16 N Garfield St Unit 2A · Lombard, IL 60148

$130,000

1 bd · 1.0 ba · 434 sqft · Condo public records · 7 Days on market

Built 1954 $211/mo HOA · 13% of rent

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Why this score? — see what drove the C- 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 +19.3/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +6.1/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

First-floor one bedroom condo with open Kitchen and Living. New kitchen and decor. Move right in! 2 blocks to the Metra Train Station, downtown, shopping and 5 minutes to all major expressways. One parking space right outside your door. Coin-operated laundry in basement. Brand new listing..Don't wait...

Key facts

• Open floor plan
• Near dining
• Near shopping

Tags

• OPEN FLOOR PLAN
• MODERN APPLIANCES
• NEAR SHOPPING
• NEAR DINING
• NEAR PARKS
• LOW TAXES

Property features AI

Finance

• Other: Living area source reported by landlord/tenant/seller; Built before 1978
• Financial info: Special service area: No
• HOA & community: Monthly association fee of $211; Association fee includes heat, water, parking, insurance, exterior maintenance, lawn care, trash removal, and snow removal; Pets allowed (cats and dogs)

Exterior

• Parking: One parking space (off-site)
• Utilities: Water source: Lake Michigan; Public sewer and storm sewer; Power: (not specified)
• Home design: Attached single condo; Entry level: 1; Condo ownership; Unit located in a multi-unit building (16 units)
• Construction: Brick construction; Rubber roof; Concrete perimeter foundation; Building age approximately 71–80 years; Rehab completed in 2022
• Exterior features: Other exterior features

Interior

• Kitchen: Kitchen located on second level (approx. 7 x 13)
• Bedrooms: One bedroom (master bedroom on main level); Additional bedroom spaces listed (Bedroom 2, Bedroom 3, Bedroom 4)
• Bathrooms: One full bathroom
• Heating & cooling: Steam heating; Wall-mounted cooling units
• Interior features: Three total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 7.6% vs local median 3.8% in Lombard — 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 72/100 on livability (#314 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: cost of living C-, health & safety D+, amenities F.
• Glenbard Twp Hsd 87 (suburban): math 38% / reading 40% proficiency, ranked #126 of 620 in IL (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 136 active listings in the ZIP; 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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 $90k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1954 — 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. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.74%
• DSCR: 1.21
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.59×
• Total profit: $-14,946
• Equity at exit: $19,383

10-year hold

• IRR: -6.3%
• Equity multiple: 0.64×
• Total profit: $-13,184
• Equity at exit: $11,240

Cash invested: $36,400 (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 60148

• Rents YoY: 0.9%
• Active inventory: 136
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,571 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$150 /mo · $1,802/yr
• Insurance: −$54
• HOA: −$211
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $144

Break-even live

Break-even rent $1,389

Max offer price $130,000

Occupancy floor 86%

Sensitivity live

Price	-10% $217	-5% $181	+0% $144	+5% $107	+10% $70
Rent	-10% $20	-5% $82	+0% $144	+5% $206	+10% $268
Rate	-1.0pp $209	-0.5pp $177	base $144	+0.5pp $110	+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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $211 · $2,532/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-22
   listed $130,000 Active
2. 2022-09-28
   soldstatus $90,000
3. 2022-09-13
   soldstatus $90,000 Closed 304-char remark

   Show marketing remark (304 chars)

   First-floor one bedroom condo with open Kitchen and Living. New kitchen and decor. Move right in! 2 blocks to the Metra Train Station, downtown, shopping and 5 minutes to all major expressways. One parking space right outside your door. Coin-operated laundry in basement. Brand new listing..Don't wait...

4. 2022-07-26
   historical Contingent - Continue to Show 304-char remark

   Show marketing remark (304 chars)

   First-floor one bedroom condo with open Kitchen and Living. New kitchen and decor. Move right in! 2 blocks to the Metra Train Station, downtown, shopping and 5 minutes to all major expressways. One parking space right outside your door. Coin-operated laundry in basement. Brand new listing..Don't wait...

5. 2022-06-29
   status Active 304-char remark

   Show marketing remark (304 chars)

   First-floor one bedroom condo with open Kitchen and Living. New kitchen and decor. Move right in! 2 blocks to the Metra Train Station, downtown, shopping and 5 minutes to all major expressways. One parking space right outside your door. Coin-operated laundry in basement. Brand new listing..Don't wait...

6. 2022-06-15
   historical Contingent - Continue to Show 304-char remark

   Show marketing remark (304 chars)

   First-floor one bedroom condo with open Kitchen and Living. New kitchen and decor. Move right in! 2 blocks to the Metra Train Station, downtown, shopping and 5 minutes to all major expressways. One parking space right outside your door. Coin-operated laundry in basement. Brand new listing..Don't wait...

7. 2022-06-03
   listed $94,900 Active 304-char remark

   Show marketing remark (304 chars)

   First-floor one bedroom condo with open Kitchen and Living. New kitchen and decor. Move right in! 2 blocks to the Metra Train Station, downtown, shopping and 5 minutes to all major expressways. One parking space right outside your door. Coin-operated laundry in basement. Brand new listing..Don't wait...

8. 2022-01-20
   soldstatus $80,000
9. 2021-12-30
   soldstatus $80,000 Closed 301-char remark

   Show marketing remark (301 chars)

   First-floor one bedroom condo with open Kit/Living. New kitchen and decor. Move right in! 2 blocks to the Metra Train Station, downtown, shopping and 5 minutes to all major expressways. One parking space right outside your door. Coin-operated laundry in basement. Brand new listing..don't wait...

10. 2021-12-15
    status Active Under Contract 301-char remark

    Show marketing remark (301 chars)

    First-floor one bedroom condo with open Kit/Living. New kitchen and decor. Move right in! 2 blocks to the Metra Train Station, downtown, shopping and 5 minutes to all major expressways. One parking space right outside your door. Coin-operated laundry in basement. Brand new listing..don't wait...

11. 2021-09-29
    listed $85,000 Active 301-char remark

    Show marketing remark (301 chars)

    First-floor one bedroom condo with open Kit/Living. New kitchen and decor. Move right in! 2 blocks to the Metra Train Station, downtown, shopping and 5 minutes to all major expressways. One parking space right outside your door. Coin-operated laundry in basement. Brand new listing..don't wait...

12. 1997-10-17
    soldstatus $37,000
13. 1979-07-01
    soldstatus $25,900

ⓘ 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: $1,802 · $150/mo
• Projected year-2 tax: $2,376 · $198/mo
• Expected delta: +$575/yr (+$48/mo · 31.9%)

ⓘ 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 ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,849
• − Mortgage interest: −$7,282
• − Property taxes: −$1,802
• − Insurance: −$650
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − HOA: −$2,532
• − Depreciation: −$3,782
• Taxable loss: −$214
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $1,778/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: Glenbard Twp Hsd 87
• NCES district ID: 1716830
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $79,535
• Composite: 36.49/100
• National rank: #4651
• State rank: #126 of 620 in IL

Livability — Lombard

• Score: 72/100
• State rank: #314
• US rank: #6205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lombard, IL
• County: DuPage County · 904,569 people
• City population: 52,596
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 52,596
• Household income: $100,616
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 1539.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 13% Asian 11% Two or more races 9% Black 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 11% Italian 4% Iranian 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 75% English-only · Other Indo-European 9% Spanish 9% Russian/Polish/Slavic 3%

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: ▼ -282.93%
• Current HPI: 210.0801
• Rent YoY: ▲ 0.94%
• 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

+401.9% since first listed

13 events — show timeline

• 2026-05-22 Listed $130,000 MRED as Distributed by MLS Grid
• 2022-09-28 Sold (Public Records) $90,000 Public Records
• 2022-09-13 Sold (MLS) $90,000 MRED as Distributed by MLS Grid
• 2022-07-26 Contingent — MRED as Distributed by MLS Grid
• 2022-06-29 Relisted — MRED as Distributed by MLS Grid
• 2022-06-15 Contingent — MRED as Distributed by MLS Grid
• 2022-06-03 Listed $94,900 MRED as Distributed by MLS Grid
• 2022-01-20 Sold (Public Records) $80,000 Public Records
• 2021-12-30 Sold (MLS) $80,000 MRED as Distributed by MLS Grid
• 2021-12-15 Pending — MRED as Distributed by MLS Grid
• 2021-09-29 Listed $85,000 MRED as Distributed by MLS Grid
• 1997-10-17 Sold (Public Records) $37,000 Public Records
• 1979-07-01 Sold (Public Records) $25,900 Public Records

Property tax history

+3.7%/yr

Latest (2024): $1,802 · +7.5% YoY. Source: county tax records.