2015 S Finley Rd #302 · Lombard, IL 60148

$175,000

2 bd · 2.0 ba · 1,092 sqft · Condo public records · 11 Days on market

Built 1975 $612/mo HOA · 26% 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 +12.3/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS SHARP IMMACULATE 2 BEDROOM, 2 BATH 3RD FLOOR CONDO . CONVENIENT END UNIT. FULLY APPLIANCED KITCHEN W/2YR OLD REFRIGERATOR & OPEN BREAKFAST BAR OVERLOOKING DINING ROOM & LIVING ROOM. NORTH VIEW SLIDING GLASS DOORS WITH BALCONY OVERLOOKING GOLD COURSE. ELEVATOR BUILDING, LAUNDRY ON 8TH & 9TH FLOORS. NEAR YORKTOWN, I-355 & I-88. TASTEFULLY DECORATED - SHOW WITH CONFIDENCE!

Key facts

• Outdoor pool
• Theater
• Fitness center

Tags

• BALCONY ACCESS
• UPDATED FLOORING
• LARGE WALK-IN CLOSET
• OUTDOOR POOL
• FITNESS CENTER
• THEATER

Property features AI

Finance

• Other: Building contains 151 units
• Financial info: Special service area not applicable
• HOA & community: Monthly association fee of $612; Association fee covers insurance, TV/cable, clubhouse, exercise facilities, pool, exterior maintenance, lawn care, trash (scavenger) and snow removal; On-site community amenities include bike room/trails, coin laundry, exercise room, storage, on-site manager/engineer, party room and pool; Manager off-site for property management; Pets allowed (cats OK)

Exterior

• Parking: One parking space
• Utilities: Water from Lake Michigan; Public sewer
• Home design: Third-floor entry level; Attached single property in a condominium community
• Construction: Built 51–60 years ago; Brick and concrete construction; Asphalt roof; Built before 1978
• Exterior features: Common lot; Lake Michigan water source; Public sewer

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eating area / breakfast bar
• Bedrooms: Master bedroom (third level) with an adjoining full bath; Second bedroom (third level), 12 x 10, carpeted; Additional bedrooms present
• Flooring: Carpet throughout main living areas and bedrooms
• Bathrooms: Two full bathrooms; Separate shower
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Five total rooms; Dining area combined with living room in an L-shaped layout
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-32 ($-382/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (3.2% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $169k (3.2% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 3.7% in Lombard — 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 72/100 on livability (#314 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: cost of living C-, health & safety D+, amenities F.
• Glenbard Twp Hsd 87 (suburban): math 38% / reading 40% proficiency, ranked #126 of 620 in IL (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Manor Hill Elem School (math 54% / reading 44%, grade D, #182 of 2,056 statewide, top 10%, 244 students, 0% FRL); Glenn Westlake Middle School (math 37% / reading 37%, grade F, #167 of 665 statewide, top 27%, 967 students, 0% FRL); Glenbard East High School (math 30% / reading 31%, grade F, #175 of 693 statewide, top 26%, 2,275 students, 0% FRL).
• Market conditions: Rents flat; 138 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,378 units permitted in DuPage County in 2024 (594 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $175k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $169,376 (3.2% 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 6.07%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.29×
• Total profit: $-34,696
• Equity at exit: $26,093

10-year hold

• IRR: -23.6%
• Equity multiple: -0.02×
• Total profit: $-49,741
• Equity at exit: $15,131

Cash invested: $49,000 (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 60148

• Rents YoY: 0.9%
• Active inventory: 138
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,344 high
• Mortgage (P&I): −$918
• Tax from tax record: −$281 /mo · $3,371/yr
• Insurance: −$73
• HOA: −$612
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-32

Break-even live

Break-even rent $2,384

Max offer price $169,376

Occupancy floor 96%

Sensitivity live

Price	-10% $67	-5% $18	+0% $-32	+5% $-81	+10% $-131
Rent	-10% $-217	-5% $-124	+0% $-32	+5% $61	+10% $153
Rate	-1.0pp $56	-0.5pp $13	base $-32	+0.5pp $-77	+1.0pp $-123

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2015 S Finley Rd #408 Lombard, IL	1.0	1.0	720	$1,600	$2.22	26d	1	0.03mi
2101 S Finley Rd Lombard, IL	1.0–2.0	1.0–2.0	843	$2,569	$3.05	1d	12	0.16mi
450 Woodmoor Dr Lombard, IL	2.0	1.0–2.0	953	$3,194	$3.35	0d	16	0.19mi
268 Gazebo Ln #38 Lombard, IL	2.0	1.5	917	$2,295	$2.50	1d	1	0.24mi
268 Gazebo Ln #38 Lombard, IL	2.0	1.5	917	$2,295	$2.50	22d	1	0.24mi
830 Foxworth Blvd Lombard, IL	1.0–3.0	1.0–2.0	929	$1,993	$2.15	0d	64	0.43mi
1000 Hunter St Lombard, IL	3.0	2.0	1146	$2,950	$2.57	6d	1	0.57mi
1301 S Finley Rd #418 Lombard, IL	2.0	1.5	1137	$1,500	$1.32	6d	1	0.65mi
2001 S Highland Ave Lombard, IL	2.0	2.0	740	$1,750	$2.36	9d	1	0.68mi
2211 S Highland Ave Unit 4B Lombard, IL	3.0	2.0	1430	$2,600	$1.82	26d	1	0.73mi
1300 S Finley Rd Lombard, IL	1.0–3.0	1.0–2.0	1080	$2,264	$2.10	1d	10	0.76mi
2720 S Highland Ave Lombard, IL	1.0–3.0	1.0–2.0	1060	$2,617	$2.47	0d	20	0.78mi
2233 S Highland Ave Lombard, IL	2.0	1.0–2.0	858	$2,561	$2.98	0d	47	0.79mi
2211 S Stewart Ave Unit 4D Lombard, IL	2.0	2.0	1235	$2,300	$1.86	17d	1	0.82mi
2211 S Stewart Ave Unit 3B Lombard, IL	3.0	2.0	1430	$2,525	$1.77	26d	1	0.82mi
2760 S Highland Ave Lombard, IL	1.0–2.0	1.0–2.0	1056	$3,234	$3.06	0d	9	0.84mi
2845 Easton St Downers Grove, IL	2.0	1.0–2.5	1121	$3,744	$3.34	0d	24	0.93mi
1250 Old Bond Ct Unit 12301D Glen Ellyn, IL	2.0	1.0	900	$1,850	$2.06	26d	1	0.95mi
1250 Old Bond Ct Unit 12501C Glen Ellyn, IL	1.0	1.0	748	$1,650	$2.21	7d	1	0.95mi
95 Yorktown Shopping Ctr Lombard, IL	1.0–3.0	1.0–2.0	1107	$3,125	$2.82	0d	140	0.96mi
25 Briar St Glen Ellyn, IL	1.0–2.0	1.0	798	$1,805	$2.26	3d	10	1.05mi
1504 S Fairfield Ave Unit 25C Lombard, IL	2.0	1.0	940	$1,800	$1.91	26d	1	1.07mi
55 Yorktown Shopping Ctr Lombard, IL	1.0–2.0	1.0–2.5	966	$3,613	$3.74	0d	4	1.07mi
50 Yorktown Shopping Ctr Lombard, IL	1.0–2.0	1.0–2.0	1300	$3,696	$2.84	0d	23	1.07mi
50 Yorktown Shopping Ctr Unit 469 Lombard, IL	1.0	1.0	888	$2,474	$2.79	1d	1	1.07mi

HOA detail condo

• Monthly dues: $612 · $7,344/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $175,000 Active 11 DOM
2. 2026-06-18
   days on market $175,000 Active 8 DOM
3. 2026-06-17
   days on market $175,000 Active 7 DOM
4. 2026-06-16
   days on market $175,000 Active 6 DOM
5. 2026-06-15
   days on market $175,000 Active 5 DOM
6. 2026-06-13
   days on market $175,000 Active 3 DOM
7. 2026-06-13
   pricedays on marketlisting id $175,000 Active 2 DOM
8. 2026-06-09
   days on market $200,000 Active 26 DOM
9. 2026-06-08
   days on market $200,000 Active 25 DOM
10. 2026-06-07
    days on market $200,000 Active 24 DOM
11. 2026-06-04
    days on market $200,000 Active 21 DOM
12. 2026-06-03
    days on market $200,000 Active 20 DOM
13. 2026-06-02
    days on market $200,000 Active 19 DOM
14. 2026-06-01
    days on market $200,000 Active 18 DOM
15. 2026-05-31
    days on market $200,000 Active 17 DOM
16. 2026-05-14
    listed $200,000 Active
17. 2012-06-07
    soldstatus $95,000
18. 2012-05-25
    soldstatus $95,000 Closed Sale 397-char remark

    Show marketing remark (397 chars)

    SPACIOUS SHARP IMMACULATE 2 BEDROOM, 2 BATH 3RD FLOOR CONDO . CONVENIENT END UNIT. FULLY APPLIANCED KITCHEN W/2YR OLD REFRIGERATOR & OPEN BREAKFAST BAR OVERLOOKING DINING ROOM & LIVING ROOM. NORTH VIEW SLIDING GLASS DOORS WITH BALCONY OVERLOOKING GOLD COURSE. ELEVATOR BUILDING, LAUNDRY ON 8TH & 9TH FLOORS. NEAR YORKTOWN, I-355 & I-88. TASTEFULLY DECORATED - SHOW WITH CONFIDENCE!

19. 2012-04-19
    historical Contingent 397-char remark

    Show marketing remark (397 chars)

    SPACIOUS SHARP IMMACULATE 2 BEDROOM, 2 BATH 3RD FLOOR CONDO . CONVENIENT END UNIT. FULLY APPLIANCED KITCHEN W/2YR OLD REFRIGERATOR & OPEN BREAKFAST BAR OVERLOOKING DINING ROOM & LIVING ROOM. NORTH VIEW SLIDING GLASS DOORS WITH BALCONY OVERLOOKING GOLD COURSE. ELEVATOR BUILDING, LAUNDRY ON 8TH & 9TH FLOORS. NEAR YORKTOWN, I-355 & I-88. TASTEFULLY DECORATED - SHOW WITH CONFIDENCE!

20. 2012-03-15
    price $105,900 Price Change 397-char remark

    Show marketing remark (397 chars)

    SPACIOUS SHARP IMMACULATE 2 BEDROOM, 2 BATH 3RD FLOOR CONDO . CONVENIENT END UNIT. FULLY APPLIANCED KITCHEN W/2YR OLD REFRIGERATOR & OPEN BREAKFAST BAR OVERLOOKING DINING ROOM & LIVING ROOM. NORTH VIEW SLIDING GLASS DOORS WITH BALCONY OVERLOOKING GOLD COURSE. ELEVATOR BUILDING, LAUNDRY ON 8TH & 9TH FLOORS. NEAR YORKTOWN, I-355 & I-88. TASTEFULLY DECORATED - SHOW WITH CONFIDENCE!

21. 2011-10-21
    price $107,900 Price Change 397-char remark

    Show marketing remark (397 chars)

    SPACIOUS SHARP IMMACULATE 2 BEDROOM, 2 BATH 3RD FLOOR CONDO . CONVENIENT END UNIT. FULLY APPLIANCED KITCHEN W/2YR OLD REFRIGERATOR & OPEN BREAKFAST BAR OVERLOOKING DINING ROOM & LIVING ROOM. NORTH VIEW SLIDING GLASS DOORS WITH BALCONY OVERLOOKING GOLD COURSE. ELEVATOR BUILDING, LAUNDRY ON 8TH & 9TH FLOORS. NEAR YORKTOWN, I-355 & I-88. TASTEFULLY DECORATED - SHOW WITH CONFIDENCE!

22. 2011-08-18
    price $110,000 Price Change 397-char remark

    Show marketing remark (397 chars)

    SPACIOUS SHARP IMMACULATE 2 BEDROOM, 2 BATH 3RD FLOOR CONDO . CONVENIENT END UNIT. FULLY APPLIANCED KITCHEN W/2YR OLD REFRIGERATOR & OPEN BREAKFAST BAR OVERLOOKING DINING ROOM & LIVING ROOM. NORTH VIEW SLIDING GLASS DOORS WITH BALCONY OVERLOOKING GOLD COURSE. ELEVATOR BUILDING, LAUNDRY ON 8TH & 9TH FLOORS. NEAR YORKTOWN, I-355 & I-88. TASTEFULLY DECORATED - SHOW WITH CONFIDENCE!

23. 2011-05-23
    price $124,900 Price Change 397-char remark

    Show marketing remark (397 chars)

    SPACIOUS SHARP IMMACULATE 2 BEDROOM, 2 BATH 3RD FLOOR CONDO . CONVENIENT END UNIT. FULLY APPLIANCED KITCHEN W/2YR OLD REFRIGERATOR & OPEN BREAKFAST BAR OVERLOOKING DINING ROOM & LIVING ROOM. NORTH VIEW SLIDING GLASS DOORS WITH BALCONY OVERLOOKING GOLD COURSE. ELEVATOR BUILDING, LAUNDRY ON 8TH & 9TH FLOORS. NEAR YORKTOWN, I-355 & I-88. TASTEFULLY DECORATED - SHOW WITH CONFIDENCE!

24. 2011-05-04
    listed $134,900 New 397-char remark

    Show marketing remark (397 chars)

    SPACIOUS SHARP IMMACULATE 2 BEDROOM, 2 BATH 3RD FLOOR CONDO . CONVENIENT END UNIT. FULLY APPLIANCED KITCHEN W/2YR OLD REFRIGERATOR & OPEN BREAKFAST BAR OVERLOOKING DINING ROOM & LIVING ROOM. NORTH VIEW SLIDING GLASS DOORS WITH BALCONY OVERLOOKING GOLD COURSE. ELEVATOR BUILDING, LAUNDRY ON 8TH & 9TH FLOORS. NEAR YORKTOWN, I-355 & I-88. TASTEFULLY DECORATED - SHOW WITH CONFIDENCE!

25. 1998-11-13
    soldstatus $87,000
26. 1988-11-01
    soldstatus $56,000

ⓘ 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: $3,371 · $281/mo
• Projected year-2 tax: $3,672 · $306/mo
• Expected delta: +$301/yr (+$25/mo · 8.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,127
• − Mortgage interest: −$9,803
• − Property taxes: −$3,371
• − Insurance: −$875
• − Repairs & maintenance: −$2,250
• − Management: −$2,250
• − HOA: −$7,344
• − Depreciation: −$5,091
• Taxable loss: −$2,857
• Est. tax savings @ 24.0%: +$686
• After-tax cash flow: $304/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: Glenbard Twp Hsd 87
• NCES district ID: 1716830
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $79,535
• Composite: 36.49/100
• National rank: #4651
• State rank: #126 of 620 in IL

Livability — Lombard

• Score: 72/100
• State rank: #314
• US rank: #6205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lombard, IL
• County: DuPage County · 904,569 people
• City population: 52,596
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 52,596
• Household income: $100,616
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 1539.0

Population outlook (DuPage County) Hauer SSP2

• Today (2025): 960,187 people
• By 2030: 965,850 · +0.6%
• By 2040: 965,812 · +0.6%
• By 2050: 954,890 · -0.6%
• By 2075: 910,185 · -5.2%
• By 2100: 816,255 · -15.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 13% Asian 11% Two or more races 9% Black 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 11% Italian 4% Iranian 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 75% English-only · Other Indo-European 9% Spanish 9% Russian/Polish/Slavic 3%

Political lean MEDSL · DuPage

• 2024 margin: D (+13.3) · D 55.9% · R 42.5% · Other 1.6%
• 2008→2024 swing: +2.5pp toward D · 2008: 10.8pp · 2024: 13.3pp
• All cycles: 2024: D+13.3 2020: D+18.1 2016: D+14.1 2012: D+1.0 2008: D+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -282.93%
• Current HPI: 210.0801
• Rent YoY: ▲ 0.94%
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

+257.1% since first listed

11 events — show timeline

• 2026-05-14 Listed $200,000 MRED as Distributed by MLS Grid
• 2012-06-07 Sold (Public Records) $95,000 Public Records
• 2012-05-25 Sold (MLS) $95,000 MRED as Distributed by MLS Grid
• 2012-04-19 Contingent — MRED as Distributed by MLS Grid
• 2012-03-15 Price Changed $105,900 MRED as Distributed by MLS Grid
• 2011-10-21 Price Changed $107,900 MRED as Distributed by MLS Grid
• 2011-08-18 Price Changed $110,000 MRED as Distributed by MLS Grid
• 2011-05-23 Price Changed $124,900 MRED as Distributed by MLS Grid
• 2011-05-04 Listed $134,900 MRED as Distributed by MLS Grid
• 1998-11-13 Sold (Public Records) $87,000 Public Records
• 1988-11-01 Sold (Public Records) $56,000 Public Records

Property tax history

+2.4%/yr

Latest (2024): $3,371 · +6.1% YoY. Source: county tax records.