844 Village Quarter Rd Unit B5 · West Dundee, IL 60118

$173,500

2 bd · 1.0 ba · 845 sqft · Condo · 12 Days on market

Built 1969 $384/mo HOA · 20% of rent

---

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 +13.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +4.3/5.0
• DSCR +4.2/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced to sell! A few steps down than all on one level. Plenty of storage in this Two bedroom one bath unit. Spacious size rooms. one car assigned parking that is marked. Eat in kitchen with walk-in pantry. bring your decorating ideals. Sold as-is.

Key facts

• Storage
• Assigned parking
• Walk-in pantry

Tags

• WALK-IN PANTRY
• ASSIGNED PARKING
• STORAGE

Property features AI

Finance

• Other: Unit in a 12-unit building; Living area per assessor
• HOA & community: Monthly association fee of $384; Association fee includes heat, water, parking, insurance, exterior maintenance, lawn care, garbage service and snow removal; Coin laundry and storage available; Pets allowed (cats and dogs), maximum pet weight 50 lbs

Exterior

• Parking: One assigned, owned parking space on asphalt
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Condo in a mid-rise (4-6 story) building; Attached single property; Entry level 1
• Construction: Brick and cedar construction; Built approximately 51–60 years ago; Property built before 1978
• Exterior features: Common grounds; School bus service

Interior

• Kitchen: Kitchen with walk-in pantry
• Bedrooms: Two bedrooms (both on main level); Master bedroom on main level
• Flooring: Carpet in living room and master bedroom; Vinyl in kitchen and dining room
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating
• Interior features: Five total rooms; Separate dining room; Pantry (walk-in)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $174k.

Deal economics

• At list price, monthly cash flow is $14 ($174/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Cap rate 6.4% vs local median 4.1% in West Dundee — 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 86/100 on livability (#18 in IL, #391 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, employment A+, housing A+; Watch: cost of living C-, commute D.
• CUSD 300 (suburban): math 24% / reading 27% proficiency, ranked #261 of 620 in IL (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dundee Highlands Elem School (math 27% / reading 37%, grade F, #586 of 2,056 statewide, top 31%, 385 students, 0% FRL); Dundee Middle School (math 27% / reading 35%, grade F, #233 of 665 statewide, top 36%, 1,129 students, 0% FRL); Dundee-Crown High School (math 20% / reading 21%, grade F, #350 of 693 statewide, top 51%, 2,636 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-2.0%/yr); 58 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,944 units permitted in Kane County in 2024 (357 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $174k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $173,500

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.12% ✓
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.33×
• Total profit: $-32,644
• Equity at exit: $25,869

10-year hold

• IRR: -24.3%
• Equity multiple: 0.01×
• Total profit: $-48,262
• Equity at exit: $15,001

Cash invested: $48,580 (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 60118

• Rents YoY: -2.0%
• Active inventory: 58
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,936 high
• Mortgage (P&I): −$910
• Tax from tax record: −$149 /mo · $1,790/yr
• Insurance: −$72
• HOA: −$384
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $14

Break-even live

Break-even rent $1,918

Max offer price $173,500

Occupancy floor 94%

Sensitivity live

Price	-10% $113	-5% $64	+0% $14	+5% $-35	+10% $-84
Rent	-10% $-139	-5% $-62	+0% $14	+5% $91	+10% $167
Rate	-1.0pp $102	-0.5pp $59	base $14	+0.5pp $-30	+1.0pp $-76

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: $43,375
• Closing costs: $5,205
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
833 Village Quarter Rd West Dundee, IL	2.0–3.0	1.0–2.0	1062	$1,750	$1.65	14d	2	0.07mi
833 Village Quarter Rd West Dundee, IL	2.0–3.0	1.0–2.0	1010	$1,750	$1.73	26d	2	0.07mi
833 Village Quarter Rd Unit TH-C West Dundee, IL	2.0	1.5	850	$1,900	$2.24	3d	1	0.08mi
525 Ryan Ln Unit B West Dundee, IL	2.0	1.0	1000	$1,650	$1.65	26d	1	0.41mi
705 Strom Dr Unit 2D West Dundee, IL	2.0	1.0	800	$1,800	$2.25	45d	1	0.53mi
900-966 Locust Dr Sleepy Hollow, IL	1.0–3.0	1.0–2.0	1040	$2,000	$1.92	3d	4	0.69mi
1900 Canterfield Pkwy E West Dundee, IL	3.0	1.0–2.0	1026	$2,415	$2.35	0d	5	1.17mi
50 Canterfield Pkwy W Dundee Township, IL	1.0–3.0	1.0–3.0	1075	$2,512	$2.34	45d	15	1.34mi
50 Canterfield Pkwy W Dundee Township, IL	2.0	1.0	1018	$2,225	$2.19	4d	1	1.34mi
50 Canterfield Pkwy W Dundee Township, IL	1.0	1.0	761	$1,775	$2.33	5d	1	1.34mi
809 E Main St Unit 2B East Dundee, IL	2.0	2.0	931	$1,970	$2.12	19d	1	1.40mi
809 E Main St East Dundee, IL	2.0	2.0	931	$1,970	$2.12	4d	1	1.40mi
853 E Main St Unit 3D East Dundee, IL	1.0	1.0	729	$1,760	$2.41	9d	1	1.42mi
853 E Main St Unit 2F East Dundee, IL	2.0	2.0	975	$1,970	$2.02	4d	1	1.42mi
853 E Main St East Dundee, IL	1.0	1.0	729	$1,760	$2.41	5d	1	1.42mi
853 E Main St East Dundee, IL	2.0	2.0	975	$1,970	$2.02	1d	1	1.42mi

HOA detail condo

• Monthly dues: $384 · $4,608/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-22
   price $173,500 Active 12 DOM
2. 2026-06-21
   days on market $178,500 Active 12 DOM
3. 2026-06-18
   days on market $178,500 Active 9 DOM
4. 2026-06-17
   days on market $178,500 Active 8 DOM
5. 2026-06-16
   days on market $178,500 Active 7 DOM
6. 2026-06-15
   days on market $178,500 Active 6 DOM
7. 2026-06-13
   days on market $178,500 Active 4 DOM
8. 2026-06-13
   days on market $178,500 Active 3 DOM
9. 2026-06-10
   remarks 248-char remark
10. 2026-06-10
    listed $178,500 Active 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: $1,790 · $149/mo
• Projected year-2 tax: $2,864 · $239/mo
• Expected delta: +$1,074/yr (+$90/mo · 60.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,237
• − Mortgage interest: −$9,719
• − Property taxes: −$1,790
• − Insurance: −$868
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − HOA: −$4,608
• − Depreciation: −$5,047
• Taxable loss: −$2,512
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $777/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 300
• NCES district ID: 1708550
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 27% ▼ -11.00%
• Median HH income: $77,706
• Composite: 25.12/100
• National rank: #7524
• State rank: #261 of 620 in IL

Livability — West Dundee

• Score: 86/100
• State rank: #18
• US rank: #391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Dundee, IL
• County: Kane County · 361,735 people
• City population: 15,892
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 15,892
• Household income: $106,912
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 383.0

Population outlook (Kane County) Hauer SSP2

• Today (2025): 559,449 people
• By 2030: 568,757 · +1.7%
• By 2040: 575,969 · +3.0%
• By 2050: 563,477 · +0.7%
• By 2075: 492,321 · -12.0%
• By 2100: 380,943 · -31.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 13% Two or more races 6% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 12% Italian 3% Lithuanian 2%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 83% English-only · Spanish 10% Russian/Polish/Slavic 3% Other Indo-European 1%

Political lean MEDSL · Kane

• 2024 margin: Lean D (+9.4) · D 54.0% · R 44.6% · Other 1.4%
• 2008→2024 swing: -2.4pp toward R · 2008: 11.8pp · 2024: 9.4pp
• All cycles: 2024: D+9.4 2020: D+14.4 2016: D+8.9 2012: D+0.9 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.57%
• Current HPI: 195.8624
• Rent YoY: ▼ -1.96%
• 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

+156.8% since first listed

2 events — show timeline

• 2026-06-09 Listed $178,500 MRED as Distributed by MLS Grid
• 1994-12-19 Sold (Public Records) $69,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,790 · +12.4% YoY. Source: county tax records.