1043 S York Rd #212 · Bensenville, IL 60106

$125,000

1 bd · 1.0 ba · 800 sqft · Condo public records · 51 Days on market

Built 1975 $156/sqft · 12% below area Est $142k · 12% under $475/mo HOA · 32% 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 +12.8/15.0
• Cash flow +8.0/30.0
• 1% rule +6.7/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE CONDOMINIUM UNIT!! PROPERTY IS SOLD "AS IS". TAXES PRORATED 100% PRE-APROVAL/PROOF OF FUNDS MUST ACCOMPANY ALL OFFERS/ EARNEST MONEY MUST BE CERTIFIED FOUNDS. Property Subject To Freddie Mac First Look Program Until 10/26/2012. Buyer responsible to verify information provided.

Key facts

• $475 HOA
• Parking
• Built 1975

Property features AI

Finance

• Other: 60 units in the building
• Financial info: Special service area: No; Property currently being leased
• HOA & community: Monthly association fee of $475; Association fee includes heat, water, gas, parking, insurance, exterior maintenance, lawn care, scavenger, and snow removal; Pets allowed (cats OK)

Exterior

• Parking: 1 unassigned parking space
• Utilities: Water: Lake Michigan; Sewer: Public sewer
• Home design: Attached single (condo); Condo ownership; Entry level: 2
• Construction: Brick construction; Built 51–60 years ago; Built before 1978
• Exterior features: Common lot/shared grounds; School bus service; Interstate access

Interior

• Kitchen: Kitchen on main level (8 x 7)
• Bedrooms: 1 bedroom (Master Bedroom on main level, 12 x 12); Additional rooms labeled as Bedroom 2 and Bedroom 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; Radiator heating; Window air conditioning unit(s)
• Interior features: Ceiling fan(s); 4 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (18.3% below list).
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $102k (18.3% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 4.0% in Bensenville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 80/100 on livability (#114 in IL, #1,887 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, crime A; Watch: health & safety C-, amenities D-.
• Elmhurst SD 205 (suburban): math 44% / reading 44% proficiency, ranked #72 of 620 in IL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Conrad Fischer Elem School (math 12% / reading 16%, grade F, #1,346 of 2,056 statewide, top 66%, 479 students, 0% FRL); Churchville Middle School (math 25% / reading 24%, grade F, #332 of 665 statewide, top 55%, 486 students, 0% FRL); York Comm High School (math 54% / reading 53%, grade C-, #32 of 693 statewide, top 5%, 2,707 students, 0% FRL).
• Zoned-school proficiency averages 31% at this address vs 44% district-wide (-13 pts) — the specific schools serving this property underperform the Elmhurst SD 205 average; the district grade overstates school quality for this exact location.
• Market conditions: 24 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $30k; list at $125k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $102,073 (18.3% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 1.17% ✓
• Cap rate: 5.05%
• Cash-on-cash: -4.45%
• DSCR: 0.80
• GRM: 7.1

CMA / ARV

• ARV (median comp): $141,844
• List price: $125,000
• Delta: -11.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.5%
• Equity multiple: 0.19×
• Total profit: $-28,238
• Equity at exit: $18,638

10-year hold

• IRR: -17.6%
• Equity multiple: 0.03×
• Total profit: $-34,082
• Equity at exit: $10,808

Cash invested: $35,000 (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 60106

• Active inventory: 24
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,467 high
• Mortgage (P&I): −$656
• Tax from tax record: −$106 /mo · $1,276/yr
• Insurance: −$52
• HOA: −$475
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-130

Break-even live

Break-even rent $1,632

Max offer price $102,073

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-94	+0% $-130	+5% $-165	+10% $-201
Rent	-10% $-246	-5% $-188	+0% $-130	+5% $-72	+10% $-14
Rate	-1.0pp $-67	-0.5pp $-98	base $-130	+0.5pp $-162	+1.0pp $-195

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1043 S York Rd #406 Bensenville, IL	1.0	1.0	800	$1,499	$1.87	45d	1	0.03mi
1043 S York Rd #301 Bensenville, IL	1.0	1.0	800	$1,343	$1.68	14d	1	0.03mi
646 S York Rd Bensenville, IL	1.0	1.0	750	$1,520	$2.03	26d	1	0.53mi
116 George St Bensenville, IL	1.0–2.0	1.0–2.0	900	$1,569	$1.74	0d	14	0.62mi
315 Kimbell Ave Unit 315-01 Kimbell Elmhurst, IL	2.0	2.0	1005	$1,995	$1.99	45d	1	1.32mi
315 Kimbell Ave Unit 01 Elmhurst, IL	2.0	2.0	1030	$1,995	$1.94	26d	1	1.32mi

HOA detail condo

• Monthly dues: $475 · $5,700/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $125,000 Active 51 DOM
2. 2026-06-18
   days on market $125,000 Active 48 DOM
3. 2026-06-17
   days on market $125,000 Active 47 DOM
4. 2026-06-16
   days on market $125,000 Active 46 DOM
5. 2026-06-15
   days on market $125,000 Active 45 DOM
6. 2026-06-13
   days on market $125,000 Active 43 DOM
7. 2026-06-13
   days on market $125,000 Active 42 DOM
8. 2026-06-09
   pricedays on market $125,000 Active 39 DOM
9. 2026-06-08
   days on market $130,000 Active 38 DOM
10. 2026-06-07
    days on market $130,000 Active 37 DOM
11. 2026-06-04
    days on market $130,000 Active 34 DOM
12. 2026-06-03
    days on market $130,000 Active 33 DOM
13. 2026-06-02
    days on market $130,000 Active 32 DOM
14. 2026-06-01
    days on market $130,000 Active 31 DOM
15. 2026-05-31
    days on market $130,000 Active 30 DOM
16. 2026-05-01
    listed $130,000 Active 455-char remark
17. 2024-12-31
    historical
18. 2024-12-20
    status Active
19. 2024-12-03
    historical Contingent - Continue to Show
20. 2024-11-25
    price
21. 2024-11-13
    listed Active
22. 2013-01-29
    soldstatus $30,000 Closed Sale

    Show marketing remark (293 chars)

    NICE CONDOMINIUM UNIT!! PROPERTY IS SOLD "AS IS". TAXES PRORATED 100% PRE-APROVAL/PROOF OF FUNDS MUST ACCOMPANY ALL OFFERS/ EARNEST MONEY MUST BE CERTIFIED FOUNDS. Property Subject To Freddie Mac First Look Program Until 10/26/2012. Buyer responsible to verify information provided.

23. 2012-11-20
    status Pending

    Show marketing remark (293 chars)

    NICE CONDOMINIUM UNIT!! PROPERTY IS SOLD "AS IS". TAXES PRORATED 100% PRE-APROVAL/PROOF OF FUNDS MUST ACCOMPANY ALL OFFERS/ EARNEST MONEY MUST BE CERTIFIED FOUNDS. Property Subject To Freddie Mac First Look Program Until 10/26/2012. Buyer responsible to verify information provided.

24. 2012-10-12
    listed $37,450 New

    Show marketing remark (293 chars)

    NICE CONDOMINIUM UNIT!! PROPERTY IS SOLD "AS IS". TAXES PRORATED 100% PRE-APROVAL/PROOF OF FUNDS MUST ACCOMPANY ALL OFFERS/ EARNEST MONEY MUST BE CERTIFIED FOUNDS. Property Subject To Freddie Mac First Look Program Until 10/26/2012. Buyer responsible to verify information provided.

25. 2007-07-24
    soldstatus $115,000
26. 2007-07-17
    soldstatus $115,000
27. 2007-06-25
    historical
28. 2006-11-09
    listed $119,900

ⓘ 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: $1,276 · $106/mo
• Projected year-2 tax: $2,057 · $171/mo
• Expected delta: +$781/yr (+$65/mo · 61.2%)

ⓘ 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 ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,607
• − Mortgage interest: −$7,002
• − Property taxes: −$1,276
• − Insurance: −$625
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − HOA: −$5,700
• − Depreciation: −$3,636
• Taxable loss: −$3,449
• Est. tax savings @ 24.0%: +$828
• After-tax cash flow: $-730/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: Elmhurst SD 205
• NCES district ID: 1713970
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $94,932
• Composite: 42.12/100
• National rank: #3314
• State rank: #72 of 620 in IL

Livability — Bensenville

• Score: 80/100
• State rank: #114
• US rank: #1887

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bensenville, IL
• County: DuPage County · 904,569 people
• City population: 20,045
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 20,045
• Household income: $79,456
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 512.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 47% White 43% Two or more races 15% Black 5% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 31% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 12% Portuguese 1%
• Foreign-born: 31% · Canada, Dominican Republic
• Languages at home: 48% English-only · Spanish 36% Russian/Polish/Slavic 10% Other Indo-European 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: ▼ -133.92%
• Current HPI: 215.0319
• Rent YoY: —
• 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

+4.3% since first listed

14 events — show timeline

• 2026-06-09 Price Changed $125,000 MRED as Distributed by MLS Grid
• 2026-05-01 Listed $130,000 MRED as Distributed by MLS Grid
• 2024-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2024-12-20 Relisted — MRED as Distributed by MLS Grid
• 2024-12-03 Contingent — MRED as Distributed by MLS Grid
• 2024-11-25 Price Changed — MRED as Distributed by MLS Grid
• 2024-11-13 Listed — MRED as Distributed by MLS Grid
• 2013-01-29 Sold (MLS) $30,000 MRED as Distributed by MLS Grid
• 2012-11-20 Pending — MRED as Distributed by MLS Grid
• 2012-10-12 Listed $37,450 MRED as Distributed by MLS Grid
• 2007-07-24 Sold (Public Records) $115,000 Public Records
• 2007-07-17 Sold (MLS) $115,000 MRED as Distributed by MLS Grid
• 2007-06-25 Listing Removed — MRED as Distributed by MLS Grid
• 2006-11-09 Listed $119,900 MRED as Distributed by MLS Grid

Property tax history

-5.0%/yr

Latest (2017): $1,276 · +3.9% YoY. Source: county tax records.