1740 Stable Ln

Aurora, IL 60503

$456,990D

3 bd · 2.5 ba · 1,794 sqft · Built 2026 · Townhouse · Active · 12 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,888/mo
• Mortgage (P&I): −$2,397
• Tax + insurance: −$762
• HOA: −$228
• Vac / Maint / Mgmt: −$606
• Net cashflow: $-1,105/mo
• Annual: $-13,256/yr
• Cap rate: 3.39%
• Cash-on-cash: -10.36%
• DSCR: 0.54
• 1% rule: 0.63%
• Cash to close: $127,957

Investor read

• This is a 3-bed/2.5-bath townhouse listed at $457k.
• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (35.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (36.8% below list).
• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $289k (36.8% below list) — sets the bar for 1% rule.
• In year one you build about $49k of equity ($3k loan paydown + $46k appreciation (10.0% local appreciation)).
• Location reads 75/100 on livability (#232 in IL, #4,272 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: amenities F, health & safety F.
• Indian Prairie CUSD 204 (urban): math 47% / reading 47% proficiency, ranked #52 of 620 in IL (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Fry Elementary School (math 60% / reading 47%, grade C, #133 of 2,056 statewide, top 7%, 583 students, 0% FRL); Francis Granger Middle School (math 51% / reading 45%, grade C-, #64 of 665 statewide, top 10%, 1,021 students, 0% FRL); Metea Valley High School (math 53% / reading 55%, grade C-, #29 of 693 statewide, top 4%, 2,715 students, 0% FRL).
• Market conditions: 122 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,378 units permitted in DuPage County in 2024 (594 in 5+ unit buildings).
• 4 sale attempts 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.
• By year 2, paydown + projected appreciation supports a ~$79k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• 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?
• 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.
• 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.
• 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.