28432 S Route 45 · Andres, IL 60468

$135,000

3 bd · 1.0 ba · 1,400 sqft · Other · 101 Days on market

Built 1918 8,276 sqft lot

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1,400 sq. ft. two-story home is packed with tons of potential and is a fantastic opportunity for anyone looking to build quick equity. Whether you're a DIY enthusiast or searching for your next profitable rental property, the bones are here to make it happen. The home features a functional 3-bedroom layout and a basement suited for storage. The mechanicals are already ahead of the curve with an updated electrical panel recently installed. Outside, you'll find a nice detached garage with convenient access to park in the back alley. This is a straightforward refresh: throw some carpet in and install mini-splits or a boiler, and you are ready to go! Located in the desirable Peotone School District 207U, this property is a high-potential project in a great location.

Key facts

• Detached garage
• 8,276 sq ft lot
• 2 garage spots

Tags

• DETACHED GARAGE
• UPDATED ELECTRICAL PANEL
• PEOTONE SCHOOL DISTRICT 207U

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Peotone CUSD 207U (town): math 27% / reading 42% proficiency, ranked #350 of 919 in IL (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 29 active listings in the ZIP; 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 $933 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $80k; list at $135k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.22% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.44%
• DSCR: 1.51
• GRM: 6.8

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,109
• Equity at exit: $20,129

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $30,641
• Equity at exit: $11,672

Cash invested: $37,800 (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 60468

• Active inventory: 29
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,644 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$174 /mo · $2,093/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $360

Break-even live

Break-even rent $1,188

Max offer price $135,000

Occupancy floor 73%

Sensitivity live

Price	-10% $437	-5% $399	+0% $360	+5% $322	+10% $284
Rent	-10% $231	-5% $295	+0% $360	+5% $425	+10% $490
Rate	-1.0pp $428	-0.5pp $395	base $360	+0.5pp $325	+1.0pp $290

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-04
   days on market $135,000 Active 101 DOM
2. 2026-06-03
   days on market $135,000 Active 100 DOM
3. 2026-06-02
   days on market $135,000 Active 99 DOM
4. 2026-06-01
   days on market $135,000 Active 98 DOM
5. 2026-05-31
   days on market $135,000 Active 97 DOM
6. 2026-02-23
   listed $135,000 Active 791-char remark

   Show marketing remark (791 chars)

   This 1,400 sq. ft. two-story home is packed with tons of potential and is a fantastic opportunity for anyone looking to build quick equity. Whether you're a DIY enthusiast or searching for your next profitable rental property, the bones are here to make it happen. The home features a functional 3-bedroom layout and a basement suited for storage. The mechanicals are already ahead of the curve with an updated electrical panel recently installed. Outside, you'll find a nice detached garage with convenient access to park in the back alley. This is a straightforward refresh: throw some carpet in and install mini-splits or a boiler, and you are ready to go! Located in the desirable Peotone School District 207U, this property is a high-potential project in a great location.

7. 2017-03-09
   soldstatus $80,000
8. 2017-03-02
   soldstatus $80,000 Closed Sale 341-char remark

   Show marketing remark (341 chars)

   Very quaint and cozy home that has been very well maintained by owners! This is ideal as a starter home or even for several families, since the same owners are selling the house right next door! Many opportunities with this property. This 3 bedroom, 1 bath, full basement shows some true history! Motivated sellers will entertain all offers!

9. 2016-12-28
   status Contingent (Do Not Show) 341-char remark

   Show marketing remark (341 chars)

   Very quaint and cozy home that has been very well maintained by owners! This is ideal as a starter home or even for several families, since the same owners are selling the house right next door! Many opportunities with this property. This 3 bedroom, 1 bath, full basement shows some true history! Motivated sellers will entertain all offers!

10. 2016-12-06
    price $85,000 341-char remark

    Show marketing remark (341 chars)

    Very quaint and cozy home that has been very well maintained by owners! This is ideal as a starter home or even for several families, since the same owners are selling the house right next door! Many opportunities with this property. This 3 bedroom, 1 bath, full basement shows some true history! Motivated sellers will entertain all offers!

11. 2016-11-22
    price $90,000 341-char remark

    Show marketing remark (341 chars)

    Very quaint and cozy home that has been very well maintained by owners! This is ideal as a starter home or even for several families, since the same owners are selling the house right next door! Many opportunities with this property. This 3 bedroom, 1 bath, full basement shows some true history! Motivated sellers will entertain all offers!

12. 2016-10-29
    price $95,000 341-char remark

    Show marketing remark (341 chars)

    Very quaint and cozy home that has been very well maintained by owners! This is ideal as a starter home or even for several families, since the same owners are selling the house right next door! Many opportunities with this property. This 3 bedroom, 1 bath, full basement shows some true history! Motivated sellers will entertain all offers!

13. 2016-09-30
    listed $99,000 New 341-char remark

    Show marketing remark (341 chars)

    Very quaint and cozy home that has been very well maintained by owners! This is ideal as a starter home or even for several families, since the same owners are selling the house right next door! Many opportunities with this property. This 3 bedroom, 1 bath, full basement shows some true history! Motivated sellers will entertain all offers!

14. 2015-12-31
    historical
15. 2015-09-09
    listed New
16. 2015-09-01
    historical
17. 2015-08-15
    price
18. 2015-07-14
    price
19. 2015-06-23
    price
20. 2015-04-30
    price
21. 2015-03-31
    price
22. 2015-02-25
    price
23. 2014-11-14
    price
24. 2014-08-14
    price Price Change
25. 2014-07-14
    listed New

ⓘ 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: $2,093 · $174/mo
• Projected year-2 tax: $2,579 · $215/mo
• Expected delta: +$486/yr (+$40/mo · 23.2%)

ⓘ 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 · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,733
• − Mortgage interest: −$7,562
• − Property taxes: −$2,093
• − Insurance: −$675
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$3,927
• Taxable income: $2,318
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $3,769/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: Peotone CUSD 207U
• NCES district ID: 1731290
• Math proficiency: 27% ▼ -3.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $78,756
• Composite: 35.3/100
• National rank: #9823
• State rank: #350 of 919 in IL

Livability — Andres

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Andres, IL
• Population (ZIP): 5,848

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 8% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 12% Iranian 5% Portuguese 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 92% English-only · Spanish 6% Chinese 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: ▼ -107.22%
• Current HPI: 193.6538
• 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

+36.4% since first listed

20 events — show timeline

• 2026-02-23 Listed $135,000 MRED as Distributed by MLS Grid
• 2017-03-09 Sold (Public Records) $80,000 Public Records
• 2017-03-02 Sold (MLS) $80,000 MRED as Distributed by MLS Grid
• 2016-12-28 Pending — MRED as Distributed by MLS Grid
• 2016-12-06 Price Changed $85,000 MRED as Distributed by MLS Grid
• 2016-11-22 Price Changed $90,000 MRED as Distributed by MLS Grid
• 2016-10-29 Price Changed $95,000 MRED as Distributed by MLS Grid
• 2016-09-30 Listed $99,000 MRED as Distributed by MLS Grid
• 2015-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2015-09-09 Listed — MRED as Distributed by MLS Grid
• 2015-09-01 Listing Removed — MRED as Distributed by MLS Grid
• 2015-08-15 Price Changed — MRED as Distributed by MLS Grid
• 2015-07-14 Price Changed — MRED as Distributed by MLS Grid
• 2015-06-23 Price Changed — MRED as Distributed by MLS Grid
• 2015-04-30 Price Changed — MRED as Distributed by MLS Grid
• 2015-03-31 Price Changed — MRED as Distributed by MLS Grid
• 2015-02-25 Price Changed — MRED as Distributed by MLS Grid
• 2014-11-14 Price Changed — MRED as Distributed by MLS Grid
• 2014-08-14 Price Changed — MRED as Distributed by MLS Grid
• 2014-07-14 Listed — MRED as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2024): $2,093 · +3.6% YoY. Source: county tax records.