2343 Ogden Ave #11 · Downers Grove, IL 60515

$175,000

1 bd · 1.0 ba · 933 sqft · Condo public records · 10 Days on market

Built 1968 $358/mo HOA · 20% of rent

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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 +10.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Rent growth +4.4/5.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just move in and enjoy. Freshly painted, new laminated flooring & carpeting. Fully applianced eat in kitchen w/stove dishwasher & new refrigerator. Pantry cabinet. Sliding door to balcony overlooking pool and tennis courts. Updated bathroom. Linen closet. New air conditioner. Entry w/guest closet. Basment laundry & storage. Security entry. Assigned parking #46.

Key facts

• Separate dining room
• Linen closet
• Updated bathroom

Tags

• KITCHEN PANTRY CABINET
• SEPARATE DINING ROOM
• BALCONY OVERLOOKING POOL
• UPDATED BATHROOM
• LINEN CLOSET
• AIR CONDITIONER

Property features AI

Finance

• Other: Not currently leased; Possession at closing or immediate
• Financial info: Special Service Area: No
• HOA & community: Monthly association fee of $358; Association fee includes heat, water, insurance, pool, exterior maintenance, lawn care, and snow removal; Community amenities: coin laundry, storage, pool, tennis courts; Manager off-site; Pets allowed with limits (maximum pet weight 30 lbs)

Exterior

• Parking: 1 parking space
• Security: Security door lock(s) available through association
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single condo; Entry level: 2; Condo ownership; Part of an 8-unit building; Brick construction; Built before 1978 (51–60 years old)
• Construction: Brick exterior
• Exterior features: Common lot dimensions

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Kitchen on second level — 12 x 11
• Bedrooms: Master bedroom (second level) — 14 x 11; Additional bedrooms (two listed)
• Flooring: Wood laminate in living room and dining room
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam and baseboard heating; Wall unit(s) for cooling
• Interior features: Unfinished full basement; 4 total rooms; Ceiling fan(s)
• Laundry & utility: Laundry room in basement — 15 x 20

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (10.4% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $157k (10.4% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 2.9% in Downers Grove — 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 (#24 in IL, #452 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Chsd 99 (suburban): math 46% / reading 46% proficiency, ranked #66 of 620 in IL (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.6%/yr); 72 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,378 units permitted in DuPage County in 2024 (594 in 5+ unit buildings).
• This rent is only 18% of the median local income ($123k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 $65k; list at $175k implies a 169% gain — meaningful room to come down on a strong offer.

Recommended offer $156,759 (10.4% 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.05% ✓
• Cap rate: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.64% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.47×
• Total profit: $-25,758
• Equity at exit: $26,093

10-year hold

• IRR: 2.4%
• Equity multiple: 1.21×
• Total profit: $10,441
• Equity at exit: $15,131

Cash invested: $49,000 (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 60515

• Rents YoY: 7.6%
• Active inventory: 72
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$918
• Tax from tax record: −$200 /mo · $2,398/yr
• Insurance: −$73
• HOA: −$358
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-103

Break-even live

Break-even rent $1,960

Max offer price $156,759

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2343 Ogden Ave #10 Downers Grove, IL	2.0	2.0	1114	$1,750	$1.57	15d	1	0.03mi
2419 Ogden Ave #6 Downers Grove, IL	1.0	1.0	900	$1,650	$1.83	11d	1	0.03mi
4532 Pershing Ave Downers Grove, IL	2.0	2.5	974	$3,500	$3.59	1d	1	0.35mi
4340 Wilson Ave Unit 4 Downers Grove, IL	2.0	1.0	850	$1,325	$1.56	1d	1	0.40mi
4340 Wilson Ave Downers Grove, IL	1.0	1.0	800	$1,595	$1.99	1d	1	0.40mi
4905 Belmont Rd Downers Grove, IL	1.0	1.0	710	$1,400	$1.97	1d	1	0.63mi
420 Walnut Creek Rd Unit 3507 Lisle, IL	1.0	1.0	860	$1,500	$1.74	24d	1	0.67mi
420 Walnut Creek Ln Lisle, IL	1.0	1.0	804	$1,480	$1.84	43d	2	0.67mi
430 Walnut Creek Rd Unit 2308 Lisle, IL	1.0	1.0	770	$1,575	$2.05	17d	1	0.69mi
430 Walnut Creek Ln Lisle, IL	1.0	1.0	759	$1,562	$2.06	18d	2	0.69mi
450 Warrenville Rd Lisle, IL	1.0–2.0	1.0–2.0	1110	$1,985	$1.79	1d	34	0.97mi
4758 St Joseph Creek Rd Lisle, IL	1.0	1.0	657	$1,713	$2.61	3d	12	1.30mi
4342 Linscott Ave Downers Grove, IL	2.0	1.0	900	$2,095	$2.33	1d	1	1.38mi

HOA detail condo

• Monthly dues: $358 · $4,296/yr
• Likely covers: poolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $175,000 Active 10 DOM
2. 2026-06-17
   days on market $175,000 Active 9 DOM
3. 2026-06-16
   days on market $175,000 Active 8 DOM
4. 2026-06-15
   days on market $175,000 Active 7 DOM
5. 2026-06-13
   days on market $175,000 Active 5 DOM
6. 2026-06-13
   days on market $175,000 Active 4 DOM
7. 2026-06-10
   remarks 424-char remark
8. 2026-06-08
   remarks 406-char remark
9. 2026-06-08
   listed $175,000 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: $2,398 · $200/mo
• Projected year-2 tax: $3,185 · $265/mo
• Expected delta: +$787/yr (+$66/mo · 32.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,952
• − Mortgage interest: −$9,803
• − Property taxes: −$2,398
• − Insurance: −$875
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − HOA: −$4,296
• − Depreciation: −$5,091
• Taxable loss: −$4,022
• Est. tax savings @ 24.0%: +$965
• After-tax cash flow: $-274/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: Chsd 99
• NCES district ID: 1712570
• Math proficiency: 46% ▼ -8.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $83,473
• Composite: 42.68/100
• National rank: #3174
• State rank: #66 of 620 in IL

Livability — Downers Grove

• Score: 86/100
• State rank: #24
• US rank: #452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Downers Grove, IL
• County: DuPage County · 904,569 people
• City population: 57,824
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 29,762
• Household income: $123,197
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 697.0

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 (84%)
• Race & ethnicity: White 84% Asian 6% Two or more races 5% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 15% Lithuanian 3% Iranian 2%
• Foreign-born: 8% · China, Canada, South Korea
• Languages at home: 89% English-only · Other Indo-European 3% Russian/Polish/Slavic 2% Spanish 2%

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: ▼ -361.64%
• Current HPI: 222.0126
• Rent YoY: ▲ 7.64%
• 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

+360.5% since first listed

15 events — show timeline

• 2026-06-07 Listed $175,000 MRED as Distributed by MLS Grid
• 2020-11-26 Listing Removed — MRED as Distributed by MLS Grid
• 2020-10-05 Price Changed — MRED as Distributed by MLS Grid
• 2020-09-25 Listed — MRED as Distributed by MLS Grid
• 2015-02-19 Sold (Public Records) $65,000 Public Records
• 2015-02-06 Sold (MLS) $65,000 MRED as Distributed by MLS Grid
• 2015-01-10 Contingent — MRED as Distributed by MLS Grid
• 2015-01-03 Price Changed $68,500 MRED as Distributed by MLS Grid
• 2014-11-17 Relisted — MRED as Distributed by MLS Grid
• 2014-10-23 Contingent — MRED as Distributed by MLS Grid
• 2014-07-30 Listed $69,500 MRED as Distributed by MLS Grid
• 2006-01-19 Sold (Public Records) $115,000 Public Records
• 2000-03-02 Sold (Public Records) $63,000 Public Records
• 1991-10-08 Sold (Public Records) $38,000 Public Records
• 1988-07-26 Sold (Public Records) $38,000 Public Records

Property tax history

+3.3%/yr

Latest (2024): $2,398 · +5.2% YoY. Source: county tax records.