10021 Cambridge Ct · Mokena, IL 60448

$335,000

3 bd · 2.5 ba · 1,752 sqft · Townhouse public records · 3 Days on market

Built 1993 2,196 sqft lot Est $286k · 17% over $270/mo HOA · 8% 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 +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

HOT END-UNIT in sought-after Cambridge Place - don't miss this one! This spacious 2-story townhouse lives large with 1,752 sq. ft. , 3 bedrooms plus a loft, and a highly desirable open layout filled with natural light. The bright, inviting living room features a cozy gas fireplace, perfect for everyday living and entertaining. The kitchen offers abundant cabinetry, laminate flooring, a sunny eating area with bay window, plus whole-house and under-sink reverse osmosis filtration. Upstairs you'll find 3 bedrooms, a flexible loft ideal for a home office, workout space, or den, and convenient second-floor laundry. Enjoy a private entrance, attached 2-car garage, and low-maintenance living with

Key facts

• End unit
• Gas fireplace
• Flexible loft

Tags

• END UNIT
• OPEN LAYOUT
• GAS FIREPLACE
• ABUNDANT CABINETRY
• REVERSE OSMOSIS FILTRATION
• FLEXIBLE LOFT

Property features AI

Finance

• Other: Building contains 4 units; Not rebuilt or rehabbed; not built before 1978
• HOA & community: Monthly association fee of $270; HOA covers insurance, exterior maintenance, lawn care, and snow removal; Pets allowed (cats and dogs; number limits apply)

Exterior

• Parking: Attached garage with door opener; Two parking spaces (includes 2 garage spaces)
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Attached single property — 2-story townhouse; Entry level is 1; Fee simple ownership with homeowners association
• Construction: Built approximately 31–40 years ago; Vinyl siding with brick accents; Asphalt roof; Concrete perimeter foundation
• Exterior features: End unit townhouse; Subdivision: Cambridge Place; Lot dimensions approximately 61 x 36; School bus service and commuter transit access

Interior

• Kitchen: Range / Gas oven; Microwave; Dishwasher; Refrigerator; Garbage disposal; Bay window and blinds in the kitchen
• Bedrooms: Master bedroom on the second level (16 x 11) with blinds and carpet; Second bedroom on the second level (20 x 13) with blinds and carpet; Additional bedrooms/loft space available (loft 15 x 10)
• Flooring: Carpet in main living areas and bedrooms; Wood laminate in kitchen and eating area; Vinyl flooring in laundry
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Seven total rooms; Gas log fireplace in the living room; Ceiling fan(s); CO detectors
• Laundry & utility: In-unit laundry with washer hookup (upper level) and dryer included; Laundry room on the main level (7 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $335k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Cap rate 7.9% 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.
• Market conditions: 85 active listings in the ZIP; 1 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 $2k of loan paydown is wiped out by about $10k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $335,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $285,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10015 Cambridge Dr	0.02mi	3/1.5	1,752 (0%)	6mo	$329,000	$188	90
9885 Cambridge Ct Unit B	0.16mi	3/1.5	1,752 (0%)	2mo	$344,000	$196	87
9867 Cambridge Ct Unit B	0.19mi	3/1.5	1,752 (0%)	1mo	$315,000	$180	86
10111 Cambridge Dr Unit Court-G	0.11mi	2/1.5 (-1)	1,752 (0%)	6mo	$285,000	$163	81
9967 Cambridge Ct Unit D	0.09mi	3/1.5	1,864 (+6%)	2mo	$336,000	$180	79
10291 Cambridge Dr	0.36mi	2/2.0 (-1)	1,752 (0%)	1mo	$280,000	$160	75
10121 Cambridge Ct Unit G	0.12mi	3/2.0	1,921 (+10%)	2mo	$330,000	$172	75
19895 Lakeview Way #1	0.42mi	2/1.5 (-1)	1,752 (0%)	1mo	$270,000	$154	71
10119 Cambridge Dr	0.13mi	2/2.0 (-1)	1,921 (+10%)	8mo	$255,000	$133	64
9756 Cambridge Cir	0.36mi	2/2.0 (-1)	1,921 (+10%)	1mo	$274,500	$143	59
19778 Chelsea Pl	0.38mi	2/2.0 (-1)	1,921 (+10%)	6mo	$285,000	$148	54
19415 Manchester Dr #0	0.65mi	2/2.0 (-1)	1,884 (+8%)	2mo	$280,000	$149	48

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

Projected returns pro-forma

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

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-25,527
• Equity at exit: $49,950

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $14,947
• Equity at exit: $28,965

Cash invested: $93,800 (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 60448

• Home prices YoY: -32.0%
• Active inventory: 85
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$148 /mo · $1,775/yr
• Insurance: −$140
• HOA: −$270
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $451

Break-even live

Break-even rent $2,929

Max offer price $335,000

Occupancy floor 82%

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9407 Elm Ave Mokena, IL	3.0	1.5	1400	$3,500	$2.50	5d	1	0.93mi

HOA detail

• Monthly dues: $270 · $3,240/yr
• Likely covers: gas

Listing history 15 events

1. 2026-06-18
   days on market $335,000 Active 3 DOM
2. 2026-06-17
   days on market $335,000 Active 2 DOM
3. 2026-06-16
   pricedays on marketlisting id $335,000 Active 1 DOM
4. 2026-06-09
   days on market $319,000 Active 42 DOM
5. 2026-06-08
   days on market $319,000 Active 41 DOM
6. 2026-06-07
   days on market $319,000 Active 40 DOM
7. 2026-06-04
   pricestatusdays on market $319,000 Active 37 DOM
8. 2026-06-03
   days on market $315,000 Contingent - Continue to Show 36 DOM
9. 2026-06-02
   days on market $315,000 Contingent - Continue to Show 35 DOM
10. 2026-06-01
    days on market $315,000 Contingent - Continue to Show 34 DOM
11. 2026-05-31
    days on market $315,000 Contingent - Continue to Show 33 DOM
12. 2026-05-09
    historical Contingent - Continue to Show
13. 2026-04-28
    listed $315,000 Active
14. 2024-09-03
    soldstatus $295,000
15. 1996-06-17
    soldstatus $137,500

ⓘ 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: $1,775 · $148/mo
• Projected year-2 tax: $4,690 · $391/mo
• Expected delta: +$2,915/yr (+$243/mo · 164.2%)

ⓘ 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 ≥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: $42,000
• − Mortgage interest: −$18,765
• − Property taxes: −$1,775
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − HOA: −$3,240
• − Depreciation: −$9,745
• Taxable income: $79
• Est. tax owed @ 24.0%: −$19
• After-tax cash flow: $5,389/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

+129.1% since first listed

4 events — show timeline

• 2026-05-09 Contingent — MRED as Distributed by MLS Grid
• 2026-04-28 Listed $315,000 MRED as Distributed by MLS Grid
• 2024-09-03 Sold (Public Records) $295,000 Public Records
• 1996-06-17 Sold (Public Records) $137,500 Public Records

Property tax history

-2.1%/yr

Latest (2024): $1,775 · -37.6% YoY. Source: county tax records.