19360 Wolf Rd #8 · Mokena, IL 60448

$159,000

2 bd · 1.5 ba · 904 sqft · Condo public records · 76 Days on market

Built 1985 $307/mo HOA · 19% of rent

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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 +9.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SUPERB CONDITION!! That's the best way to describe this Beautiful 3rd floor 2 bedroom Condo. Updated full bath w/new vanity & ceramic tile in last 2 years, updated kitchen & dining area with new flooring. Sliding glass doors lead out to the balcony area. We now have a NEW A/C unit with a 1 yr warranty!! Association dues include: gas, water, exterior & interior common area maintenance, and waste removal. Close to Metra & Shopping! Personal storage unit & parking spaces. (agents see private remarks)

Key facts

• $307 HOA
• Parking
• Built 1985

Property features AI

Finance

• Other: Property not currently leased; Not rebuilt or recently rehabbed
• HOA & community: Condo association fee $307 per month; Pets allowed (cats and dogs allowed; maximum weight listed as 999); Master association not required

Exterior

• Parking: 1 parking space; Asphalt parking, unassigned
• Utilities: Water source: Lake Michigan; Public sewer; Electric with circuit breakers
• Home design: Attached single condo; Entry level: 2
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Building approx. 41–50 years old; Building has 12 units
• Exterior features: Balcony; Common lot area

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eating area / table space
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Three total rooms; School bus service available
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (0.9% below list).
• Recommended offer: $138k (13.0% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 2.9% in Mokena — 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 (#182 in IL, #3,511 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, cost of living D+, amenities F.
• Lincoln Way Chsd 210 (suburban): math 44% / reading 49% proficiency, ranked #60 of 620 in IL (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln-Way Central High School (math 45% / reading 49%, grade D-, #53 of 693 statewide, top 8%, 1,962 students, 0% FRL).
• Market conditions: 85 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 76 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $125k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $138,395 (13.0% 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. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.99% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 8.4

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: -21.4%
• Equity multiple: 0.26×
• Total profit: $-33,009
• Equity at exit: $23,707

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-37,558
• Equity at exit: $13,747

Cash invested: $44,520 (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 60448

• Home prices YoY: -32.0%
• Active inventory: 85
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$154 /mo · $1,846/yr
• Insurance: −$66
• HOA: −$307
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-117

Break-even live

Break-even rent $1,723

Max offer price $138,395

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11212 1st St Unit 4 Mokena, IL	2.0	1.0	900	$1,575	$1.75	3d	1	0.47mi
11212 1st St Unit 4 Mokena, IL	2.0	1.0	900	$1,575	$1.75	3d	1	0.47mi

HOA detail condo

• Monthly dues: $307 · $3,684/yr
• Likely covers: watergas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $159,000 Active 76 DOM
2. 2026-06-17
   days on market $159,000 Active 75 DOM
3. 2026-06-16
   days on market $159,000 Active 74 DOM
4. 2026-06-15
   days on market $159,000 Active 73 DOM
5. 2026-06-13
   days on market $159,000 Active 71 DOM
6. 2026-06-13
   days on market $159,000 Active 70 DOM
7. 2026-06-09
   days on market $159,000 Active 67 DOM
8. 2026-06-08
   days on market $159,000 Active 66 DOM
9. 2026-06-07
   days on market $159,000 Active 65 DOM
10. 2026-06-04
    days on market $159,000 Active 62 DOM
11. 2026-06-03
    days on market $159,000 Active 61 DOM
12. 2026-06-02
    days on market $159,000 Active 60 DOM
13. 2026-06-01
    days on market $159,000 Active 59 DOM
14. 2026-05-31
    days on market $159,000 Active 58 DOM
15. 2026-05-19
    status Active
16. 2026-04-14
    historical Contingent - Continue to Show
17. 2026-04-03
    listed $159,000 Active
18. 2025-11-12
    historical
19. 2025-10-08
    price
20. 2025-08-06
    status Active
21. 2025-06-24
    historical Contingent - Continue to Show
22. 2025-06-24
    status Active
23. 2025-06-14
    historical
24. 2025-05-13
    listed Active
25. 2007-10-02
    soldstatus $125,350 529-char remark

    Show marketing remark (529 chars)

    SUPERB CONDITION!! That's the best way to describe this Beautiful 3rd floor 2 bedroom Condo. Updated full bath w/new vanity & ceramic tile in last 2 years, updated kitchen & dining area with new flooring. Sliding glass doors lead out to the balcony area. We now have a NEW A/C unit with a 1 yr warranty!! Association dues include: gas, water, exterior & interior common area maintenance, and waste removal. Close to Metra & Shopping! Personal storage unit & parking spaces. (agents see private remarks)

26. 2007-08-17
    historical 529-char remark

    Show marketing remark (529 chars)

    SUPERB CONDITION!! That's the best way to describe this Beautiful 3rd floor 2 bedroom Condo. Updated full bath w/new vanity & ceramic tile in last 2 years, updated kitchen & dining area with new flooring. Sliding glass doors lead out to the balcony area. We now have a NEW A/C unit with a 1 yr warranty!! Association dues include: gas, water, exterior & interior common area maintenance, and waste removal. Close to Metra & Shopping! Personal storage unit & parking spaces. (agents see private remarks)

27. 2007-04-12
    listed $125,900 529-char remark

    Show marketing remark (529 chars)

    SUPERB CONDITION!! That's the best way to describe this Beautiful 3rd floor 2 bedroom Condo. Updated full bath w/new vanity & ceramic tile in last 2 years, updated kitchen & dining area with new flooring. Sliding glass doors lead out to the balcony area. We now have a NEW A/C unit with a 1 yr warranty!! Association dues include: gas, water, exterior & interior common area maintenance, and waste removal. Close to Metra & Shopping! Personal storage unit & parking spaces. (agents see private remarks)

28. 2006-05-08
    soldstatus $114,000

ⓘ 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: $1,846 · $154/mo
• Projected year-2 tax: $2,728 · $227/mo
• Expected delta: +$882/yr (+$73/mo · 47.8%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,900
• − Mortgage interest: −$8,906
• − Property taxes: −$1,846
• − Insurance: −$795
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − HOA: −$3,684
• − Depreciation: −$4,625
• Taxable loss: −$3,981
• Est. tax savings @ 24.0%: +$955
• After-tax cash flow: $-444/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: Lincoln Way Chsd 210
• NCES district ID: 1723070
• Math proficiency: 44% ▼ -13.00%
• Reading proficiency: 49% ▼ -9.00%
• Median HH income: $86,879
• Composite: 43.4/100
• National rank: #3019
• State rank: #60 of 620 in IL

Livability — Mokena

• Score: 76/100
• State rank: #182
• US rank: #3511

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mokena, IL
• Population (ZIP): 24,630

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: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 7% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 19% Iranian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 1%

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: ▼ -102.75%
• Current HPI: 218.1916
• 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

+39.5% since first listed

14 events — show timeline

• 2026-05-19 Relisted — MRED as Distributed by MLS Grid
• 2026-04-14 Contingent — MRED as Distributed by MLS Grid
• 2026-04-03 Listed $159,000 MRED as Distributed by MLS Grid
• 2025-11-12 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-08 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-06 Relisted — MRED as Distributed by MLS Grid
• 2025-06-24 Contingent — MRED as Distributed by MLS Grid
• 2025-06-24 Relisted — MRED as Distributed by MLS Grid
• 2025-06-14 Listing Removed — MRED as Distributed by MLS Grid
• 2025-05-13 Listed — MRED as Distributed by MLS Grid
• 2007-10-02 Sold (MLS) $125,350 MRED as Distributed by MLS Grid
• 2007-08-17 Listing Removed — MRED as Distributed by MLS Grid
• 2007-04-12 Listed $125,900 MRED as Distributed by MLS Grid
• 2006-05-08 Sold (Public Records) $114,000 Public Records

Property tax history

-0.9%/yr

Latest (2024): $1,846 · +9.1% YoY. Source: county tax records.