5540 Walnut Ave Unit 33A · Downers Grove, IL 60515

$150,000

1 bd · 1.0 ba · 655 sqft · Condo public records · 2 Days on market

Built 1967 $182/mo HOA · 10% 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 +21.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +6.7/10.0
• Rent growth +4.4/5.0
• Livability +4.3/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Conference room
• New interior doors
• Fitness room

Tags

• MAIN-LEVEL LIVING
• FITNESS ROOM
• LIBRARY
• CONFERENCE ROOM
• NEW INTERIOR DOORS
• NEW CERAMIC TILE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.0% 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.
• Lisle CUSD 202 (suburban): math 37% / reading 39% proficiency, ranked #147 of 620 in IL (top 24%) — 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 17% 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago; this cycle's ask is 36% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $117k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1967 — 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: 1.17% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 7.1

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,080
• Equity at exit: $22,365

10-year hold

• IRR: 13.2%
• Equity multiple: 2.31×
• Total profit: $54,881
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,759 high
• Mortgage (P&I): −$787
• Tax from tax record: −$146 /mo · $1,754/yr
• Insurance: −$62
• HOA: −$182
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $212

Break-even live

Break-even rent $1,490

Max offer price $150,000

Occupancy floor 83%

Sensitivity live

Price	-10% $297	-5% $255	+0% $212	+5% $170	+10% $127
Rent	-10% $73	-5% $143	+0% $212	+5% $282	+10% $351
Rate	-1.0pp $288	-0.5pp $250	base $212	+0.5pp $173	+1.0pp $134

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5700 Walnut Ave Downers Grove, IL	1.0–2.0	1.0–2.0	873	$1,812	$2.07	2d	25	0.36mi
420 Walnut Creek Ln Lisle, IL	1.0	1.0	804	$1,480	$1.84	44d	2	0.74mi
430 Walnut Creek Ln Lisle, IL	1.0	1.0	759	$1,562	$2.06	19d	2	0.76mi
4758 St Joseph Creek Rd Lisle, IL	1.0	1.0	657	$1,713	$2.61	3d	12	0.99mi
4905 Belmont Rd Downers Grove, IL	1.0	1.0	710	$1,400	$1.97	1d	1	1.01mi
1007 Front St Apt 202 Lisle, IL	1.0	1.0	700	$1,435	$2.05	4d	1	1.16mi
1007 Front St Lisle, IL	1.0	1.0	700	$1,549	$2.21	15d	1	1.16mi
1111 Burlington Ave #419 Lisle, IL	2.0	2.0	750	$2,150	$2.87	44d	1	1.31mi
450 Warrenville Rd Lisle, IL	1.0–2.0	1.0–2.0	1110	$1,985	$1.79	1d	34	1.44mi

HOA detail condo

• Monthly dues: $182 · $2,184/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $150,000 Active 2 DOM
2. 2026-06-17
   statusdays on market $150,000 Active 1 DOM
3. 2026-06-16
   days on market $150,000 Active (Private) 6 DOM
4. 2026-06-15
   days on market $150,000 Active (Private) 5 DOM
5. 2026-06-13
   days on market $150,000 Active (Private) 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $150,000 Active (Private) 2 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: $1,754 · $146/mo
• Projected year-2 tax: $2,580 · $215/mo
• Expected delta: +$825/yr (+$69/mo · 47.1%)

ⓘ 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 ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,107
• − Mortgage interest: −$8,402
• − Property taxes: −$1,754
• − Insurance: −$750
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − HOA: −$2,184
• − Depreciation: −$4,364
• Taxable income: $276
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $2,481/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: Lisle CUSD 202
• NCES district ID: 1723200
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $65,134
• Composite: 34.28/100
• National rank: #5247
• State rank: #147 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

+219.1% since first listed

13 events — show timeline

• 2026-06-10 Coming Soon $150,000 MRED as Distributed by MLS Grid
• 2025-12-29 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-29 Listed — MRED as Distributed by MLS Grid
• 2024-06-27 Sold (Public Records) $117,000 Public Records
• 2024-05-31 Sold (MLS) $117,000 MRED as Distributed by MLS Grid
• 2024-05-11 Contingent — MRED as Distributed by MLS Grid
• 2024-05-09 Listed $110,000 MRED as Distributed by MLS Grid
• 2015-09-09 Sold (Public Records) $60,000 Public Records
• 2015-08-28 Sold (MLS) $59,900 MRED as Distributed by MLS Grid
• 2015-07-22 Contingent — MRED as Distributed by MLS Grid
• 2015-07-14 Listed $59,900 MRED as Distributed by MLS Grid
• 1996-11-01 Sold (Public Records) $52,500 Public Records
• 1991-12-30 Sold (Public Records) $47,000 Public Records

Property tax history

+0.8%/yr

Latest (2024): $1,754 · +7.8% YoY. Source: county tax records.