234 Gordon Ave · Romeoville, IL 60446

$225,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 18 Days on market

Built 1970 3,608 sqft lot Est $315k · 29% under

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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 +17.7/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.5/10.0
• Rent growth +4.3/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Key facts

• Convenient location
• Spacious layout
• 3,608 sq ft lot

Tags

• DETACHED 2-CAR GARAGE
• SPACIOUS LAYOUT
• CONVENIENT LOCATION
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Finance

• Other: Property estimated living area; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage; 2 total parking spaces (2 garage spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family raised ranch; Fee simple ownership; Built prior to 1978 (estimated age 51–60 years)
• Construction: Vinyl siding
• Exterior features: 41 x 88 lot dimensions; Lot smaller than 0.25 acre

Interior

• Kitchen: Main-level kitchen (approx. 10 x 10)
• Bedrooms: 3 bedrooms (all on the main level); Master bedroom on the main level; Second bedroom on the main level (approx. 10 x 10); Third bedroom on the main level (approx. 9 x 9)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; 6 total rooms
• Laundry & utility: Lower-level laundry room (approx. 5 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.5% in Romeoville — 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 (#266 in IL, #4,960 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: commute D, schools D-, amenities F.
• Valley View CUSD 365U (suburban): math 21% / reading 28% proficiency, ranked #289 of 620 in IL (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.2%/yr); 63 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 + 7.2% rent growth), your $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $180k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $221,625 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.11% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $315,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 Mckool Ave	0.07mi	4/1.5 (+1)	1,440 (0%)	2mo	$275,000	$191	88
221 Murphy Dr	0.27mi	4/1.5 (+1)	1,440 (0%)	4mo	$293,500	$204	77
226 Healy Ave	0.34mi	4/1.5 (+1)	1,440 (0%)	5mo	$285,000	$198	73
344 Emery Ave	0.24mi	4/1.0 (+1)	1,368 (-5%)	3mo	$235,000	$172	72
311 Emery Ave	0.29mi	3/1.5	1,550 (+8%)	1mo	$310,000	$200	71
325 Hale Ave	0.29mi	3/2.0	1,350 (-6%)	2mo	$320,000	$237	71
4 Larsen Cir	0.29mi	4/2.0 (+1)	1,375 (-4%)	4mo	$341,700	$249	66
222 Pell Ave	0.19mi	4/2.0 (+1)	1,650 (+15%)	1mo	$340,000	$206	57
411 Tallman Ave	0.47mi	3/1.5	1,250 (-13%)	0mo	$320,000	$256	54
533 Glen Ave	0.70mi	4/2.0 (+1)	1,368 (-5%)	3mo	$300,000	$219	47
516 Dalhart Ave	0.74mi	3/1.0	1,296 (-10%)	3mo	$300,000	$231	46
703 Yates Ave	0.75mi	3/1.0	1,298 (-10%)	4mo	$284,000	$219	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 7.16% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.78×
• Total profit: $-13,812
• Equity at exit: $33,548

10-year hold

• IRR: 9.0%
• Equity multiple: 1.83×
• Total profit: $52,478
• Equity at exit: $19,454

Cash invested: $63,000 (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 60446

• Rents YoY: 7.2%
• Active inventory: 63
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,508 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$527 /mo · $6,320/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $181

Break-even live

Break-even rent $2,279

Max offer price $225,000

Occupancy floor 88%

Sensitivity live

Price	-10% $308	-5% $245	+0% $181	+5% $117	+10% $54
Rent	-10% $-17	-5% $82	+0% $181	+5% $280	+10% $379
Rate	-1.0pp $294	-0.5pp $238	base $181	+0.5pp $123	+1.0pp $63

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
344 Emery Ave Romeoville, IL	4.0	1.0	1368	$2,750	$2.01	12d	1	0.23mi
423 Dalhart Ave Romeoville, IL	3.0	1.0	915	$2,195	$2.40	44d	1	0.51mi
531 Glen Ave Romeoville, IL	3.0	1.0	1194	$2,200	$1.84	44d	1	0.67mi
508 Kenyon Ave Romeoville, IL	3.0	1.0	906	$1,050	$1.16	15d	1	0.71mi
611 Nelson Ave Romeoville, IL	3.0	1.0	1200	$2,700	$2.25	25d	1	0.91mi
713 Essex Ave Romeoville, IL	3.0	2.0	1209	$2,400	$1.99	25d	1	1.18mi

Listing history 11 events

1. 2026-06-21
   days on market $225,000 Active 18 DOM
2. 2026-06-18
   days on market $225,000 Active 15 DOM
3. 2026-06-17
   pricedays on market $225,000 Active 14 DOM
4. 2026-06-16
   days on market $239,900 Active 13 DOM
5. 2026-06-15
   days on market $239,900 Active 12 DOM
6. 2026-06-13
   days on market $239,900 Active 10 DOM
7. 2026-06-13
   days on market $239,900 Active 9 DOM
8. 2026-06-09
   days on market $239,900 Active 6 DOM
9. 2026-06-08
   days on market $239,900 Active 5 DOM
10. 2026-06-07
    days on market $239,900 Active 4 DOM
11. 2026-06-04
    listed $239,900 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: $6,320 · $527/mo
• Projected year-2 tax: $6,320 · $527/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $30,095
• − Mortgage interest: −$12,603
• − Property taxes: −$6,320
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,408
• − Management: −$2,408
• − Depreciation: −$6,545
• Taxable loss: −$1,314
• Est. tax savings @ 24.0%: +$315
• After-tax cash flow: $2,486/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: Valley View CUSD 365U
• NCES district ID: 1740070
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $69,424
• Composite: 23.48/100
• National rank: #7875
• State rank: #289 of 620 in IL

Livability — Romeoville

• Score: 74/100
• State rank: #266
• US rank: #4960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Romeoville, IL
• County: Will County · 412,448 people
• City population: 41,672
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 41,672
• Household income: $106,258
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 699.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 44% Hispanic / Latino 35% Two or more races 16% Black 12% Asian 6%
• Hispanic origin (detail): Mexican 32% Puerto Rican 1%
• Common ancestry: Romanian 9% Italian 1% Lithuanian 1%
• Foreign-born: 20% · Canada
• Languages at home: 62% English-only · Spanish 26% Russian/Polish/Slavic 4% Other Indo-European 2%

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: ▼ -234.09%
• Current HPI: 217.5048
• Rent YoY: ▲ 7.16%
• 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

+182.2% since first listed

3 events — show timeline

• 2026-06-03 Listed $239,900 MRED as Distributed by MLS Grid
• 2025-11-10 Sold (Public Records) $180,000 Public Records
• 2002-07-17 Sold (Public Records) $85,000 Public Records

Property tax history

+3.2%/yr

Latest (2024): $6,320 · +7.5% YoY. Source: county tax records.