closing costs: $3,930
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14033 Laramie Ave #408 Crestwood, IL	2.0	2.0	1100	$2,100	$1.91	7d	1	0.23mi
13615 Royal Ct #309 Crestwood, IL	2.0	2.0	1000	$1,850	$1.85	3d	1	0.70mi
14700 Central Ave Oak Forest, IL	1.0–2.0	1.0	775	$1,125	$1.45	24d	6	1.05mi
14643 Lamon Ave Unit 2B Midlothian, IL	2.0	1.5	990	$1,525	$1.54	24d	1	1.08mi
5723 129th St Crestwood, IL	2.0	1.0	950	$1,600	$1.68	1d	1	1.36mi
15800 S Ridgeland Ave Unit 301 Oak Forest, IL	2.0	1.0	1000	$1,500	$1.50	5d	1	1.48mi

HOA detail condo

• Monthly dues: $308 · $3,696/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-13
   statusdays on market $131,000 Pending 69 DOM
2. 2026-06-09
   days on market $131,000 Active 66 DOM
3. 2026-06-08
   days on market $131,000 Active 65 DOM
4. 2026-06-07
   days on market $131,000 Active 64 DOM
5. 2026-06-04
   days on market $131,000 Active 61 DOM
6. 2026-06-03
   days on market $131,000 Active 60 DOM
7. 2026-06-02
   status $131,000 Active 59 DOM
8. 2026-05-15
   status Pending
9. 2026-05-06
   price $131,000
10. 2026-03-17
    listed $132,500 Active
11. 2017-02-22
    soldstatus $39,500
12. 2017-02-10
    soldstatus $39,000 Closed Sale 419-char remark

    Show marketing remark (419 chars)

    Why throw money away renting when you can own this spacious 1 Bedroom Condo!! Master Bedroom is huge, kitchen is eat-in, 2 Ceiling fans with lights in unit. Building is Flexicore constructed to eliminate sound for peaceful living. Laundry is on the main level right out the back door. Nice outdoor patio surrounded by lush landscaping. Enjoy your Summer days by the beautiful in-ground pool and enjoy the tennis courts.

13. 2017-01-26
    status Contingent (Do Not Show) 419-char remark

    Show marketing remark (419 chars)

    Why throw money away renting when you can own this spacious 1 Bedroom Condo!! Master Bedroom is huge, kitchen is eat-in, 2 Ceiling fans with lights in unit. Building is Flexicore constructed to eliminate sound for peaceful living. Laundry is on the main level right out the back door. Nice outdoor patio surrounded by lush landscaping. Enjoy your Summer days by the beautiful in-ground pool and enjoy the tennis courts.

14. 2017-01-25
    listed $39,000 New 419-char remark

    Show marketing remark (419 chars)

    Why throw money away renting when you can own this spacious 1 Bedroom Condo!! Master Bedroom is huge, kitchen is eat-in, 2 Ceiling fans with lights in unit. Building is Flexicore constructed to eliminate sound for peaceful living. Laundry is on the main level right out the back door. Nice outdoor patio surrounded by lush landscaping. Enjoy your Summer days by the beautiful in-ground pool and enjoy the tennis courts.

15. 1994-12-15
    soldstatus $50,500
16. 1994-10-31
    soldstatus $47,000

ⓘ 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: $2,002 · $167/mo
• Projected year-2 tax: $2,488 · $207/mo
• Expected delta: +$486/yr (+$41/mo · 24.3%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,396
• − Mortgage interest: −$7,338
• − Property taxes: −$2,002
• − Insurance: −$655
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − HOA: −$3,696
• − Depreciation: −$3,811
• Taxable income: $472
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $2,194/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: Bremen Chsd 228
• NCES district ID: 1707050
• Math proficiency: 15% ▼ -4.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $57,625
• Composite: 15.32/100
• National rank: #9327
• State rank: #468 of 620 in IL

Livability — Crestwood

• Score: 82/100
• State rank: #75
• US rank: #1220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crestwood, IL
• City population: 10,631
• Population (ZIP): 10,631

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 15% Black 12% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Romanian 13% Iranian 1% Armenian 1%
• Foreign-born: 12% · Canada
• Languages at home: 82% English-only · Spanish 11% Arabic 2% 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: ▼ -205.44%
• Current HPI: 105.796
• 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

+178.7% since first listed

9 events — show timeline

• 2026-05-15 Pending — MRED as Distributed by MLS Grid
• 2026-05-06 Price Changed $131,000 MRED as Distributed by MLS Grid
• 2026-03-17 Listed $132,500 MRED as Distributed by MLS Grid
• 2017-02-22 Sold (Public Records) $39,500 Public Records
• 2017-02-10 Sold (MLS) $39,000 MRED as Distributed by MLS Grid
• 2017-01-26 Pending — MRED as Distributed by MLS Grid
• 2017-01-25 Listed $39,000 MRED as Distributed by MLS Grid
• 1994-12-15 Sold (Public Records) $50,500 Public Records
• 1994-10-31 Sold (Public Records) $47,000 Public Records

Property tax history

+1.5%/yr

Latest (2023): $2,002 · +19.5% YoY. Source: county tax records.