1043 S York Rd #212

Bensenville, IL 60106

$125,000D

1 bd · 1.0 ba · 800 sqft · Built 1975 · Condo · Active · 51 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,467/mo
• Mortgage (P&I): −$656
• Tax + insurance: −$158
• HOA: −$475
• Vac / Maint / Mgmt: −$308
• Net cashflow: $-130/mo
• Annual: $-1,557/yr
• Cap rate: 5.05%
• Cash-on-cash: -4.45%
• DSCR: 0.80
• 1% rule: 1.17%
• Cash to close: $35,000

Investor read

• This is a 1-bed/1.0-bath condo listed at $125k.
• 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).
• It's been on market 51 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $102k (18.3% below list) — sets the bar for cash-flow.
• 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.
• 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.
• Watch-outs: HOA is 32% of rent.
• Market conditions: 24 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).
• 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.
• 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.

Questions for listing agent

• 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?
• 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?
• Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?