317 Arbor Vitae Dr · Germantown Hills, IL 61548

$319,900

1 bd · 3.0 ba · 1,264 sqft · SingleFamily public records · 10 Days on market

Built 1977 0.38 ac lot

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Why this score? — see what drove the F 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).

• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Cash flow +3.6/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks

* * Coming Soon! * * Welcome to one of Germantown Hills' most sought-after neighborhoods, where tree-lined streets & friendly waves from neighbors aren't just a fantasy. This gorgeous 4BR/3BA bi-level home is about to make a splash, quite literally, thanks to its stunning inground pool complete with a slide. Step inside to discover updated flooring throughout & an incredible remodeled kitchen that practically begs you to become a home chef. Soft-close drawers, quartz countertops & an island breakfast bar create the perfect gathering spot. The informal dining area flows seamlessly through a slider to a 12’x12’ composite deck, blending indoor comfort with outd

Key facts

• Remodeled kitchen
• Tiled family room
• Oversized patio

Tags

• INGROUND POOL
• REMODELED KITCHEN
• COMPOSITE DECK
• TILED FAMILY ROOM
• OVERSIZED PATIO
• MAJOR UPDATES

Property features AI

Finance

• Other: Property zoned RES; Subdivision: Whispering Oaks
• HOA & community: No association fees

Exterior

• Parking: Attached 2-car garage; On-street parking available
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1977
• Construction: Shingle roof
• Exterior features: In-ground pool; Shed(s); Replacement windows; Paved road access; Lot is level to sloped

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Solid surface countertops
• Bedrooms: 4 bedrooms (bedroom sizes vary across main, lower and other levels; some bedrooms have egress windows)
• Flooring: Luxury vinyl plank; Laminate; Carpet; Tile; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Gas water heater; Central air; High-efficiency heating and air conditioning
• Interior features: Cable available; Solid surface counters; Electric fireplace in family room; Has basement
• Laundry & utility: Washer; Dryer; Laundry room located on lower level

What this means for you Summary

Snapshot

• This is a 1-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-953 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (52.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (46.1% below list).
• Recommended offer: $152k (52.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 77/100 on livability (#158 in IL, #2,935 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• County Of Woodford School (town): math 47% / reading 44% proficiency, ranked #75 of 620 in IL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Metamora High School (math 47% / reading 44%, grade D-, #58 of 693 statewide, top 8%, 915 students, 0% FRL).
• Market conditions: 98 active listings in the ZIP; 35 units permitted in Woodford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($2k loan paydown + $16k appreciation (5.2% local appreciation)).
• Woodford County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $151,599 (52.6% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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. 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?
6. 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.
7. 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.
8. 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: 0.54% ✗
• Cap rate: 2.72%
• Cash-on-cash: -12.76%
• DSCR: 0.43
• GRM: 15.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.18×
• Total profit: $15,882
• Equity at exit: $184,196

10-year hold

• IRR: 5.8%
• Equity multiple: 2.11×
• Total profit: $99,447
• Equity at exit: $320,333

Cash invested: $89,572 (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 61548

• Home prices YoY: 1.5%
• Active inventory: 98
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$504 /mo · $6,052/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-953

Break-even live

Break-even rent $2,931

Max offer price $151,599

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $319,900 Coming Soon 10 DOM
2. 2026-06-18
   days on market $319,900 Coming Soon 9 DOM
3. 2026-06-17
   days on market $319,900 Coming Soon 8 DOM
4. 2026-06-16
   days on market $319,900 Coming Soon 7 DOM
5. 2026-06-15
   days on market $319,900 Coming Soon 6 DOM
6. 2026-06-14
   days on market $319,900 Coming Soon 4 DOM
7. 2026-06-13
   days on market $319,900 Coming Soon 3 DOM
8. 2026-06-10
   remarks 675-char remark
9. 2026-06-10
   listed $319,900 Coming Soon 1 DOM

ⓘ 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: $6,052 · $504/mo
• Projected year-2 tax: $6,657 · $555/mo
• Expected delta: +$605/yr (+$50/mo · 10.0%)

ⓘ 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 · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,696
• − Mortgage interest: −$17,919
• − Property taxes: −$6,052
• − Insurance: −$1,600
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$9,306
• Taxable loss: −$17,492
• Est. tax savings @ 24.0%: +$4,198
• After-tax cash flow: $-7,234/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: County Of Woodford School
• NCES district ID: 1725770
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $72,248
• Composite: 41.2/100
• National rank: #3540
• State rank: #75 of 620 in IL

Livability — Germantown Hills

• Score: 77/100
• State rank: #158
• US rank: #2935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Germantown Hills, IL
• Population (ZIP): 12,165

Population outlook (Woodford County) Hauer SSP2

• Today (2025): 39,897 people
• By 2030: 40,038 · +0.4%
• By 2040: 39,745 · -0.4%
• By 2050: 38,585 · -3.3%
• By 2075: 34,769 · -12.9%
• By 2100: 27,616 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Slovak 3% Portuguese 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Woodford

• 2024 margin: Solid R (+42.0) · D 28.2% · R 70.3% · Other 1.5%
• 2008→2024 swing: -15.4pp toward R · 2008: -26.6pp · 2024: -42.0pp
• All cycles: 2024: R+42.0 2020: R+40.2 2016: R+41.8 2012: R+39.2 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.15%
• Current HPI: 345.14
• 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

1 event — show timeline

• 2026-06-09 Coming Soon $319,900 RMLSA as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $6,052 · +9.6% YoY. Source: county tax records.