183 Lakeshore Dr · Oswego, IL 60543

$315,000

2 bd · 2.5 ba · 1,420 sqft · Townhouse public records · 17 Days on market

Built 2022 Excellent condition 1,160 sqft lot Garage $222/sqft · at area comps Est $343k · 8% under $440/mo HOA · 16% 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).

• ARV discount +11.2/15.0
• Cash flow +6.1/30.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Better than new and ready now! This beautifully maintained 2-bedroom + bonus room, 2.5-bath townhome with 2-car attached garage is less than 5 years old and located in the highly desirable Seasons at Southbury. The open-concept main level features a modern kitchen overlooking the dining & living areas, complete with quartz countertops, stainless steel appliances & large island with seating. Sliding doors lead to a private deck, offering a great spot to enjoy your morning coffee or unwind in the evening. Upstairs, the spacious primary suite includes a private en-suite bath & generous walk-in closet.

Key facts

• Private deck
• Walk-in closet
• Scenic walking paths

Tags

• MODERN KITCHEN
• PRIVATE DECK
• WALK-IN CLOSET
• ENERGY-EFFICIENT CONSTRUCTION
• SMART HOME FEATURES
• SCENIC WALKING PATHS

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $315k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-593 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (33.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (12.7% below list).
• Recommended offer: $210k (33.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 81/100 on livability (#83 in IL, #1,366 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• CUSD 308 (suburban): math 29% / reading 34% proficiency, ranked #179 of 620 in IL (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Southbury Elem School (math 33% / reading 39%, grade F, #503 of 2,056 statewide, top 25%, 581 students, 0% FRL); Traughber Jr High School (math 25% / reading 31%, grade F, #284 of 665 statewide, top 44%, 1,135 students, 0% FRL); Oswego High School (math 29% / reading 36%, grade F, #152 of 693 statewide, top 22%, 2,901 students, 0% FRL) — zoned schools average 0% FRL vs 20% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 420 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 151d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 77% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 706 units permitted in Kendall County in 2024 (263 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 $9k of value loss. Plan a longer hold.
• Kendall County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $210,319 (33.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.87% ✗
• Cap rate: 4.04%
• Cash-on-cash: -8.06%
• DSCR: 0.64
• GRM: 9.5

CMA / ARV

• ARV (median comp): $343,278
• List price: $315,000
• Delta: -8.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Shadow Ct	0.14mi	2/2.5	1,420 (0%)	2mo	$325,000	$229	92
513 Creek Dr	0.09mi	2/2.5	1,552 (+9%)	0mo	$305,000	$197	80
291 Lakeshore Dr	0.10mi	2/2.5	1,495 (+5%)	16mo	$310,000	$207	73
267 Lakeshore Dr	0.11mi	2/2.5	1,340 (-6%)	22mo	$287,500	$215	67
205 Lakeshore Dr	0.04mi	2/2.5	1,600 (+13%)	13mo	$300,000	$188	66
816 Shadowbrook Ct	0.13mi	2/3.0	1,543 (+9%)	16mo	$319,000	$207	64
204 Dorset Ave	0.60mi	2/1.5	1,392 (-2%)	7mo	$315,000	$226	58
165 Lakeshore Dr	0.03mi	2/2.5	1,600 (+13%)	23mo	$310,000	$194	58
213 Dorset Ave	0.65mi	2/2.5	1,548 (+9%)	15mo	$345,000	$223	42

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 · 4.47% rent growth · sell at horizon

5-year hold

• IRR: -28.1%
• Equity multiple: 0.04×
• Total profit: $-84,255
• Equity at exit: $46,968

10-year hold

• IRR: -20.4%
• Equity multiple: -0.17×
• Total profit: $-102,875
• Equity at exit: $27,235

Cash invested: $88,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 2 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $327,000 ($198/sqft)
• Median days on market: 56 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +22.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 60543

• Home prices YoY: -30.3%
• Rents YoY: 4.5%
• Active inventory: 420
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,750 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$542 /mo · $6,507/yr
• Insurance: −$131
• HOA: −$440
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-593

Break-even live

Break-even rent $3,501

Max offer price $210,319

Occupancy floor —

Sensitivity live

Price	-10% $-414	-5% $-503	+0% $-593	+5% $-682	+10% $-771
Rent	-10% $-810	-5% $-701	+0% $-593	+5% $-484	+10% $-375
Rate	-1.0pp $-434	-0.5pp $-512	base $-593	+0.5pp $-674	+1.0pp $-757

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: $78,750
• Closing costs: $9,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Lakeshore Dr Unit 120 Oswego, IL	3.0	2.5	1500	$2,800	$1.87	10d	1	0.09mi
157 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,751	$1.76	184d	1	0.54mi
137 Dorset Ave Oswego, IL	2.0	2.0	1395	$2,500	$1.79	134d	1	0.55mi
137 Dorset Ave Oswego, IL	3.0	3.0	1559	$2,900	$1.86	51d	1	0.55mi
182 Dorset Ave Oswego, IL	3.0	2.5	1747	$3,501	$2.00	151d	1	0.59mi
119 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,900	$1.86	184d	1	0.59mi
254 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,651	$1.70	184d	1	0.67mi
501 Vinca Ln Oswego, IL	3.0	2.0–2.5	2010	$3,488	$1.73	0d	10	0.69mi
513 Vinca Ln Oswego, IL	3.0	2.0	1609	$3,000	$1.86	184d	1	0.70mi
517 Vinca Ln Oswego, IL	3.0	2.5	1747	$2,900	$1.66	184d	1	0.70mi
519 Vinca Ln Oswego, IL	3.0	2.5	1559	$3,401	$2.18	151d	1	0.70mi
519 Vinca Ln Oswego, IL	3.0	2.5	1559	$2,700	$1.73	184d	1	0.70mi
279 Dorset Ave Oswego, IL	3.0	2.0	1609	$4,000	$2.49	94d	1	0.70mi
67 E Van Buren St Oswego, IL	2.0	1.0	900	$1,750	$1.94	56d	1	0.83mi
429 Prairieview Dr Unit b Oswego, IL	3.0	2.0	1600	$2,750	$1.72	159d	1	0.85mi
715 Alberta Ave Oswego, IL	3.0	2.0	1800	$2,850	$1.58	81d	1	0.90mi
311 Dennis Ln Oswego, IL	2.0	2.0	1487	$3,000	$2.02	10d	1	0.95mi
546 Lakeview Dr Oswego, IL	3.0	2.0	1618	$2,870	$1.77	73d	1	0.96mi
77 S Adams St Unit 621 Oswego, IL	2.0	2.0	1047	$2,325	$2.22	10d	1	1.03mi
77 S Adams St Unit 625 Oswego, IL	2.0	2.0	1050	$2,395	$2.28	184d	1	1.03mi
77 S Adams St Unit 529 Oswego, IL	2.0	2.0	1169	$2,695	$2.31	184d	1	1.03mi
77 S Adams St Unit 629 Oswego, IL	2.0	2.0	1169	$2,750	$2.35	184d	1	1.03mi
77 S Adams St Unit 342 Oswego, IL	1.0	1.0	913	$1,995	$2.19	157d	1	1.03mi
205 S Adams St Oswego, IL	2.0	1.0	1185	$1,975	$1.67	10d	1	1.08mi
615 Starling Cir Oswego, IL	2.0–4.0	2.5	1605	$2,476	$1.54	0d	12	1.41mi
205 W Washington St Oswego, IL	3.0	1.5	1501	$2,450	$1.63	109d	1	1.48mi

Property features AI

Finance

• HOA & community: Cats and dogs allowedAssociation amenities include a clubhouse, exercise room, health club, pool, park, and tennis courtsAssociation fees include insurance, clubhouse, exercise facilities, pool, exterior maintenance, lawn care, and snow removal

Exterior

• Parking: Attached two-car garageGarage door openerAsphalt parking
• Utilities: Public waterPublic sewer
• Home design: Two-story attached homeEntry level: 1
• Construction: Vinyl sidingAsphalt roofBuilt within the last 1–5 years
• Exterior features: Balcony

Interior

• Kitchen: RefrigeratorGarbage disposalOwned water purifierOwned water softener
• Bedrooms: 2 bedrooms
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Forced-air heatingCentral air conditioning
• Interior features: Finished daylight basement
• Laundry & utility: In-unit laundryWasherDryer

Listing history 20 events

1. 2026-11-08
   days on market $315,000 Active 17 DOM
2. 2026-11-07
   days on market $315,000 Active 16 DOM
3. 2026-11-06
   days on market $315,000 Active 15 DOM
4. 2026-11-05
   days on market $315,000 Active 14 DOM
5. 2026-11-04
   days on market $315,000 Active 13 DOM
6. 2026-11-02
   days on market $315,000 Active 11 DOM
7. 2026-11-01
   days on market $315,000 Active 10 DOM
8. 2026-10-31
   days on market $315,000 Active 9 DOM
9. 2026-10-30
   days on market $315,000 Active 8 DOM
10. 2026-10-29
    days on market $315,000 Active 7 DOM
11. 2026-10-28
    days on market $315,000 Active 6 DOM
12. 2026-10-27
    days on market $315,000 Active 5 DOM
13. 2026-10-26
    days on market $315,000 Active 4 DOM
14. 2026-10-26
    days on market $315,000 Active 3 DOM
15. 2026-10-24
    days on market $315,000 Active 2 DOM
16. 2026-10-23
    pricestatusdays on marketlisting id $315,000 Active 1 DOM
17. 2026-05-04
    historical
18. 2022-08-15
    soldstatus $287,215 Closed 1906-char remark
19. 2022-03-05
    listed $287,215 1906-char remark
20. 2022-03-05
    historical 1906-char remark

ⓘ 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: $6,507 · $542/mo
• Projected year-2 tax: $6,829 · $569/mo
• Expected delta: +$322/yr (+$27/mo · 4.9%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,005
• − Mortgage interest: −$17,645
• − Property taxes: −$6,507
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − HOA: −$5,280
• − Depreciation: −$9,164
• Taxable loss: −$12,446
• Est. tax savings @ 24.0%: +$2,987
• After-tax cash flow: $-4,124/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This beautifully maintained townhome is in excellent condition with modern finishes and a well-maintained exterior. It is ready to move in and would benefit from minor updates to enhance its curb appeal and rental value.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting. ↑
• Rental Landscaping improvements — A well-maintained yard can attract more tenants and increase rental value. ↑
• Both Adding smart home features — Smart home features can improve convenience and energy efficiency, making the home more attractive to buyers and renters. ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Southbury Elem School F IL #503/2,056 Nat'l #22,595/41,679 Middle Traughber Jr High School F IL #284/665 Nat'l #9,545/14,009 High Oswego High School F IL #152/693 Nat'l #10,333/17,239

Schools (NCES district)

• District: CUSD 308
• NCES district ID: 1730270
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $89,945
• Composite: 31.25/100
• National rank: #6028
• State rank: #179 of 620 in IL

A Composite livability gradescore 81/100

Livability — Oswego

• Score: 81/100
• State rank: #83
• US rank: #1366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oswego, IL
• County: Kendall County · 138,283 people
• City population: 43,047
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 43,047
• Household income: $119,371
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 12% of renters

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Population outlook (Kendall County) Hauer SSP2

• Today (2025): 138,283 people
• By 2030: 144,935 · +4.8%
• By 2040: 156,944 · +13.5%
• By 2050: 165,424 · +19.6%
• By 2075: 174,715 · +26.3%
• By 2100: 168,523 · +21.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 18% Two or more races 13% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Languages at home: 79% English-only · Spanish 14% Other Indo-European 2% Russian/Polish/Slavic 2%

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Political lean MEDSL · Kendall

• 2024 margin: Toss-up / Even · D 50.0% · R 48.5% · Other 1.6%
• 2008→2024 swing: -5.7pp toward R · 2008: 7.2pp · 2024: 1.5pp
• All cycles: 2024: D+1.5 2020: D+5.7 2016: R+1.5 2012: R+4.1 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.42%
• Current HPI: 210.3944
• Rent YoY: ▲ 4.47%
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

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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

Property features AI

Finance

• HOA & community: Cats and dogs allowedAssociation amenities include a clubhouse, exercise room, health club, pool, park, and tennis courtsAssociation fees include insurance, clubhouse, exercise facilities, pool, exterior maintenance, lawn care, and snow removal

Exterior

• Parking: Attached two-car garageGarage door openerAsphalt parking
• Utilities: Public waterPublic sewer
• Home design: Two-story attached homeEntry level: 1
• Construction: Vinyl sidingAsphalt roofBuilt within the last 1–5 years
• Exterior features: Balcony

Interior

• Kitchen: RefrigeratorGarbage disposalOwned water purifierOwned water softener
• Bedrooms: 2 bedrooms
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Forced-air heatingCentral air conditioning
• Interior features: Finished daylight basement
• Laundry & utility: In-unit laundryWasherDryer

Price history

+9.7% since first listed

6 events — show timeline

• 2026-10-22 Listing Removed — MRED as Distributed by MLS Grid
• 2026-10-22 Listed $315,000 MRED as Distributed by MLS Grid
• 2026-05-04 Listing Removed — MRED as Distributed by MLS Grid
• 2022-08-15 Sold (MLS) $287,215 MRED as Distributed by MLS Grid
• 2022-03-05 Listing Removed — MRED as Distributed by MLS Grid
• 2022-03-05 Listed $287,215 MRED as Distributed by MLS Grid

Property tax history

+38.0%/yr

Latest (2025): $6,507 · -1.8% YoY. Source: county tax records.