121 Gregory St #7 · Aurora, IL 60504

$179,999

2 bd · 1.5 ba · 890 sqft · Condo public records · 1 Days on market

Built 1981 $486/mo HOA · 24% 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 +10.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Naperville's highly acclaimed SCHOOL DISTRICT 204, this 2 bedroom, 1.5 bath, 2nd-floor condo has in-unit WASHER and DRYER, two entrances, additional storage locker and large balcony overlooking spacious common area. The outdoor pool on the premises is perfect for relaxing in the summertime. Convenient to all Shopping, Fox Valley Mall, Whole Foods, Transportation -I-88, I-55, Metra and Pace bus off Route 59 , Dining and more! INVESTORS WELCOME- 2 OTHER UNITS ARE AVAILABLE. Please call for more details and landlord income statements. NOT FHA approved. Please check with your lender to see if a spot approval is permissible. Property being sold AS IS.

Key facts

• Large balcony
• Natural light
• Great views

Tags

• NEWER VINYL PLANK FLOORING
• LARGE BALCONY
• GREAT VIEWS
• NATURAL LIGHT
• IN-UNIT WASHER AND DRYER
• WALKING TRAILS

Property features AI

Finance

• Other: School bus service and commuter transit access nearby
• Financial info: Currently leased
• HOA & community: Monthly association fee includes heat, water, gas, parking, insurance, pool, exterior maintenance, lawn care, trash removal and snow removal; Community features include sidewalks and street lights; Pets are not allowed

Exterior

• Parking: Two parking spaces (asphalt surface; unassigned; other)
• Utilities: Water from Lake Michigan and public supply; Public sewer
• Home design: Attached single condo; Entry on level 2; Part of an 18-unit building
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Building age approximately 41–50 years
• Exterior features: Balcony; In-ground pool; Common lot area

Interior

• Kitchen: Second-level kitchen with tile flooring
• Bedrooms: Two bedrooms (both on the second level); Master bedroom with carpet flooring
• Flooring: Luxury vinyl in living, family and dining areas; Carpet in bedrooms; Tile in kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Baseboard heating; Wall cooling units
• Interior features: Five total rooms; Blinds on multiple windows
• Laundry & utility: In-unit laundry (second level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (10.1% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $162k (10.1% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 3.5% in Aurora — 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 75/100 on livability (#232 in IL, #4,272 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: amenities F, health & safety F.
• Indian Prairie CUSD 204 (urban): math 47% / reading 47% proficiency, ranked #52 of 620 in IL (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Mary Lou Cowlishaw Elementary (math 45% / reading 35%, grade F, #385 of 2,056 statewide, top 19%, 548 students, 0% FRL); Thayer J Hill Middle School (math 39% / reading 45%, grade D-, #116 of 665 statewide, top 19%, 777 students, 0% FRL); Metea Valley High School (math 53% / reading 55%, grade C-, #29 of 693 statewide, top 4%, 2,715 students, 0% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 60 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $130k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $161,905 (10.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.91% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.38×
• Total profit: $-31,337
• Equity at exit: $26,838

10-year hold

• IRR: -4.6%
• Equity multiple: 0.66×
• Total profit: $-17,175
• Equity at exit: $15,563

Cash invested: $50,400 (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 60504

• Home prices YoY: -33.8%
• Rents YoY: 4.9%
• Active inventory: 60
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$944
• Tax from tax record: −$222 /mo · $2,662/yr
• Insurance: −$75
• HOA: −$486
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-102

Break-even live

Break-even rent $2,186

Max offer price $161,905

Occupancy floor 100%

Sensitivity live

Price	-10% $-1	-5% $-51	+0% $-102	+5% $-153	+10% $-204
Rent	-10% $-265	-5% $-184	+0% $-102	+5% $-21	+10% $60
Rate	-1.0pp $-12	-0.5pp $-57	base $-102	+0.5pp $-149	+1.0pp $-197

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 Gregory St #11 Aurora, IL	2.0	1.5	900	$2,400	$2.67	45d	1	0.01mi
201 Gregory St #15 Aurora, IL	2.0	1.5	1000	$2,000	$2.00	45d	1	0.01mi
225 N Gregory St #10 Aurora, IL	2.0	1.5	890	$1,800	$2.02	13d	1	0.04mi
225 Gregory St #2 Aurora, IL	2.0	1.5	980	$1,800	$1.84	26d	1	0.04mi
239 Gregory St #13 Aurora, IL	2.0	1.5	890	$1,900	$2.13	23d	1	0.06mi
169 Gregory St #13 Aurora, IL	2.0	1.5	890	$1,900	$2.13	26d	1	0.07mi
105 Gregory St #9 Aurora, IL	2.0	1.5	890	$1,850	$2.08	45d	1	0.09mi
109 Gregory St #13 Aurora, IL	1.0	1.5	745	$1,550	$2.08	9d	1	0.10mi
117 Gregory St #30 Aurora, IL	2.0	1.5	890	$1,850	$2.08	45d	1	0.10mi
168 Gregory St Aurora, IL	2.0	2.5	1080	$2,264	$2.10	9d	4	0.13mi
436 Yorktown Ct Unit 436 Aurora, IL	2.0	1.5	1052	$2,300	$2.19	4d	1	0.26mi
345 Gregory St Aurora, IL	2.0	1.5	1052	$2,100	$2.00	45d	1	0.27mi
437 Valley Forge Ct Unit 2 Aurora, IL	2.0	1.5	1052	$2,050	$1.95	26d	1	0.30mi
462 Thomas Paine Ct Unit 1 Aurora, IL	2.0	1.5	1048	$2,100	$2.00	45d	1	0.33mi
3750 E New York St Aurora, IL	1.0–2.0	1.0–2.0	1036	$2,467	$2.38	0d	21	0.41mi
4109 Chesapeake Dr Aurora, IL	2.0	2.0	848	$2,424	$2.86	22d	1	0.53mi
4109 Chesapeake Dr Unit 3B Aurora, IL	2.0	2.0	848	$1,979	$2.33	8d	1	0.53mi
4109 Chesapeake Dr Aurora, IL	2.0	2.0	848	$2,429	$2.86	9d	1	0.53mi
4109 Chesapeake Dr Unit 2A Aurora, IL	2.0	2.0	848	$2,429	$2.86	17d	1	0.53mi
4111 Chesapeake Dr Unit 1A Aurora, IL	1.0	1.0	676	$2,149	$3.18	8d	1	0.53mi
3955 Fox Valley Center Rd Aurora, IL	2.0	1.0–2.0	1059	$3,479	$3.28	0d	63	0.54mi
4105 Chesapeake Dr Unit 2B Aurora, IL	1.0	1.0	676	$1,679	$2.48	45d	1	0.55mi
4115 Landing Dr Aurora, IL	2.0	2.0	848	$1,979	$2.33	22d	1	0.56mi
4120 Chesapeake Dr Aurora, IL	2.0	2.0	848	$1,999	$2.36	5d	1	0.56mi
4120 Chesapeake Dr Unit 2C Aurora, IL	2.0	2.0	848	$1,999	$2.36	8d	1	0.56mi
4113 Chesapeake Dr Unit 2B Aurora, IL	1.0	1.0	676	$1,759	$2.60	9d	1	0.57mi
4113 Chesapeake Dr Unit 1B Aurora, IL	1.0	1.0	676	$1,699	$2.51	45d	1	0.57mi
4121 Landing Dr Unit 2A Aurora, IL	1.0	1.0	676	$1,989	$2.94	8d	1	0.57mi
4122 Chesapeake Dr Aurora, IL	2.0	2.0	848	$2,099	$2.48	26d	1	0.59mi
4125 Chesapeake Dr Aurora, IL	2.0	1.0	848	$2,261	$2.67	5d	1	0.61mi
4125 Chesapeake Dr Unit 3C Aurora, IL	2.0	1.0	848	$2,261	$2.67	8d	1	0.61mi
4124 Landing Dr Aurora, IL	2.0	2.0	848	$2,579	$3.04	26d	1	0.61mi
4124 Landing Dr Unit 2D Aurora, IL	2.0	2.0	848	$1,999	$2.36	8d	1	0.61mi
4124 Landing Dr Unit 1C Aurora, IL	2.0	2.0	848	$2,564	$3.02	26d	1	0.61mi
4124 Landing Dr Aurora, IL	2.0	2.0	848	$2,564	$3.02	4d	1	0.61mi
4450 Fox Valley Center Rd Aurora, IL	1.0	1.0	918	$2,122	$2.31	45d	1	0.62mi
4126 Landing Dr Aurora, IL	2.0	2.0	848	$2,513	$2.96	26d	1	0.62mi
4126 Chesapeake Dr Unit 2C Aurora, IL	2.0	2.0	848	$2,429	$2.86	8d	1	0.63mi
4126 Chesapeake Dr Aurora, IL	2.0	2.0	848	$2,429	$2.86	3d	1	0.63mi
4126 Chesapeake Dr Aurora, IL	2.0	2.0	848	$2,099	$2.48	26d	1	0.63mi

HOA detail condo

• Monthly dues: $486 · $5,832/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $179,999 Pending 1 DOM

ⓘ 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: $2,662 · $222/mo
• Projected year-2 tax: $3,374 · $281/mo
• Expected delta: +$712/yr (+$59/mo · 26.7%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,674
• − Mortgage interest: −$10,083
• − Property taxes: −$2,662
• − Insurance: −$900
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − HOA: −$5,832
• − Depreciation: −$5,236
• Taxable loss: −$3,987
• Est. tax savings @ 24.0%: +$957
• After-tax cash flow: $-272/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: Indian Prairie CUSD 204
• NCES district ID: 1741690
• Math proficiency: 47% ▼ -10.00%
• Reading proficiency: 47% ▼ -12.00%
• Median HH income: $100,618
• Composite: 45.14/100
• National rank: #2680
• State rank: #52 of 620 in IL

Livability — Aurora

• Score: 75/100
• State rank: #232
• US rank: #4272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aurora, IL
• County: DuPage County · 904,569 people
• City population: 186,692
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 39,358
• Household income: $98,008
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1270.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 38% Hispanic / Latino 23% Asian 20% Two or more races 15% Black 14%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Romanian 5% Italian 1% Slovak 1%
• Foreign-born: 24% · Canada, China, South Korea
• Languages at home: 64% English-only · Spanish 16% Other Indo-European 8% Other Asian/Pacific 5%

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: ▼ -116.46%
• Current HPI: 228.255
• Rent YoY: ▲ 4.91%
• 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

+283.8% since first listed

16 events — show timeline

• 2026-06-21 Pending — MRED as Distributed by MLS Grid
• 2026-06-19 Listed $179,999 MRED as Distributed by MLS Grid
• 2022-12-16 Sold (Public Records) $130,000 Public Records
• 2022-12-14 Sold (MLS) $130,000 MRED as Distributed by MLS Grid
• 2022-11-17 Contingent — MRED as Distributed by MLS Grid
• 2022-11-09 Listing Removed — MRED as Distributed by MLS Grid
• 2022-11-09 Listed $135,000 MRED as Distributed by MLS Grid
• 2022-10-17 Listed — MRED as Distributed by MLS Grid
• 2016-01-29 Sold (MLS) $52,000 MRED as Distributed by MLS Grid
• 2015-12-01 Pending — MRED as Distributed by MLS Grid
• 2015-12-01 Relisted — MRED as Distributed by MLS Grid
• 2015-10-29 Listing Removed — MRED as Distributed by MLS Grid
• 2015-10-29 Listed $54,900 MRED as Distributed by MLS Grid
• 2003-09-09 Sold (Public Records) $85,000 Public Records
• 2000-04-17 Sold (Public Records) $57,500 Public Records
• 1983-12-01 Sold (Public Records) $46,900 Public Records

Property tax history

+1.7%/yr

Latest (2024): $2,662 · +4.1% YoY. Source: county tax records.