311 Whispering Oaks Dr · Germantown Hills, IL 61548

$319,900

3 bd · 3.0 ba · 1,360 sqft · SingleFamily public records · 28 Days on market

Built 1978

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Why this score? — see what drove the F 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).

• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.2/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

BACK ON MARKET with no fault of sellers. Welcome to your next chapter in the sought-after Whispering Oaks subdivision! This beautifully updated ranch is ready to steal your heart. Step inside & you'll immediately notice the gorgeous hardwood floors flowing beneath elegant crown molding throughout most of the main level. The spacious living room invites you to cozy up beside the gas log fireplace, while the fully applianced kitchen dazzles with stunning quartz countertops perfect for weeknight dinners to holiday feasts. The primary bedroom is a true retreat, featuring a remodeled private bathroom with dual sinks & a gorgeous tiled shower. Relax in the jetted tub in the main bathr

Key facts

• 2 garage spots
• Pool
• Built 1978

Property features AI

Finance

• Other: Zoned RES; Lot dimensions approximately 100 x 193 x 107 x 193; Subdivision: Whispering Oaks
• HOA & community: No association fees

Exterior

• Parking: Attached garage with 2.5 car capacity; On-street parking available
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1978
• Construction: Shingle roof; Not new construction
• Exterior features: In-ground pool; Shed(s); Replacement windows; Fenced yard; Paved road access; Level lot

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Solid surface counters
• Bedrooms: Three bedrooms (one in basement); Primary and additional bedrooms feature hardwood flooring on main level; basement bedroom has tile flooring
• Flooring: Hardwood on main living areas and main bedrooms; Tile in basement rooms and select areas
• Bathrooms: Three full bathrooms
• Heating & cooling: Forced air heat; Gas water heater; Central air conditioning
• Interior features: Attic storage; Cable available; Solid surface counters; Ceiling fans; Gas log fireplace in the living room; Finished full basement with walk-out access and egress windows; One fireplace
• Laundry & utility: Washer and dryer; Laundry room located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (68.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (68.7% below list).
• Recommended offer: $100k (68.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#158 in IL, #2,935 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• County Of Woodford School (town): math 47% / reading 44% proficiency, ranked #75 of 620 in IL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Metamora High School (math 47% / reading 44%, grade D-, #58 of 693 statewide, top 8%, 915 students, 0% FRL).
• Market conditions: 98 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 35 units permitted in Woodford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($2k loan paydown + $16k appreciation (5.2% local appreciation)).
• Woodford County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $100,000 (68.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.31% ✗
• Cap rate: 0.89%
• Cash-on-cash: -19.29%
• DSCR: 0.14
• GRM: 26.7

CMA / ARV

• ARV (on-the-fly): $194,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 Grandview Way	0.35mi	3/1.5	1,364 (+0%)	11mo	$195,000	$143	68

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

Projected returns pro-forma

5.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-15,190
• Equity at exit: $184,196

10-year hold

• IRR: 1.8%
• Equity multiple: 1.36×
• Total profit: $32,205
• Equity at exit: $320,333

Cash invested: $89,572 (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 61548

• Home prices YoY: 1.5%
• Active inventory: 98
• Price-to-rent: 26.7×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$419 /mo · $5,024/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-1,440

Break-even live

Break-even rent $2,822

Max offer price $100,485

Occupancy floor —

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
442 Mackenzie Pl Unit A Germantown Hills, IL	3.0	2.5	1600	$1,000	$0.62	21d	1	1.25mi

Listing history 21 events

1. 2026-06-19
   days on market $319,900 Under Contract 28 DOM
2. 2026-06-18
   days on market $319,900 Under Contract 27 DOM
3. 2026-06-17
   days on market $319,900 Under Contract 26 DOM
4. 2026-06-16
   days on market $319,900 Under Contract 25 DOM
5. 2026-06-15
   days on market $319,900 Under Contract 24 DOM
6. 2026-06-14
   days on market $319,900 Under Contract 22 DOM
7. 2026-06-13
   days on market $319,900 Under Contract 21 DOM
8. 2026-06-10
   days on market $319,900 Under Contract 19 DOM
9. 2026-06-09
   days on market $319,900 Under Contract 18 DOM
10. 2026-06-08
    days on market $319,900 Under Contract 17 DOM
11. 2026-06-07
    days on market $319,900 Under Contract 16 DOM
12. 2026-06-05
    statusdays on market $319,900 Under Contract 13 DOM
13. 2026-06-03
    price $319,900 Active 11 DOM
14. 2026-06-02
    days on market $329,900 Active 11 DOM
15. 2026-06-01
    days on market $329,900 Active 10 DOM
16. 2026-05-31
    days on market $329,900 Active 9 DOM
17. 2026-05-30
    days on market $329,900 Active 8 DOM
18. 2026-05-22
    status Active
19. 2026-05-12
    status Pending
20. 2026-05-11
    listed $329,900 Active
21. 2026-03-30
    historical $329,900

ⓘ 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: $5,024 · $419/mo
• Projected year-2 tax: $6,143 · $512/mo
• Expected delta: +$1,119/yr (+$93/mo · 22.3%)

ⓘ 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 ≥103°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$17,919
• − Property taxes: −$5,024
• − Insurance: −$1,600
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$9,306
• Taxable loss: −$23,769
• Est. tax savings @ 24.0%: +$5,705
• After-tax cash flow: $-11,570/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: County Of Woodford School
• NCES district ID: 1725770
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $72,248
• Composite: 41.2/100
• National rank: #3540
• State rank: #75 of 620 in IL

Livability — Germantown Hills

• Score: 77/100
• State rank: #158
• US rank: #2935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Germantown Hills, IL
• Population (ZIP): 12,165

Population outlook (Woodford County) Hauer SSP2

• Today (2025): 39,897 people
• By 2030: 40,038 · +0.4%
• By 2040: 39,745 · -0.4%
• By 2050: 38,585 · -3.3%
• By 2075: 34,769 · -12.9%
• By 2100: 27,616 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Slovak 3% Portuguese 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Woodford

• 2024 margin: Solid R (+42.0) · D 28.2% · R 70.3% · Other 1.5%
• 2008→2024 swing: -15.4pp toward R · 2008: -26.6pp · 2024: -42.0pp
• All cycles: 2024: R+42.0 2020: R+40.2 2016: R+41.8 2012: R+39.2 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.15%
• Current HPI: 345.14
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-22 Relisted — RMLSA as Distributed by MLS Grid
• 2026-05-12 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-11 Listed $329,900 RMLSA as Distributed by MLS Grid
• 2026-03-30 Coming Soon $329,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2024): $5,024 · +6.4% YoY. Source: county tax records.