1700 Cora St · Crest Hill, IL 60403

$260,000

2 bd · 1.0 ba · 1,072 sqft · Other public records · 5 Days on market

Built 1943

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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).

• Cash flow +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready ranch with full basement. Home is immaculate, freshly painted throughout & original hardwood floors have just been refinished beautifully. Large living room has two bay windows and arches that lead to spacious eat-in kitchen with plenty of updated cabinets, newer appliances, granite counter tops and a beamed coffered ceiling. Small bonus rm leads to yard and basement which has a laundry area, shower and toilet that could be finished into a full bathroom. Back yard has a screened 11x11 Gazebo and a fence has been added in the last year. 2 car garage 9-10 years old, with newer concrete drive. 4 year old whole house Generac Generator and a 2nd back-up sump pump. Other updates include: Newer vinyl windows and exterior doors thru-out, roof approx. 6 years old, furnace and AC 7-9 years. Chimney re-bricked in last year. This is a great home. Being sold As-Is

Key facts

• Large eat-in kitchen
• Full basement
• Abundant cabinetry

Tags

• ORIGINAL HARDWOOD FLOORS
• FULL BASEMENT
• LARGE EAT-IN KITCHEN
• GRANITE COUNTERTOPS
• ABUNDANT CABINETRY
• BEAMED COFFERED CEILING

Property features AI

Finance

• Other: Property not currently leased; Built before 1978
• HOA & community: No master association required

Exterior

• Parking: Detached garage (garage owned) with garage door opener; Concrete driveway; 2 garage/total parking spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family ranch; One-story; Fee simple ownership
• Construction: Built approximately 81–90 years ago; Vinyl siding; Asphalt roof; Concrete perimeter foundation
• Exterior features: Corner lot; Wood fencing; Sidewalks and street lights in neighborhood; Paved streets

Interior

• Kitchen: Range; Microwave; Refrigerator; Disposal; Eating area / table space
• Bedrooms: Main level master bedroom (hardwood flooring); Main level second bedroom (11 x 9, hardwood); Additional labeled bedrooms/rooms (listed as Bedroom 3 and Bedroom 4)
• Flooring: Hardwood in main living areas and bedrooms; Vinyl in kitchen and bonus room
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: 5 total rooms; Dormer attic; Unfinished full basement with storage space; Some photos virtually staged; CO detectors; Ceiling fans; Sump pump with backup; Generator
• Laundry & utility: In-unit laundry (washer and dryer); Basement laundry room (6 x 6)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $260k.

Deal economics

• At list price, monthly cash flow is $56 ($675/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (8.0% below list).
• Recommended offer: $239k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.3% in Crest Hill — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#792 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Lockport Twp Hsd 205 (suburban): math 35% / reading 38% proficiency, ranked #153 of 620 in IL (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lockport Township High Sch East (math 35% / reading 38%, grade F, #117 of 693 statewide, top 17%, 3,872 students, 0% FRL).
• Market conditions: 35 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $8k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y 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 $225k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $239,156 (8.0% below list)

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 9.1

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-38,489
• Equity at exit: $38,767

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-28,664
• Equity at exit: $22,480

Cash invested: $72,800 (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 60403

• Active inventory: 35
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,392 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$361 /mo · $4,335/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $56

Break-even live

Break-even rent $2,320

Max offer price $260,000

Occupancy floor 93%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1805 Kelly Ave Crest Hill, IL	3.0	1.5	1188	$2,450	$2.06	1d	1	0.54mi
1615 Arbor Ln Crest Hill, IL	2.0	1.0–1.5	624	$1,899	$3.04	1d	57	1.17mi
1304 Norley Ave Joliet, IL	3.0	3.0	1500	$2,650	$1.77	21d	1	1.26mi

Listing history 6 events

1. 2026-06-18
   days on market $260,000 Active 5 DOM
2. 2026-06-17
   days on market $260,000 Active 4 DOM
3. 2026-06-16
   days on market $260,000 Active 3 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   status $260,000 Active 2 DOM
6. 2026-06-13
   listed $260,000 Active (Private) 2 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: $4,335 · $361/mo
• Projected year-2 tax: $5,119 · $427/mo
• Expected delta: +$783/yr (+$65/mo · 18.1%)

ⓘ 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 ≥102°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: $28,699
• − Mortgage interest: −$14,564
• − Property taxes: −$4,335
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,296
• − Management: −$2,296
• − Depreciation: −$7,564
• Taxable loss: −$3,656
• Est. tax savings @ 24.0%: +$877
• After-tax cash flow: $1,553/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: Lockport Twp Hsd 205
• NCES district ID: 1723350
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $69,994
• Composite: 33.5/100
• National rank: #5440
• State rank: #153 of 620 in IL

Livability — Crest Hill

• Score: 63/100
• State rank: #792
• US rank: #15733

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crest Hill, IL
• City population: 17,226
• Population (ZIP): 17,226

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 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 26% Black 14% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Romanian 7% Lithuanian 2% Subsaharan African 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 76% English-only · Spanish 16% Russian/Polish/Slavic 2% Tagalog/Filipino 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: ▼ -136.15%
• Current HPI: 205.702
• 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

+36.9% since first listed

16 events — show timeline

• 2026-06-13 Listed $260,000 MRED as Distributed by MLS Grid
• 2026-06-11 Coming Soon $260,000 MRED as Distributed by MLS Grid
• 2023-10-23 Sold (Public Records) $225,000 Public Records
• 2023-10-10 Sold (MLS) $225,000 MRED as Distributed by MLS Grid
• 2023-09-16 Contingent — MRED as Distributed by MLS Grid
• 2023-09-06 Price Changed $225,000 MRED as Distributed by MLS Grid
• 2023-08-10 Relisted — MRED as Distributed by MLS Grid
• 2023-07-05 Contingent — MRED as Distributed by MLS Grid
• 2023-07-02 Listed $230,000 MRED as Distributed by MLS Grid
• 2021-08-31 Sold (Public Records) $192,000 Public Records
• 2021-08-24 Sold (MLS) $192,000 MRED as Distributed by MLS Grid
• 2021-07-17 Pending — MRED as Distributed by MLS Grid
• 2021-07-13 Listed $189,900 MRED as Distributed by MLS Grid
• 2021-07-03 Pending — MRED as Distributed by MLS Grid
• 2021-07-02 Listing Removed — MRED as Distributed by MLS Grid
• 2021-06-21 Listed — MRED as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2024): $4,335 · +6.4% YoY. Source: county tax records.