128 Majestic Dr · Lombard, IL 60148

$310,000

3 bd · 1.0 ba · 1,226 sqft · Townhouse public records · 7 Days on market

Built 1979 4,800 sqft lot Est $243k · 28% over

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Why this score? — see what drove the F 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 +12.3/30.0
• 1% rule +4.1/10.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Located In The Desirable Highland Green Community, This Duplex Offers A Fantastic Opportunity To Make It Your Own. Featuring 3 Bedrooms And 1 Full Bathroom, The Home Includes A Spacious Living Room, a separate dining room, A Functional Kitchen, And A Dedicated Laundry Room. Step Outside To A Fenced Backyard With A Concrete Patio, Perfect For Relaxing Or Entertaining, Along With The Convenience Of A 1-Car Garage. Major Improvements Have Already Been Completed, Including A New Roof, Windows, And Patio Door Within The Last 21/2 Years, As Well As A Furnace And Water Heater That Are Approximately 3 Years Old. While The Home Could Benefit From Cosmetic Updates, It Provides An Excellent Opportunit

Key facts

• Functional kitchen
• Separate dining room
• Concrete patio

Tags

• FENCED BACKYARD
• CONCRETE PATIO
• DEDICATED LAUNDRY ROOM
• FUNCTIONAL KITCHEN
• SPACIOUS LIVING ROOM
• SEPARATE DINING ROOM

Property features AI

Finance

• Other: Two-unit building; Not currently leased; Commuter-friendly location with bus and train access; interstate access nearby; Parcel number 0629103017
• HOA & community: No master association required; Pets allowed (cats and dogs permitted, large max pet weight indicated)

Exterior

• Parking: Attached garage (garage owned) with garage door opener; Asphalt driveway; One garage/parking space
• Utilities: Water from Lake Michigan; Public sewer
• Home design: Attached single (1/2 duplex); Entry level 1; Fee simple ownership
• Construction: Built 41–50 years ago; Vinyl siding and brick exterior; Asphalt roof; Concrete perimeter foundation
• Exterior features: Patio

Interior

• Kitchen: Kitchen with eating area/table space (14 x 11); Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level (15 x 11) with parquet flooring; Second bedroom on main level (12 x 12) with parquet flooring; Third bedroom on main level (9 x 9) with parquet flooring
• Flooring: Parquet flooring in bedrooms and master; Carpet in living and dining areas; Vinyl flooring in kitchen and laundry
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Six total rooms; Separate dining room; Some photos virtually staged
• Laundry & utility: In-unit laundry (washer and dryer); Laundry room on main level (11 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $310k.

Deal economics

• At list price, monthly cash flow is $-57 ($-688/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (9.4% below list).
• Recommended offer: $281k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.8% in Lombard — 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 72/100 on livability (#314 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: cost of living C-, health & safety D+, amenities 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.
• Market conditions: Rents flat; 136 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).
• This rent runs 34% of the median local income ($101k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $310k implies a 417% gain — meaningful room to come down on a strong offer.

Recommended offer $280,989 (9.4% 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. 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?
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: 0.91% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $242,748
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Arboretum Dr	0.22mi	2/1.5 (-1)	1,280 (+4%)	1mo	$271,000	$212	75
2211 S Stewart Ave Unit 3D	0.34mi	2/2.0 (-1)	1,235 (+1%)	5mo	$196,500	$159	70
48 Arboretum Dr #253	0.24mi	2/2.5 (-1)	1,280 (+4%)	1mo	$315,000	$246	70
2201 S Highland Ave Unit 3G	0.24mi	2/2.0 (-1)	1,170 (-5%)	2mo	$230,000	$197	70
2260 S Grace St #401	0.35mi	2/2.0 (-1)	1,293 (+6%)	3mo	$277,500	$215	63
2000 Saint Regis Dr Unit 6B	0.61mi	2/2.0 (-1)	1,200 (-2%)	4mo	$257,000	$214	56
2000 Saint Regis Dr Unit 4G	0.61mi	2/2.0 (-1)	1,186 (-3%)	3mo	$235,000	$198	55
2000 Saint Regis Dr Unit 6G	0.61mi	2/2.0 (-1)	1,186 (-3%)	5mo	$185,000	$156	53
2201 S Grace St #305	0.46mi	3/2.0	1,383 (+13%)	4mo	$265,000	$192	50
273 W 20th St	0.48mi	2/2.5 (-1)	1,350 (+10%)	3mo	$310,000	$230	47
2015 S Finley Rd #1104	0.67mi	2/2.0 (-1)	1,092 (-11%)	0mo	$184,900	$169	41
2015 S Finley Rd #812	0.67mi	2/2.0 (-1)	1,092 (-11%)	1mo	$170,000	$156	41

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.31×
• Total profit: $-59,467
• Equity at exit: $46,222

10-year hold

• IRR: -18.5%
• Equity multiple: 0.10×
• Total profit: $-78,447
• Equity at exit: $26,803

Cash invested: $86,800 (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 60148

• Rents YoY: 0.9%
• Active inventory: 136
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,810 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$522 /mo · $6,268/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $-57

Break-even live

Break-even rent $2,882

Max offer price $299,870

Occupancy floor 97%

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2211 S Highland Ave Unit 4B Lombard, IL	3.0	2.0	1430	$2,600	$1.82	24d	1	0.22mi
2720 S Highland Ave Lombard, IL	1.0–3.0	1.0–2.0	1060	$3,326	$3.14	1d	20	0.23mi
2233 S Highland Ave Lombard, IL	2.0	1.0–2.0	858	$2,547	$2.97	2d	51	0.25mi
95 Yorktown Shopping Ctr Lombard, IL	1.0–3.0	1.0–2.0	1107	$3,825	$3.45	1d	145	0.30mi
2211 S Stewart Ave Unit 4D Lombard, IL	2.0	2.0	1235	$2,300	$1.86	15d	1	0.34mi
2211 S Stewart Ave Unit 3B Lombard, IL	3.0	2.0	1430	$2,525	$1.77	24d	1	0.34mi
2001 S Highland Ave Lombard, IL	2.0	2.0	740	$1,750	$2.36	7d	1	0.35mi
2200 S Grace St Lombard, IL	2.0–3.0	2.0	1320	$2,504	$1.90	5d	10	0.42mi
268 Gazebo Ln #38 Lombard, IL	2.0	1.5	917	$2,295	$2.50	20d	1	0.45mi
55 Yorktown Shopping Ctr Lombard, IL	1.0–2.0	1.0–2.5	966	$3,613	$3.74	1d	4	0.47mi
50 Yorktown Shopping Ctr Lombard, IL	2.0	1.0–2.0	1206	$3,696	$3.06	1d	23	0.50mi
20W560 Glen Pl Lombard, IL	4.0	2.0	1245	$3,050	$2.45	1d	1	0.84mi
450 Woodmoor Dr Lombard, IL	2.0	1.0–2.0	953	$3,145	$3.30	1d	15	0.85mi
830 Foxworth Blvd Lombard, IL	1.0–3.0	1.0–2.0	929	$2,434	$2.62	1d	66	0.95mi
1504 S Fairfield Ave Unit 25C Lombard, IL	2.0	1.0	940	$1,800	$1.91	24d	1	1.00mi
2845 Easton St Downers Grove, IL	2.0	1.0–2.5	1121	$3,785	$3.38	1d	23	1.04mi
1000 Hunter St Lombard, IL	3.0	2.0	1146	$2,950	$2.57	4d	1	1.11mi
2003 S Meyers Rd Oakbrook Terrace, IL	1.0–3.0	1.0–2.0	1227	$4,140	$3.37	1d	7	1.18mi
1301 S Finley Rd #418 Lombard, IL	2.0	1.5	1137	$1,500	$1.32	3d	1	1.23mi
1300 S Finley Rd Lombard, IL	1.0–2.0	1.0–2.0	980	$2,125	$2.17	1d	9	1.40mi

Listing history 9 events

1. 2026-06-18
   days on market $310,000 Active 7 DOM
2. 2026-06-17
   status $310,000 Active 6 DOM
3. 2026-06-17
   days on market $310,000 Contingent - Continue to Show 6 DOM
4. 2026-06-16
   days on market $310,000 Contingent - Continue to Show 5 DOM
5. 2026-06-15
   status $310,000 Contingent - Continue to Show 4 DOM
6. 2026-06-15
   days on market $310,000 Active 4 DOM
7. 2026-06-13
   days on market $310,000 Active 2 DOM
8. 2026-06-13
   remarks 699-char remark
9. 2026-06-13
   listed $310,000 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: $6,268 · $522/mo
• Projected year-2 tax: $6,652 · $554/mo
• Expected delta: +$385/yr (+$32/mo · 6.1%)

ⓘ 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 ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,719
• − Mortgage interest: −$17,365
• − Property taxes: −$6,268
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,697
• − Management: −$2,697
• − Depreciation: −$9,018
• Taxable loss: −$5,877
• Est. tax savings @ 24.0%: +$1,411
• After-tax cash flow: $722/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: 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 — Lombard

• Score: 72/100
• State rank: #314
• US rank: #6205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lombard, IL
• County: DuPage County · 904,569 people
• City population: 52,596
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 52,596
• Household income: $100,616
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 1539.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 13% Asian 11% Two or more races 9% Black 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 11% Italian 4% Iranian 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 75% English-only · Other Indo-European 9% Spanish 9% Russian/Polish/Slavic 3%

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: ▼ -282.93%
• Current HPI: 210.0801
• Rent YoY: ▲ 0.94%
• 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

+373.3% since first listed

3 events — show timeline

• 2026-06-11 Listed $310,000 MRED as Distributed by MLS Grid
• 1989-07-31 Sold (Public Records) $60,000 Public Records
• 1983-12-01 Sold (Public Records) $65,500 Public Records

Property tax history

+3.3%/yr

Latest (2024): $6,268 · +4.5% YoY. Source: county tax records.