124 Klein Creek Ct · Carol Stream, IL 60188

$212,500

2 bd · 1.5 ba · 850 sqft · Other · 25 Days on market

Built 1979 Good condition

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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 +12.1/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Fully renovated top-floor condo in desirable Klein Creek Condos! This move-in ready home has been updated top to bottom with the following BRAND NEW installations: windows, flooring, kitchen appliances, cabinets, countertops, washer/dryer, bathtub, and toilets & mdash; offering the feel of a brand new home. The bright top-floor location provides added privacy and natural light. Its right next to the Carol Stream Recreation center, and has walking trails nearby. It is the top floor unit, and very sunny. Conveniently located in Carol Stream near the Village Recreation Center and good schools, shopping, restaurants, grocery stores, parks, and fitness centers, with easy access to North Av

Key facts

• Fully renovated
• Natural light
• Top floor condo

Tags

• TOP FLOOR CONDO
• FULLY RENOVATED
• BRAND NEW INSTALLATIONS
• NATURAL LIGHT
• WALKING TRAILS NEARBY
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $212k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-48 ($-571/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (15.4% below list).
• Recommended offer: $180k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.6% in Carol Stream — 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 80/100 on livability (#112 in IL, #1,808 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, health & safety 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.
• Zoned schools: Western Trails Elem School (math 22% / reading 27%, grade F, #850 of 2,056 statewide, top 45%, 290 students, 0% FRL); Jay Stream Middle School (math 27% / reading 30%, grade F, #277 of 665 statewide, top 42%, 505 students, 0% FRL); Glenbard North High School (math 31% / reading 33%, grade F, #157 of 693 statewide, top 25%, 2,162 students, 0% FRL).
• Market conditions: Rents rising (+3.4%/yr); 60 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Recommended offer $179,869 (15.4% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.85% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.4% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.38×
• Total profit: $-36,710
• Equity at exit: $31,684

10-year hold

• IRR: -8.7%
• Equity multiple: 0.45×
• Total profit: $-32,751
• Equity at exit: $18,373

Cash invested: $59,500 (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 60188

• Rents YoY: 3.4%
• Active inventory: 60
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$1,114
• Tax est. 1.5%: −$266 /mo · $3,188/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-48

Break-even live

Break-even rent $1,859

Max offer price $205,616

Occupancy floor 98%

Sensitivity live

Price	-10% $99	-5% $26	+0% $-48	+5% $-121	+10% $-194
Rent	-10% $-190	-5% $-119	+0% $-48	+5% $23	+10% $95
Rate	-1.0pp $59	-0.5pp $6	base $-48	+0.5pp $-103	+1.0pp $-159

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: $53,125
• Closing costs: $6,375
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 Klein Creek Ct Unit 1A Carol Stream, IL	1.0	1.0	643	$1,500	$2.33	26d	1	0.09mi
798 N Gary Ave #210 Carol Stream, IL	1.0	1.0	825	$1,700	$2.06	22d	1	0.13mi
732 Bluff St Carol Stream, IL	1.0–3.0	1.0–2.0	900	$2,156	$2.40	0d	27	0.29mi
136 Greenway Trl Carol Stream, IL	1.0–2.0	1.5	832	$2,157	$2.59	3d	7	0.53mi
492 Vinings Dr Bloomingdale, IL	1.0–3.0	1.0–2.5	1222	$2,658	$2.18	0d	9	1.27mi
1756 Gilberto St Glendale Heights, IL	3.0	1.0	1040	$2,450	$2.36	12d	1	1.29mi
1742 Amherst Cir Unit 1742 Glendale Heights, IL	2.0	1.0	929	$1,899	$2.04	26d	1	1.36mi
232 Butterfield Dr Bloomingdale, IL	1.0	1.0	732	$1,844	$2.52	3d	1	1.48mi

Listing history 16 events

1. 2026-06-21
   days on market $212,500 Active 25 DOM
2. 2026-06-18
   days on market $212,500 Active 22 DOM
3. 2026-06-17
   days on market $212,500 Active 21 DOM
4. 2026-06-16
   days on market $212,500 Active 20 DOM
5. 2026-06-15
   days on market $212,500 Active 19 DOM
6. 2026-06-13
   days on market $212,500 Active 17 DOM
7. 2026-06-13
   days on market $212,500 Active 16 DOM
8. 2026-06-09
   days on market $212,500 Active 13 DOM
9. 2026-06-08
   days on market $212,500 Active 12 DOM
10. 2026-06-07
    days on market $212,500 Active 11 DOM
11. 2026-06-04
    days on market $212,500 Active 8 DOM
12. 2026-06-03
    days on market $212,500 Active 7 DOM
13. 2026-06-02
    days on market $212,500 Active 6 DOM
14. 2026-06-01
    days on market $212,500 Active 5 DOM
15. 2026-05-31
    days on market $212,500 Active 4 DOM
16. 2026-05-12
    listed $217,500 Active

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

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 · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,584
• − Mortgage interest: −$11,903
• − Property taxes: −$3,188
• − Insurance: −$1,062
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$6,182
• Taxable loss: −$4,204
• Est. tax savings @ 24.0%: +$1,009
• After-tax cash flow: $438/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This property is in excellent condition with recent renovations, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value.
• Both Lighting — Improves interior and exterior aesthetics.
• Both Smart home integration — Enhances convenience and adds modern appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value. ↑
• Both Lighting — Improves interior and exterior aesthetics. ↑
• Both Smart home integration — Enhances convenience and adds modern appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Carol Stream

• Score: 80/100
• State rank: #112
• US rank: #1808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carol Stream, IL
• County: DuPage County · 904,569 people
• City population: 42,307
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 42,307
• Household income: $103,628
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 824.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 52% Asian 19% Hispanic / Latino 18% Two or more races 10% Black 6%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Romanian 9% Italian 2% Slovak 1%
• Foreign-born: 28% · Canada, Vietnam, Jamaica
• Languages at home: 61% English-only · Spanish 15% Other Indo-European 12% Russian/Polish/Slavic 4%

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: ▼ -266.54%
• Current HPI: 212.0255
• Rent YoY: ▲ 3.40%
• 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

1 event — show timeline

• 2026-05-12 Listed $217,500 FSBO.com