40 E Hattendorf Ave · Roselle, IL 60172

$300,000

3 bd · 1.0 ba · 1,731 sqft · SingleFamily public records · 16 Days on market

Built 1908 0.31 ac lot Est $424k · 29% under

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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 +15.0/15.0
• Cash flow +14.0/30.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A rare opportunity to own a piece of downtown Roselle. This property is being sold strictly as-is with value in the land, offering the ultimate foundation for buyers, investors, or builders. Zoned R-3, accommodating single-family homes, duplexes, and multi-family units. Enjoy a coveted location just steps from local happenings and the newly renovated Turner Park and pond. Complete with top-tier schools (Spring Hills, Roselle Middle, and Lake Park High) and effortless commuting via the Metra and I-390. An exceptional blend of downtown footprint, property potential, and community living.

Key facts

• 0.31 acre lot
• 2 garage spots
• Built 1908

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: 2-car garage (detached, owned); Assigned parking; Additional parking in parking lot — total 3 parking spaces
• Utilities: Public water; Public sewer; Electric with fuses
• Home design: Detached single-family home; 2 stories; Fee simple ownership; Over 100 years old; Property offers commuter train and interstate access
• Construction: Aluminum siding and plaster exterior; Asphalt roof; Concrete perimeter foundation; Built before 1978
• Exterior features: Enclosed porch (16 x 9); Sidewalks; Street lights; Paved streets

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms; Master bedroom on second floor (19 x 14); Bedroom on second floor (15 x 13); Bedroom on second floor (12 x 9); Bedroom on main level (15 x 9)
• Flooring: Hardwood; Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Built-in features; Coffered ceilings; Beamed ceilings; 7 total rooms; Unfinished concrete full basement
• Laundry & utility: Laundry area in basement; Dryer; Sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $38 ($451/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (10.9% below list).
• Recommended offer: $267k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.3% in Roselle — 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 76/100 on livability (#196 in IL, #3,636 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: health & safety D+, amenities F, commute F.
• Lake Park Chsd 108 (suburban): math 37% / reading 43% proficiency, ranked #128 of 620 in IL (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Spring Hills Elem School (math 52% / reading 37%, grade F, #267 of 2,056 statewide, top 15%, 458 students, 0% FRL); Roselle Middle School (math 52% / reading 62%, grade B, #30 of 665 statewide, top 5%, 242 students, 0% FRL); Lake Park High School (math 37% / reading 43%, grade F, #85 of 693 statewide, top 12%, 2,560 students, 0% FRL).
• Market conditions: 52 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $267,196 (10.9% below list)

Questions for the listing agent

1. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.89% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $424,095
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 W Glenlake Ave	0.22mi	3/1.5	1,632 (-6%)	0mo	$415,000	$254	78
122 S Prospect St	0.31mi	4/1.5 (+1)	1,651 (-5%)	14mo	$360,000	$218	59
33 E Woodworth Pl	0.50mi	3/1.5	1,616 (-7%)	15mo	$384,900	$238	52
59 W Maple Ave	0.43mi	4/2.0 (+1)	1,634 (-6%)	12mo	$425,000	$260	51
455 E Granville Ave	0.47mi	3/2.0	1,941 (+12%)	3mo	$475,000	$245	51
51 W Granville Ave	0.28mi	3/1.5	1,539 (-11%)	19mo	$360,000	$234	50
55 W Devon Ave	0.38mi	3/2.0	1,584 (-8%)	16mo	$350,000	$221	50
321 E Ardmore Ave	0.65mi	2/2.0 (-1)	1,631 (-6%)	5mo	$349,900	$215	47
326 Catalpa Ave	0.70mi	3/2.0	1,608 (-7%)	11mo	$451,000	$280	42
345 Catalpa Ave	0.68mi	3/2.0	1,529 (-12%)	10mo	$405,000	$265	36
550 Seward St	0.68mi	3/2.5	1,600 (-8%)	16mo	$470,000	$294	36
101 Claria Dr	0.40mi	4/3.0 (+1)	1,957 (+13%)	21mo	$440,000	$225	29

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

Projected returns pro-forma

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

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-46,177
• Equity at exit: $44,731

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-36,961
• Equity at exit: $25,939

Cash invested: $84,000 (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 60172

• Active inventory: 52
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,672 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $38

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 94%

Sensitivity live

Price	-10% $245	-5% $141	+0% $38	+5% $-66	+10% $-170
Rent	-10% $-173	-5% $-68	+0% $38	+5% $143	+10% $249
Rate	-1.0pp $189	-0.5pp $114	base $38	+0.5pp $-40	+1.0pp $-119

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 Main St #214 Roselle, IL	2.0	2.0	1704	$2,800	$1.64	21d	1	0.31mi
523 Club House Cir Roselle, IL	3.0	2.5	1605	$2,800	$1.74	17d	1	0.63mi
1623 Indian Hill Dr Roselle, IL	3.0	1.5	1800	$3,050	$1.69	22d	1	0.76mi
280 Springhill Dr Roselle, IL	2.0	2.0	1196	$1,865	$1.56	26d	1	0.92mi
280 Springhill Dr Roselle, IL	2.0	2.0	1196	$1,865	$1.56	0d	1	0.92mi
790 E Irving Park Rd Unit 3E Roselle, IL	2.0	2.0	1325	$2,387	$1.80	26d	1	0.96mi
840 E Irving Park Rd Roselle, IL	2.0	2.0	1277	$2,666	$2.09	0d	13	0.98mi
841 Cross Creek Ct Unit C Roselle, IL	2.0	2.0	1250	$2,249	$1.80	26d	1	1.19mi
1298 Leonard Dr Unit 1298 Schaumburg, IL	3.0	2.5	2000	$3,150	$1.57	21d	1	1.25mi
521 Cumberland Trl Apt D Roselle, IL	3.0	2.0	1350	$2,500	$1.85	19d	1	1.30mi
676 Cumberland Trl Unit A2 Roselle, IL	3.0	2.0	1200	$2,599	$2.17	3d	1	1.36mi
305 Cambia Dr Schaumburg, IL	1.0–3.0	1.0–1.5	850	$1,838	$2.16	1d	20	1.38mi
242 Nantucket Hbr Schaumburg, IL	2.0	1.5	1100	$2,300	$2.09	7d	1	1.42mi

Listing history 11 events

1. 2026-06-21
   days on market $300,000 Coming Soon 16 DOM
2. 2026-06-18
   days on market $300,000 Coming Soon 13 DOM
3. 2026-06-17
   days on market $300,000 Coming Soon 12 DOM
4. 2026-06-16
   days on market $300,000 Coming Soon 11 DOM
5. 2026-06-15
   days on market $300,000 Coming Soon 10 DOM
6. 2026-06-13
   days on market $300,000 Coming Soon 8 DOM
7. 2026-06-13
   days on market $300,000 Coming Soon 7 DOM
8. 2026-06-09
   days on market $300,000 Coming Soon 4 DOM
9. 2026-06-08
   days on market $300,000 Coming Soon 3 DOM
10. 2026-06-07
    remarks 592-char remark
11. 2026-06-07
    listed $300,000 Coming Soon 2 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: $32,064
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,565
• − Management: −$2,565
• − Depreciation: −$8,727
• Taxable loss: −$4,599
• Est. tax savings @ 24.0%: +$1,104
• After-tax cash flow: $1,555/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: Lake Park Chsd 108
• NCES district ID: 1721840
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $69,790
• Composite: 36.37/100
• National rank: #4684
• State rank: #128 of 620 in IL

Livability — Roselle

• Score: 76/100
• State rank: #196
• US rank: #3636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roselle, IL
• County: DuPage County · 904,569 people
• City population: 24,141
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 24,141
• Household income: $110,750
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 320.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Asian 9% Two or more races 8% Black 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 24% French 2% Portuguese 1%
• Foreign-born: 22% · Canada, China
• Languages at home: 68% English-only · Russian/Polish/Slavic 16% Other Indo-European 6% Spanish 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: ▼ -249.61%
• Current HPI: 207.1221
• 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