The Raven : Build On Your Lot Plan · Flossmoor, IL 60422

$372,450

3 bd · 1.0 ba · 2,672 sqft · SingleFamily · 138 Days on market

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the Charm of a Modern Ranch Home. Explore the charm and efficiency of this spacious 1,910-square-foot ranch home, featuring three bedrooms and a full basement. The contemporary exterior, accentuated by stone and brick details, creates a welcoming ambiance from the moment you arrive. Inside, the open-concept design seamlessly integrates the kitchen, living, and dining areas, offering an inviting space perfect for everyday living and entertaining. Sliding doors from the living room lead to an outdoor area, enhancing the home's indoor-outdoor flow and providing a wonderful setting for gatherings. For privacy, each bedroom is thoughtfully positioned in separate corners of the home. The

Key facts

• Open-concept design
• Indoor-outdoor flow
• Modern ranch home

Tags

• MODERN RANCH HOME
• FULL BASEMENT
• OPEN-CONCEPT DESIGN
• OUTDOOR AREA
• INDOOR-OUTDOOR FLOW
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price $372,450

Exterior

• Utilities: Has heating; Has cooling
• Home design: The Raven — build-on-your-lot plan; Single-family home (plan)
• Construction: New construction plan (2026); Living area approximately 2672
• Exterior features: Metal roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Other heating; Wall unit(s) cooling
• Interior features: Open plan (based on plan listing)

🏗️ New construction. The $372,450 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $363,392.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $372k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $372k).
• Recommended offer: $328k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.3% in Flossmoor — 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 80/100 on livability (#107 in IL, #1,718 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, schools B+; Watch: cost of living D, amenities F.
• Homewood Flossmoor Chsd 233 (suburban): math 21% / reading 27% proficiency, ranked #272 of 620 in IL (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 95 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($328k) is reasonable based on typical stale-listing flexibility.

Recommended offer $327,756 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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. 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: 1.10% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $363,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3043 Bonnie Brae	0.34mi	4/2.5 (+1)	2,800 (+5%)	8mo	$365,000	$130	59
3000 Lawrence Cres	0.47mi	3/2.5	2,725 (+2%)	16mo	$350,000	$128	56
1516 Scott Cres	0.65mi	4/2.5 (+1)	2,693 (+1%)	10mo	$399,999	$149	49
1344 Heather Hill Cres	0.51mi	4/2.5 (+1)	2,419 (-10%)	8mo	$389,900	$161	43
1421 Berry Ln	0.68mi	4/2.5 (+1)	2,478 (-7%)	2mo	$324,999	$131	43
3026 Macfarlane	0.68mi	3/2.5	2,500 (-6%)	11mo	$375,000	$150	42
3006 Polly Ln	0.51mi	4/2.5 (+1)	3,000 (+12%)	3mo	$395,000	$132	42
1426 Douglas Ave	0.71mi	4/2.5 (+1)	2,700 (+1%)	15mo	$368,000	$136	42
1402 Berry Ln	0.69mi	4/2.5 (+1)	2,958 (+11%)	2mo	$514,800	$174	37
3809 Ballantrae Way	0.62mi	4/3.5 (+1)	2,842 (+6%)	12mo	$550,000	$194	35
3018 Bonnie Brae Cres	0.40mi	4/2.5 (+1)	3,048 (+14%)	19mo	$384,000	$126	31
20234 Wilderness Trl	0.65mi	3/3.5	3,000 (+12%)	18mo	$341,500	$114	25

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-17,510
• Equity at exit: $54,183

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $38,197
• Equity at exit: $31,419

Cash invested: $101,750 (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 60422

• Home prices YoY: -26.3%
• Active inventory: 95
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,906
• Tax est. 1.5%: −$454 /mo · $5,451/yr
• Insurance: −$151
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $649

Break-even live

Break-even rent $3,179

Max offer price $363,392

Occupancy floor 79%

Sensitivity live

Price	-10% $900	-5% $774	+0% $649	+5% $523	+10% $398
Rent	-10% $333	-5% $491	+0% $649	+5% $807	+10% $965
Rate	-1.0pp $832	-0.5pp $741	base $649	+0.5pp $555	+1.0pp $459

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: $90,848
• Closing costs: $10,902
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1337 Lawrence Cres Flossmoor, IL	4.0	2.0	2264	$4,000	$1.77	4d	1	0.94mi

Listing history 14 events

1. 2026-06-21
   days on market $372,450 Active 138 DOM
2. 2026-06-18
   days on market $372,450 Active 135 DOM
3. 2026-06-17
   days on market $372,450 Active 134 DOM
4. 2026-06-16
   days on market $372,450 Active 133 DOM
5. 2026-06-15
   days on market $372,450 Active 132 DOM
6. 2026-06-13
   days on market $372,450 Active 130 DOM
7. 2026-06-09
   days on market $372,450 Active 126 DOM
8. 2026-06-08
   days on market $372,450 Active 125 DOM
9. 2026-06-07
   days on market $372,450 Active 124 DOM
10. 2026-06-04
    days on market $372,450 Active 121 DOM
11. 2026-06-03
    days on market $372,450 Active 120 DOM
12. 2026-06-02
    days on market $372,450 Active 119 DOM
13. 2026-06-01
    days on market $372,450 Active 118 DOM
14. 2026-05-31
    days on market $372,450 Active 117 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$20,356
• − Property taxes: −$5,451
• − Insurance: −$1,817
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$10,571
• Taxable income: $2,125
• Est. tax owed @ 24.0%: −$510
• After-tax cash flow: $7,274/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: Homewood Flossmoor Chsd 233
• NCES district ID: 1719560
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 27% ▼ -13.00%
• Median HH income: $83,564
• Composite: 24.42/100
• National rank: #7681
• State rank: #272 of 620 in IL

Livability — Flossmoor

• Score: 80/100
• State rank: #107
• US rank: #1718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flossmoor, IL
• City population: 9,885
• Population (ZIP): 9,885

Population outlook (Cook County) Hauer SSP2

• Today (2025): 5,347,519 people
• By 2030: 5,357,703 · +0.2%
• By 2040: 5,324,924 · -0.4%
• By 2050: 5,230,762 · -2.2%
• By 2075: 4,785,735 · -10.5%
• By 2100: 4,188,836 · -21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 28% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Common ancestry: Iranian 3% Romanian 3% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Cook

• 2024 margin: Solid D (+42.0) · D 70.4% · R 28.4% · Other 1.2%
• 2008→2024 swing: -11.4pp toward R · 2008: 53.4pp · 2024: 42.0pp
• All cycles: 2024: D+42.0 2020: D+50.3 2016: D+53.0 2012: D+49.4 2008: D+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.78%
• Current HPI: 189.5534
• 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