The Anderson Plan · Cortland, IL 60112

$314,990

6 bd · 4.0 ba · 1,595 sqft · MultiFamily · 165 Days on market

Good condition

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.2/10.0

Multi-family units

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

Listing remarks MLS

Welcome home to The Anderson, Where smart design meets cozy charm in this beautifully crafted duplex. With 1,595 square feet of thoughtfully planned space, this home offers the perfect balance of style and functionality. Step onto the spacious covered front porch-an inviting spot to sip your morning coffee or welcome guests. As you enter, two well-appointed guest bedrooms greet you, each offering comfort and versatility for family, visitors, or even a home office. Continue down the hall, and the home opens up into a bright and airy kitchen, seamlessly flowing into the great room and dining area. Soaring 9-foot vaulted ceilings enhance the open feel, while an optional gourmet kitchen layout adds a touch of luxury for those who love to cook and entertain. At the rear of the home, the owner's suite provides a peaceful retreat, complete with a private bath and a generous walk-in closet. It's the perfect sanctuary to unwind after a long day. Near the garage entry, you'll find a conveniently located laundry area and a mudroom-ideal for keeping everyday essentials organized. Add an optional mudroom bench for extra functionality, making it easy to keep shoes, bags, and coats neatly stored. With thoughtful details and an inviting layout, The Anderson is more than just a house-it's a home designed for comfort, connection, and effortless living. Love the sound of the Anderson? Let's build yours today!

Key facts

• Covered front porch
• Laundry area
• Private bath

Tags

• COVERED FRONT PORCH
• GOURMET KITCHEN LAYOUT
• OWNER'S SUITE
• PRIVATE BATH
• WALK-IN CLOSET
• LAUNDRY AREA

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $315k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $516/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $277k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.6% in Cortland — 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 76/100 on livability (#184 in IL, #3,520 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Dekalb CUSD 428 (suburban): math 11% / reading 16% proficiency, ranked #541 of 620 in IL (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cortland Elementary School (math 8% / reading 8%, grade F, #1,627 of 2,056 statewide, top 81%, 519 students, 0% FRL); Huntley Middle School (math 12% / reading 16%, grade F, #529 of 665 statewide, top 80%, 934 students, 0% FRL); Dekalb High School (math 18% / reading 28%, grade F, #312 of 693 statewide, top 46%, 2,083 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 53 active listings in the ZIP; 260 units permitted in DeKalb County in 2024 (73 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 $9k of value loss. Plan a longer hold.
• DeKalb County population projected to shrink 5% 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 $88k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Recommended offer $277,191 (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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.29% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.05%
• DSCR: 1.63
• GRM: 6.5

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $14,808
• Equity at exit: $46,966

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $97,857
• Equity at exit: $27,235

Cash invested: $88,197 (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 60112

• Home prices YoY: -2.2%
• Active inventory: 53
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $4,063 medium
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$853
• Net cashflow: $1,033

Break-even live

Break-even rent $2,755

Max offer price $314,990

Occupancy floor 70%

Sensitivity live

Price	-10% $1,251	-5% $1,142	+0% $1,033	+5% $924	+10% $815
Rent	-10% $712	-5% $872	+0% $1,033	+5% $1,193	+10% $1,354
Rate	-1.0pp $1,192	-0.5pp $1,113	base $1,033	+0.5pp $951	+1.0pp $868

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,064
Total (2 units)			$4,063

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: $78,748
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $314,990 Active 165 DOM
2. 2026-06-18
   days on market $314,990 Active 162 DOM
3. 2026-06-17
   days on market $314,990 Active 161 DOM
4. 2026-06-16
   days on market $314,990 Active 160 DOM
5. 2026-06-15
   days on market $314,990 Active 159 DOM
6. 2026-06-13
   days on market $314,990 Active 157 DOM
7. 2026-06-13
   days on market $314,990 Active 156 DOM
8. 2026-06-09
   days on market $314,990 Active 153 DOM
9. 2026-06-08
   days on market $314,990 Active 152 DOM
10. 2026-06-07
    days on market $314,990 Active 151 DOM
11. 2026-06-04
    days on market $314,990 Active 148 DOM
12. 2026-06-03
    days on market $314,990 Active 147 DOM
13. 2026-06-02
    days on market $314,990 Active 146 DOM
14. 2026-06-01
    days on market $314,990 Active 145 DOM
15. 2026-05-31
    days on market $314,990 Active 144 DOM
16. 2026-01-07
    listed $314,990 Active 1413-char remark

    Show marketing remark (1413 chars)

    Welcome home to The Anderson, Where smart design meets cozy charm in this beautifully crafted duplex. With 1,595 square feet of thoughtfully planned space, this home offers the perfect balance of style and functionality. Step onto the spacious covered front porch-an inviting spot to sip your morning coffee or welcome guests. As you enter, two well-appointed guest bedrooms greet you, each offering comfort and versatility for family, visitors, or even a home office. Continue down the hall, and the home opens up into a bright and airy kitchen, seamlessly flowing into the great room and dining area. Soaring 9-foot vaulted ceilings enhance the open feel, while an optional gourmet kitchen layout adds a touch of luxury for those who love to cook and entertain. At the rear of the home, the owner's suite provides a peaceful retreat, complete with a private bath and a generous walk-in closet. It's the perfect sanctuary to unwind after a long day. Near the garage entry, you'll find a conveniently located laundry area and a mudroom-ideal for keeping everyday essentials organized. Add an optional mudroom bench for extra functionality, making it easy to keep shoes, bags, and coats neatly stored. With thoughtful details and an inviting layout, The Anderson is more than just a house-it's a home designed for comfort, connection, and effortless living. Love the sound of the Anderson? Let's build yours today!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,756
• − Mortgage interest: −$17,644
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,900
• − Management: −$3,900
• − Depreciation: −$9,163
• Taxable income: $7,848
• Est. tax owed @ 24.0%: −$1,883
• After-tax cash flow: $10,512/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 · 1 photo

Good 80/100 Cosmetic rehab

The Anderson Plan in Cortland, IL is a well-maintained and move-in-ready home with good condition and potential for minor cosmetic upgrades to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New kitchen appliances — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑

ⓘ 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: Dekalb CUSD 428
• NCES district ID: 1712000
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 16% ▼ -6.00%
• Median HH income: $42,007
• Composite: 11.74/100
• National rank: #9685
• State rank: #541 of 620 in IL

Livability — Cortland

• Score: 76/100
• State rank: #184
• US rank: #3520

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cortland, IL
• City population: 4,611
• Population (ZIP): 4,611

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 104,983 people
• By 2030: 104,428 · -0.5%
• By 2040: 102,199 · -2.7%
• By 2050: 99,303 · -5.4%
• By 2075: 93,978 · -10.5%
• By 2100: 88,527 · -15.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 10% Black 9%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Romanian 10% Iranian 4% Portuguese 3%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · DeKalb

• 2024 margin: Toss-up / Even · D 50.1% · R 48.1% · Other 1.7%
• 2008→2024 swing: -14.8pp toward R · 2008: 16.8pp · 2024: 2.0pp
• All cycles: 2024: D+2.0 2020: D+5.7 2016: D+3.0 2012: D+5.5 2008: D+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.55%
• Current HPI: 250.0297
• 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

1 event — show timeline

• 2026-01-07 Listed $314,990 Zillow