None · Aurora, IL 60503

$340,000

2 bd · 1.5 ba · 1,100 sqft · Townhouse · 1 Days on market

Built 2000 Est $258k · 32% over

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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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome home to this beautifully newly renovated and maintained townhome tucked away on a quiet cul-de-sac and backing to open green space. The inviting floor plan offers comfortable living and plenty of natural light throughout. The spacious living room flows seamlessly into the dining area, creating the perfect setting for everyday living and entertaining. The kitchen features ample cabinetry, generous counter space, and a sunny table area ideal for casual dining. Upstairs, you'll find two generously sized bedrooms, a full bathroom, and the convenience of a second-floor laundry room. The family room provides valuable additional living space and is perfect for a home office, media room, pl

Key facts

• Garage
• Built 2000

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $340k.

Deal economics

• At list price, monthly cash flow is $-384 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (26.8% below list).
• Recommended offer: $249k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: schools F, amenities F, health & safety 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.
• Market conditions: 122 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).

Forward outlook

• In year one you build about $36k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• Will County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $248,758 (26.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.85%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $258,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1660 Normantown Rd	0.51mi	2/1.5	1,052 (-4%)	12mo	$279,000	$265	59
1704 Normantown Rd #445	0.47mi	2/1.5	1,052 (-4%)	16mo	$255,000	$242	57
1700 Normantown Rd	0.48mi	2/1.5	1,052 (-4%)	20mo	$250,000	$238	54
1584 Normantown Rd	0.57mi	2/1.5	1,052 (-4%)	22mo	$245,000	$233	48
1500 Normantown Rd	0.66mi	2/1.5	1,052 (-4%)	20mo	$245,000	$233	46
1412 Normantown Rd	0.75mi	2/1.5	1,052 (-4%)	16mo	$275,000	$261	44
2649 Hillsboro Blvd	0.73mi	2/1.5	1,192 (+8%)	13mo	$280,000	$235	41
2843 Dorothy Dr	0.63mi	3/1.5 (+1)	1,251 (+14%)	3mo	$325,000	$260	40
2870 Dorothy Dr	0.68mi	3/1.5 (+1)	1,235 (+12%)	7mo	$270,000	$219	37
2992 Dorothy Dr	0.57mi	3/1.5 (+1)	1,251 (+14%)	14mo	$270,000	$216	34
2922 Dorothy Dr	0.63mi	3/1.5 (+1)	1,251 (+14%)	16mo	$285,000	$228	29
2260 Georgetown Cir #2260	0.75mi	2/2.5	1,189 (+8%)	23mo	$270,000	$227	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.69×
• Total profit: $160,723
• Equity at exit: $306,299

10-year hold

• IRR: 18.9%
• Equity multiple: 6.17×
• Total profit: $492,634
• Equity at exit: $660,545

Cash invested: $95,200 (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 →

ZIP-level market 60503

• Home prices YoY: 4.6%
• Active inventory: 122
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,488 high
• Mortgage (P&I): −$1,783
• Tax est. 1.5%: −$425 /mo · $5,100/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-384

Break-even live

Break-even rent $2,974

Max offer price $284,366

Occupancy floor —

Sensitivity live

Price	-10% $-150	-5% $-267	+0% $-384	+5% $-502	+10% $-619
Rent	-10% $-581	-5% $-483	+0% $-384	+5% $-286	+10% $-188
Rate	-1.0pp $-213	-0.5pp $-298	base $-384	+0.5pp $-473	+1.0pp $-562

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1914 Spinnaker Ct Aurora, IL	3.0	2.5	1412	$3,000	$2.12	45d	1	0.12mi
1860 Middlebury Dr Unit 1860 Aurora, IL	2.0	2.5	1471	$2,450	$1.67	21d	1	0.17mi
1632 Normantown Rd Naperville, IL	2.0	1.5	1052	$2,150	$2.04	3d	1	0.56mi
1516 Normantown Rd Unit 1516 Naperville, IL	2.0	1.5	1052	$2,100	$2.00	26d	1	0.66mi
2598 Hillsboro Blvd Aurora, IL	3.0	2.5	1482	$2,395	$1.62	22d	1	0.71mi
1420 Andover Dr Aurora, IL	3.0	1.5	1300	$2,200	$1.69	4d	1	0.73mi
2516 Hillsboro Blvd Aurora, IL	2.0	2.5	1482	$2,300	$1.55	19d	1	0.80mi
1210 Andover Cir Aurora, IL	3.0	1.5	1194	$2,100	$1.76	9d	1	0.97mi
1227 Andover Cir Aurora, IL	3.0	1.5	1194	$2,300	$1.93	45d	1	0.99mi
1419 Farrington Ln Aurora, IL	3.0	1.5	1476	$2,959	$2.00	4d	1	1.03mi
1111 Brunswick Ln Aurora, IL	3.0	2.0	1159	$2,200	$1.90	8d	1	1.13mi
1111 Brunswick Ln Aurora, IL	3.0	1.5	1159	$2,200	$1.90	14d	1	1.13mi
1009 Pheasant Run Ln Aurora, IL	3.0	2.0	1034	$2,050	$1.98	45d	1	1.26mi
3427 Fox Hill Rd Aurora, IL	2.0	1.0	864	$2,000	$2.31	14d	1	1.31mi
826 Terrace Lake Dr Aurora, IL	2.0	1.5	1090	$2,132	$1.96	0d	9	1.39mi
2565 Dickens Ct Aurora, IL	2.0	2.5	1116	$2,300	$2.06	45d	1	1.47mi
2703 Showplace Dr Naperville, IL	1.0–3.0	1.0–2.0	1017	$2,615	$2.57	0d	33	1.50mi

Listing history 2 events

1. 2026-06-22
   remarks 699-char remark
2. 2026-06-22
   listed $340,000 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,851
• − Mortgage interest: −$19,045
• − Property taxes: −$5,100
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − Depreciation: −$9,891
• Taxable loss: −$10,661
• Est. tax savings @ 24.0%: +$2,559
• After-tax cash flow: $-2,055/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: 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

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: Will County · 412,448 people
• City population: 186,692
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 16,789
• Household income: $136,726
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 19.0

Population outlook (Will County) Hauer SSP2

• Today (2025): 705,368 people
• By 2030: 708,154 · +0.4%
• By 2040: 702,692 · -0.4%
• By 2050: 680,249 · -3.6%
• By 2075: 611,990 · -13.2%
• By 2100: 516,215 · -26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 49% Asian 19% Black 14% Hispanic / Latino 14% Two or more races 7%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Romanian 10% Scandinavian 3% Italian 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 68% English-only · Other Indo-European 11% Spanish 8% Other Asian/Pacific 4%

Political lean MEDSL · Will

• 2024 margin: Toss-up / Even · D 50.1% · R 48.5% · Other 1.4%
• 2008→2024 swing: -11.6pp toward R · 2008: 13.2pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+8.3 2016: D+5.7 2012: D+3.7 2008: D+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.31%
• Current HPI: 232.382
• 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