3 bd · 2.0 ba ·
1,152 sqft ·
Built 2026
· Manufactured
· Active
· 96 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,871/mo
Mortgage (P&I)
−$262
Tax + insurance
−$83
HOA
−$0
Vac / Maint / Mgmt
−$393
Net cashflow
$1,134/mo
Annual
$13,603/yr
Cap rate
33.55%
Cash-on-cash
97.36%
DSCR
5.33
1% rule
3.75%
Cash to close
$13,972
Investor read
This is a 3-bed/2.0-bath manufactured listed at $50k.
At list price, monthly cash flow is $1k ($14k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($2k rent vs $50k).
It's been on market 96 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $45k (9.0% below list) — sets the bar for market timing.
Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
Location reads 70/100 on livability (#371 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, health & safety F.
Argo Chsd 217 (suburban): math 20% / reading 20% proficiency, ranked #423 of 620 in IL (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
Zoned schools: Willow Springs Elem School (math 17% / reading 22%, grade F, #1,054 of 2,056 statewide, top 54%, 399 students, 0% FRL); Argo Community High School (math 20% / reading 20%, grade F, #357 of 693 statewide, top 54%, 1,924 students, 0% FRL).
Market conditions: 42 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.
Cap rate 33.6% vs local median 5.2% in Willow Springs — 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.
Questions for listing agent
It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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.
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.
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.
CashFlowRE · CFR-YC6PA9BP627N8M
· Data 1 week agocashflowre.app · 2026-05-29