907 Curtiss St #101 · Downers Grove, IL 60515

$325,000

2 bd · 2.0 ba · 1,128 sqft · Condo public records · 22 Days on market

Built 1974

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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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Rent growth +4.4/5.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, location. Two bedroom, two bath condo in the heart of Downers Grove. Walk to everything; shopping, post office, dining, movie theater and bowling alley all within 3 blocks. Metra train to Chicago 1 block. 10 Minutes to York Town or Oak Brook shopping centers. Minutes to I-88, I-355 or 294.

Key facts

• Coin laundry
• Workout room
• Sauna

Tags

• UPDATED KITCHEN
• LARGE PRIVATE BALCONY
• WORKOUT ROOM
• SAUNA
• PARTY ROOM
• COIN LAUNDRY

Property features AI

Finance

• Other: Parcel number 0908325001; Directions: Maple Ave to Washington. North on Washington. East on Curtiss.
• HOA & community: Monthly association fee; Pets allowed (cats and dogs); pet restrictions apply (number, size limit; max pet weight 25 lbs)

Exterior

• Parking: 1 parking space
• Utilities: Lake Michigan water source; Public sewer
• Home design: Attached single condo; Entry level 1; Condo ownership
• Construction: Brick construction; Built approximately 51-60 years ago; Contains units within a 35-unit building; Built before 1978
• Exterior features: Common lot; Commuter train access

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Master bedroom on main level (includes full bath); Two additional bedrooms (one listed as 12 x 11 on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Partially finished full basement; 5 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $-495 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (16.1% below list).
• Recommended offer: $273k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.0% in Downers Grove — 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 86/100 on livability (#24 in IL, #452 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Chsd 99 (suburban): math 46% / reading 46% proficiency, ranked #66 of 620 in IL (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Whittier Elem School (307 students, 0% FRL); Herrick Middle School (math 24% / reading 24%, grade F, #332 of 665 statewide, top 55%, 666 students, 0% FRL); Comm H S Dist 99 - North H S (math 53% / reading 52%, grade C-, #34 of 693 statewide, top 5%, 2,138 students, 0% FRL).
• Market conditions: Rents rising fast (+7.6%/yr); 74 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.
• Current owner paid $170k; list at $325k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,601 (16.1% 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 1974 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.84% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.52%
• DSCR: 0.71
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.64% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.22×
• Total profit: $-70,555
• Equity at exit: $48,459

10-year hold

• IRR: -5.6%
• Equity multiple: 0.55×
• Total profit: $-40,656
• Equity at exit: $28,100

Cash invested: $91,000 (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 60515

• Rents YoY: 7.6%
• Active inventory: 74
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,726 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$355 /mo · $4,265/yr
• Insurance: −$135
• HOA est. from 4 same-building comps: −$453
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $-495

Break-even live

Break-even rent $3,352

Max offer price $237,627

Occupancy floor —

Sensitivity live

Price	-10% $-311	-5% $-403	+0% $-495	+5% $-587	+10% $-679
Rent	-10% $-710	-5% $-602	+0% $-495	+5% $-387	+10% $-279
Rate	-1.0pp $-331	-0.5pp $-412	base $-495	+0.5pp $-579	+1.0pp $-664

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
926 Maple Ave Downers Grove, IL	2.0	1.0–2.0	985	$3,906	$3.96	0d	13	0.14mi
5121 Mackie Pl Downers Grove, IL	1.0	1.0	710	$1,990	$2.80	23d	1	0.19mi
1010 Maple Ave Downers Grove, IL	1.0	1.0	672	$2,481	$3.69	0d	3	0.20mi
5001 Prospect Ave Unit 2D Downers Grove, IL	2.0	2.0	1262	$3,100	$2.46	6d	1	0.26mi
5313 Lyman Ave Downers Grove, IL	3.0	1.5	1248	$3,395	$2.72	0d	1	0.26mi
717 Rogers St Downers Grove, IL	1.0–2.0	1.0–2.0	1099	$3,142	$2.86	0d	7	0.28mi
4931 Saratoga Ave Unit 1 Downers Grove, IL	3.0	1.0	1300	$2,500	$1.92	0d	1	0.40mi
624 Prairie Ave Downers Grove, IL	2.0	1.0	775	$2,200	$2.84	6d	1	0.54mi
5118 Fairview Ave Downers Grove, IL	1.0	1.0	750	$1,800	$2.40	0d	1	0.61mi
5142 Fairview Ave Apt 7 Downers Grove, IL	2.0	1.0	750	$1,650	$2.20	0d	1	0.61mi
5152 Fairview Ave Unit 6 Downers Grove, IL	1.0	1.0	700	$1,495	$2.14	23d	1	0.62mi
5117 Fairview Ave Downers Grove, IL	2.0	2.0	1165	$2,695	$2.31	0d	1	0.66mi
5117 Fairview Ave Unit 102 Downers Grove, IL	2.0	2.0	1165	$2,925	$2.51	18d	1	0.66mi
5117 Fairview Ave Unit 101 Downers Grove, IL	2.0	2.0	1144	$2,850	$2.49	20d	1	0.66mi
4334 Washington St Downers Grove, IL	2.0	1.5	926	$2,600	$2.81	0d	1	0.96mi
4323 Elm St Unit B Downers Grove, IL	2.0	1.0	1200	$1,725	$1.44	0d	1	1.01mi
4342 Linscott Ave Downers Grove, IL	2.0	1.0	900	$2,095	$2.33	3d	1	1.05mi
1901 Curtiss St Downers Grove, IL	3.0	1.5	960	$2,650	$2.76	4d	1	1.18mi
543 Brookside Dr Westmont, IL	1.0	1.0	750	$1,295	$1.73	12d	1	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   status $325,000 Pending 22 DOM
2. 2026-06-17
   days on market $325,000 Contingent - Continue to Show 22 DOM
3. 2026-06-16
   days on market $325,000 Contingent - Continue to Show 21 DOM
4. 2026-06-15
   days on market $325,000 Contingent - Continue to Show 20 DOM
5. 2026-06-13
   days on market $325,000 Contingent - Continue to Show 18 DOM
6. 2026-06-13
   statusdays on market $325,000 Contingent - Continue to Show 17 DOM
7. 2026-06-09
   days on market $325,000 Active 14 DOM
8. 2026-06-08
   days on market $325,000 Active 13 DOM
9. 2026-06-07
   days on market $325,000 Active 12 DOM
10. 2026-06-04
    days on market $325,000 Active 9 DOM
11. 2026-06-03
    days on market $325,000 Active 8 DOM
12. 2026-06-02
    days on market $325,000 Active 7 DOM
13. 2026-06-01
    days on market $325,000 Active 6 DOM
14. 2026-05-31
    days on market $325,000 Active 5 DOM
15. 2026-05-26
    listed $325,000 Active
16. 2016-04-01
    soldstatus $170,000
17. 2016-03-29
    soldstatus $170,000 Closed Sale 315-char remark

    Show marketing remark (315 chars)

    Location, location, location. Two bedroom, two bath condo in the heart of Downers Grove. Walk to everything; shopping, post office, dining, movie theater and bowling alley all within 3 blocks. Metra train to Chicago 1 block. 10 Minutes to York Town or Oak Brook shopping centers. Minutes to I-88, I-355 or 294.

18. 2016-01-14
    historical Contingent 315-char remark

    Show marketing remark (315 chars)

    Location, location, location. Two bedroom, two bath condo in the heart of Downers Grove. Walk to everything; shopping, post office, dining, movie theater and bowling alley all within 3 blocks. Metra train to Chicago 1 block. 10 Minutes to York Town or Oak Brook shopping centers. Minutes to I-88, I-355 or 294.

19. 2015-10-28
    price $179,900 315-char remark

    Show marketing remark (315 chars)

    Location, location, location. Two bedroom, two bath condo in the heart of Downers Grove. Walk to everything; shopping, post office, dining, movie theater and bowling alley all within 3 blocks. Metra train to Chicago 1 block. 10 Minutes to York Town or Oak Brook shopping centers. Minutes to I-88, I-355 or 294.

20. 2015-09-08
    listed $184,900 New 315-char remark

    Show marketing remark (315 chars)

    Location, location, location. Two bedroom, two bath condo in the heart of Downers Grove. Walk to everything; shopping, post office, dining, movie theater and bowling alley all within 3 blocks. Metra train to Chicago 1 block. 10 Minutes to York Town or Oak Brook shopping centers. Minutes to I-88, I-355 or 294.

21. 2015-06-03
    soldstatus $131,000
22. 2000-06-13
    soldstatus $133,500
23. 1994-05-25
    soldstatus $90,000
24. 1979-07-01
    soldstatus $54,934

ⓘ 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: $4,265 · $355/mo
• Projected year-2 tax: $5,821 · $485/mo
• Expected delta: +$1,556/yr (+$130/mo · 36.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 59% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $32,712
• − Mortgage interest: −$18,205
• − Property taxes: −$4,265
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,617
• − Management: −$2,617
• − HOA: −$5,436
• − Depreciation: −$9,455
• Taxable loss: −$11,507
• Est. tax savings @ 24.0%: +$2,762
• After-tax cash flow: $-3,173/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: Chsd 99
• NCES district ID: 1712570
• Math proficiency: 46% ▼ -8.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $83,473
• Composite: 42.68/100
• National rank: #3174
• State rank: #66 of 620 in IL

Livability — Downers Grove

• Score: 86/100
• State rank: #24
• US rank: #452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Downers Grove, IL
• County: DuPage County · 904,569 people
• City population: 57,824
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 29,762
• Household income: $123,197
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 697.0

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 (84%)
• Race & ethnicity: White 84% Asian 6% Two or more races 5% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 15% Lithuanian 3% Iranian 2%
• Foreign-born: 8% · China, Canada, South Korea
• Languages at home: 89% English-only · Other Indo-European 3% Russian/Polish/Slavic 2% Spanish 2%

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: ▼ -361.64%
• Current HPI: 222.0126
• Rent YoY: ▲ 7.64%
• 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

+491.6% since first listed

10 events — show timeline

• 2026-05-26 Listed $325,000 MRED as Distributed by MLS Grid
• 2016-04-01 Sold (Public Records) $170,000 Public Records
• 2016-03-29 Sold (MLS) $170,000 MRED as Distributed by MLS Grid
• 2016-01-14 Contingent — MRED as Distributed by MLS Grid
• 2015-10-28 Price Changed $179,900 MRED as Distributed by MLS Grid
• 2015-09-08 Listed $184,900 MRED as Distributed by MLS Grid
• 2015-06-03 Sold (Public Records) $131,000 Public Records
• 2000-06-13 Sold (Public Records) $133,500 Public Records
• 1994-05-25 Sold (Public Records) $90,000 Public Records
• 1979-07-01 Sold (Public Records) $54,934 Public Records

Property tax history

+4.2%/yr

Latest (2024): $4,265 · +4.8% YoY. Source: county tax records.