417 Ashbury Dr · Hinsdale, IL 60521

$629,000

4 bd · 3.0 ba · 2,405 sqft · Townhouse public records · 24 Days on market

Built 1991 Est $921k · 32% under $566/mo HOA · 10% 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).

• ARV discount +15.0/15.0
• Cash flow +10.8/30.0
• Schools +6.0/10.0
• 1% rule +4.2/10.0
• Livability +4.1/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ashbury Woods at its finest! Love your maintenance-free lifestyle in this beautifully maintained townhome. The large dining room leads to a serving pantry and updated kitchen with granite counters and stainless steel appliances. This is an ideal floorplan as the kitchen opens to the large family room. Entertain by the kitchen in the heart of the home and enjoy the beautiful fireplace while you cook. During the summer take advantage of indoor-outdoor entertaining with sliding doors to the deck. Upstairs has recently been renovated to include a closed in 3rd bedroom. The primary bedroom is completed with tall pitched ceilings and room for an office area. A large walk-in closet offers plenty of storage. The primary bath offers an ideal layout with double vanity and a large separate whirlpool tub and shower. The location of the washer and dryer upstairs makes laundry easy and convenient. There is also a finished basement with plenty of extra storage as well and an attached 2 car garage. This is a wonderful Hinsdale location in a top-rated school district close to shopping, parks, and just down the street from Hinsdale Central High School. Best priced townhome in the development don't miss out this will go fast!

Key facts

• $566 HOA
• 2 garage spots
• Built 1991

Property features AI

Finance

• Other: Part of a 10-unit building; Subdivision: Ashbury Woods; Located within Hinsdale corporate limits; directions: 55th to Madison, head south to Ashbury, head east to first cul-de-sac on north to home.
• HOA & community: Monthly association fee of $566; Association covers insurance, exterior maintenance, lawn care and snow removal; Manager off-site; Pets not allowed

Exterior

• Parking: Attached garage owned with 2 garage spaces; Asphalt driveway; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Attached single-family townhouse — 2-story; Entry level on level 1; Condo ownership; Rehab completed in 2017
• Construction: Built approximately 31–40 years ago; Brick and cedar exterior; Shake roof; Concrete perimeter foundation
• Exterior features: Deck; Located on a cul-de-sac; School bus service available

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Disposal; Breakfast bar and table space; Butler pantry; Stainless steel appliances
• Bedrooms: 3 bedrooms total; Primary suite on the second floor (with full bath); Second-floor bedroom (11 x 10) with blinds and carpet; Second-floor bedroom (10 x 12) with blinds and carpet
• Flooring: Hardwood in main living areas; Carpet in bedrooms and finished basement areas
• Bathrooms: 3 full bathrooms and 1 half bathroom; Primary bath features soaking tub, double sink, separate shower and whirlpool
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Storage areas; Screens on windows; Finished, full basement; 1 fireplace with gas log in the living room
• Laundry & utility: Upper-level laundry with laundry closet; Gas dryer hookup; Washer and dryer included; Sump pump; CO detectors; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $629k.

Deal economics

• At list price, monthly cash flow is $-291 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $578k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $580k (7.8% below list).
• Recommended offer: $578k (8.2% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 1.7% in Hinsdale — 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 82/100 on livability (#63 in IL, #1,099 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Hinsdale Twp Hsd 86 (suburban): math 62% / reading 64% proficiency, ranked #17 of 620 in IL (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hinsdale Central High School (math 71% / reading 72%, grade B+, #8 of 693 statewide, top 1%, 2,472 students, 0% FRL).
• Market conditions: 74 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $4k of loan paydown is wiped out by about $19k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($620k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask is 14876% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $445k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $577,514 (8.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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?
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 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: 0.92% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $921,115
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 Ashbury Dr	0.00mi	3/3.5 (-1)	2,405 (0%)	0mo	$639,000	$266	93
429 Skipping Stone Ln	0.08mi	4/3.5	2,222 (-8%)	3mo	$850,000	$383	79
224 W Grant Village St	0.09mi	4/3.5	2,494 (+4%)	13mo	$716,000	$287	76
86 W Kennedy Ln	0.25mi	3/2.5 (-1)	2,647 (+10%)	2mo	$1,100,000	$416	62
149 W Kennedy Ln #208	0.22mi	3/2.5 (-1)	2,240 (-7%)	12mo	$1,050,000	$469	61
75 W Kennedy Ln	0.26mi	3/3.0 (-1)	2,486 (+3%)	20mo	$850,000	$342	61
412 Ashbury Dr	0.03mi	3/2.5 (-1)	2,050 (-15%)	12mo	$635,000	$310	57
743 Godair Cir #743	0.56mi	4/3.0	2,162 (-10%)	2mo	$850,000	$393	56
5731 S Grant St	0.21mi	3/2.5 (-1)	2,689 (+12%)	16mo	$1,110,000	$413	51

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-120,077
• Equity at exit: $93,786

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-126,793
• Equity at exit: $54,384

Cash invested: $176,120 (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 60521

• Active inventory: 74
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $5,800 medium
• Mortgage (P&I): −$3,299
• Tax from tax record: −$747 /mo · $8,962/yr
• Insurance: −$262
• HOA: −$566
• Vacancy / Maint / Mgmt: −$1,218
• Net cashflow: $-291

Break-even live

Break-even rent $6,169

Max offer price $577,514

Occupancy floor —

Sensitivity live

Price	-10% $65	-5% $-113	+0% $-291	+5% $-469	+10% $-648
Rent	-10% $-750	-5% $-521	+0% $-291	+5% $-62	+10% $167
Rate	-1.0pp $25	-0.5pp $-131	base $-291	+0.5pp $-454	+1.0pp $-620

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: $157,250
• Closing costs: $18,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5631 S Elm St Hinsdale, IL	4.0	3.5	2700	$5,800	$2.15	0d	1	0.74mi

HOA detail

• Monthly dues: $566 · $6,792/yr
• Likely covers: pool

Listing history 15 events

1. 2026-05-12
   status Pending
2. 2026-04-24
   historical Contingent - Continue to Show
3. 2026-04-24
   historical $4,200
4. 2026-04-18
   listed $4,200
5. 2021-06-25
   soldstatus $445,000
6. 2021-05-20
   soldstatus $445,000 Closed Sale 1226-char remark

   Show marketing remark (1226 chars)

   Ashbury Woods at its finest! Love your maintenance-free lifestyle in this beautifully maintained townhome. The large dining room leads to a serving pantry and updated kitchen with granite counters and stainless steel appliances. This is an ideal floorplan as the kitchen opens to the large family room. Entertain by the kitchen in the heart of the home and enjoy the beautiful fireplace while you cook. During the summer take advantage of indoor-outdoor entertaining with sliding doors to the deck. Upstairs has recently been renovated to include a closed in 3rd bedroom. The primary bedroom is completed with tall pitched ceilings and room for an office area. A large walk-in closet offers plenty of storage. The primary bath offers an ideal layout with double vanity and a large separate whirlpool tub and shower. The location of the washer and dryer upstairs makes laundry easy and convenient. There is also a finished basement with plenty of extra storage as well and an attached 2 car garage. This is a wonderful Hinsdale location in a top-rated school district close to shopping, parks, and just down the street from Hinsdale Central High School. Best priced townhome in the development don't miss out this will go fast!

7. 2021-03-25
   status Contingent (Do Not Show) 1226-char remark

   Show marketing remark (1226 chars)

   Ashbury Woods at its finest! Love your maintenance-free lifestyle in this beautifully maintained townhome. The large dining room leads to a serving pantry and updated kitchen with granite counters and stainless steel appliances. This is an ideal floorplan as the kitchen opens to the large family room. Entertain by the kitchen in the heart of the home and enjoy the beautiful fireplace while you cook. During the summer take advantage of indoor-outdoor entertaining with sliding doors to the deck. Upstairs has recently been renovated to include a closed in 3rd bedroom. The primary bedroom is completed with tall pitched ceilings and room for an office area. A large walk-in closet offers plenty of storage. The primary bath offers an ideal layout with double vanity and a large separate whirlpool tub and shower. The location of the washer and dryer upstairs makes laundry easy and convenient. There is also a finished basement with plenty of extra storage as well and an attached 2 car garage. This is a wonderful Hinsdale location in a top-rated school district close to shopping, parks, and just down the street from Hinsdale Central High School. Best priced townhome in the development don't miss out this will go fast!

8. 2021-03-02
   status Reactivated 1226-char remark

   Show marketing remark (1226 chars)

   Ashbury Woods at its finest! Love your maintenance-free lifestyle in this beautifully maintained townhome. The large dining room leads to a serving pantry and updated kitchen with granite counters and stainless steel appliances. This is an ideal floorplan as the kitchen opens to the large family room. Entertain by the kitchen in the heart of the home and enjoy the beautiful fireplace while you cook. During the summer take advantage of indoor-outdoor entertaining with sliding doors to the deck. Upstairs has recently been renovated to include a closed in 3rd bedroom. The primary bedroom is completed with tall pitched ceilings and room for an office area. A large walk-in closet offers plenty of storage. The primary bath offers an ideal layout with double vanity and a large separate whirlpool tub and shower. The location of the washer and dryer upstairs makes laundry easy and convenient. There is also a finished basement with plenty of extra storage as well and an attached 2 car garage. This is a wonderful Hinsdale location in a top-rated school district close to shopping, parks, and just down the street from Hinsdale Central High School. Best priced townhome in the development don't miss out this will go fast!

9. 2021-02-23
   status Contingent 1226-char remark

   Show marketing remark (1226 chars)

   Ashbury Woods at its finest! Love your maintenance-free lifestyle in this beautifully maintained townhome. The large dining room leads to a serving pantry and updated kitchen with granite counters and stainless steel appliances. This is an ideal floorplan as the kitchen opens to the large family room. Entertain by the kitchen in the heart of the home and enjoy the beautiful fireplace while you cook. During the summer take advantage of indoor-outdoor entertaining with sliding doors to the deck. Upstairs has recently been renovated to include a closed in 3rd bedroom. The primary bedroom is completed with tall pitched ceilings and room for an office area. A large walk-in closet offers plenty of storage. The primary bath offers an ideal layout with double vanity and a large separate whirlpool tub and shower. The location of the washer and dryer upstairs makes laundry easy and convenient. There is also a finished basement with plenty of extra storage as well and an attached 2 car garage. This is a wonderful Hinsdale location in a top-rated school district close to shopping, parks, and just down the street from Hinsdale Central High School. Best priced townhome in the development don't miss out this will go fast!

10. 2021-02-12
    listed $460,000 New 1226-char remark

    Show marketing remark (1226 chars)

    Ashbury Woods at its finest! Love your maintenance-free lifestyle in this beautifully maintained townhome. The large dining room leads to a serving pantry and updated kitchen with granite counters and stainless steel appliances. This is an ideal floorplan as the kitchen opens to the large family room. Entertain by the kitchen in the heart of the home and enjoy the beautiful fireplace while you cook. During the summer take advantage of indoor-outdoor entertaining with sliding doors to the deck. Upstairs has recently been renovated to include a closed in 3rd bedroom. The primary bedroom is completed with tall pitched ceilings and room for an office area. A large walk-in closet offers plenty of storage. The primary bath offers an ideal layout with double vanity and a large separate whirlpool tub and shower. The location of the washer and dryer upstairs makes laundry easy and convenient. There is also a finished basement with plenty of extra storage as well and an attached 2 car garage. This is a wonderful Hinsdale location in a top-rated school district close to shopping, parks, and just down the street from Hinsdale Central High School. Best priced townhome in the development don't miss out this will go fast!

11. 2017-06-21
    soldstatus $389,000
12. 2017-05-19
    soldstatus $389,000 Closed Sale 1033-char remark

    Show marketing remark (1033 chars)

    Looking for maintenance-free living in Hinsdale? This Ashbury Woods townhome is it! Located by top-rated Hinsdale Central HS, close to shopping & parks. Instantly welcomed in by the inviting 2-story foyer with gracious staircase. Elegantly appointed dining room with fantastic Butler's Pantry. Recently updated kitchen boasts white cabinetry with new granite counters, all new stainless steel appliances & spacious counters with seating. It opens seamlessly to the eating area & living room with striking fireplace, perfect for cold winter nights. Sliding doors to private deck. Extra-large master bedroom has a vaulted ceiling, huge L-shaped walk-in closet. Master bath has dual vanities, jetted tub & shower. 2nd Floor Laundry. 2nd bedroom features high ceilings & large closet. Flexible loft space can be an office, exercise room, playroom or serve as a 3rd bedroom. Lower level rec room is great space for entertaining with full bath, walk in closets & ample storage. Freshly painted interior.

13. 2017-03-10
    historical Contingent 1033-char remark

    Show marketing remark (1033 chars)

    Looking for maintenance-free living in Hinsdale? This Ashbury Woods townhome is it! Located by top-rated Hinsdale Central HS, close to shopping & parks. Instantly welcomed in by the inviting 2-story foyer with gracious staircase. Elegantly appointed dining room with fantastic Butler's Pantry. Recently updated kitchen boasts white cabinetry with new granite counters, all new stainless steel appliances & spacious counters with seating. It opens seamlessly to the eating area & living room with striking fireplace, perfect for cold winter nights. Sliding doors to private deck. Extra-large master bedroom has a vaulted ceiling, huge L-shaped walk-in closet. Master bath has dual vanities, jetted tub & shower. 2nd Floor Laundry. 2nd bedroom features high ceilings & large closet. Flexible loft space can be an office, exercise room, playroom or serve as a 3rd bedroom. Lower level rec room is great space for entertaining with full bath, walk in closets & ample storage. Freshly painted interior.

14. 2017-02-28
    listed $384,900 New 1033-char remark

    Show marketing remark (1033 chars)

    Looking for maintenance-free living in Hinsdale? This Ashbury Woods townhome is it! Located by top-rated Hinsdale Central HS, close to shopping & parks. Instantly welcomed in by the inviting 2-story foyer with gracious staircase. Elegantly appointed dining room with fantastic Butler's Pantry. Recently updated kitchen boasts white cabinetry with new granite counters, all new stainless steel appliances & spacious counters with seating. It opens seamlessly to the eating area & living room with striking fireplace, perfect for cold winter nights. Sliding doors to private deck. Extra-large master bedroom has a vaulted ceiling, huge L-shaped walk-in closet. Master bath has dual vanities, jetted tub & shower. 2nd Floor Laundry. 2nd bedroom features high ceilings & large closet. Flexible loft space can be an office, exercise room, playroom or serve as a 3rd bedroom. Lower level rec room is great space for entertaining with full bath, walk in closets & ample storage. Freshly painted interior.

15. 2003-12-02
    soldstatus $386,000

ⓘ 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: $8,962 · $747/mo
• Projected year-2 tax: $11,620 · $968/mo
• Expected delta: +$2,658/yr (+$222/mo · 29.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $69,600
• − Mortgage interest: −$35,234
• − Property taxes: −$8,962
• − Insurance: −$3,145
• − Repairs & maintenance: −$5,568
• − Management: −$5,568
• − HOA: −$6,792
• − Depreciation: −$18,298
• Taxable loss: −$13,967
• Est. tax savings @ 24.0%: +$3,352
• After-tax cash flow: $-145/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: Hinsdale Twp Hsd 86
• NCES district ID: 1719320
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 64% ▬ 0.00%
• Median HH income: $118,692
• Composite: 60.13/100
• National rank: #868
• State rank: #17 of 620 in IL

Livability — Hinsdale

• Score: 82/100
• State rank: #63
• US rank: #1099

Category grades

Amenities F Commute A+ Cost of living F 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: Hinsdale, IL
• City population: 18,097
• Population (ZIP): 18,097

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 (72%)
• Race & ethnicity: White 72% Asian 14% Two or more races 9% Hispanic / Latino 7% Black 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 8% Italian 3% Iranian 2%
• Foreign-born: 15% · China, Canada, South Korea
• Languages at home: 79% English-only · Chinese 6% Other Indo-European 5% Spanish 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: ▼ -387.73%
• Current HPI: 177.1769
• Rent YoY: —
• Metro: —
• 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

-98.9% since first listed

15 events — show timeline

• 2026-05-12 Pending — MRED as Distributed by MLS Grid
• 2026-04-24 Contingent — MRED as Distributed by MLS Grid
• 2026-04-24 Rental Removed $4,200 MRED
• 2026-04-18 Listed for Rent $4,200 MRED
• 2021-06-25 Sold (Public Records) $445,000 Public Records
• 2021-05-20 Sold (MLS) $445,000 MRED as Distributed by MLS Grid
• 2021-03-25 Pending — MRED as Distributed by MLS Grid
• 2021-03-02 Relisted — MRED as Distributed by MLS Grid
• 2021-02-23 Pending — MRED as Distributed by MLS Grid
• 2021-02-12 Listed $460,000 MRED as Distributed by MLS Grid
• 2017-06-21 Sold (Public Records) $389,000 Public Records
• 2017-05-19 Sold (MLS) $389,000 MRED as Distributed by MLS Grid
• 2017-03-10 Contingent — MRED as Distributed by MLS Grid
• 2017-02-28 Listed $384,900 MRED as Distributed by MLS Grid
• 2003-12-02 Sold (Public Records) $386,000 Public Records

Property tax history

+2.7%/yr

Latest (2024): $8,962 · +5.0% YoY. Source: county tax records.