22A Kingery Quarter #202 · Burr Ridge, IL 60527

$185,000

3 bd · 2.0 ba · 1,224 sqft · Condo · 69 Days on market

Built 1981 $513/mo HOA · 18% of rent

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Why this score? — see what drove the B- 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 +25.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover comfort and convenience at 22A Kingery Quarter. This freshly painted 3-bedroom, 2-bath home features an updated kitchen with granite countertops and stainless steel appliances, remodeled bathrooms, and a relaxing balcony perfect for morning coffee or evening unwind. The spacious master includes a private bath, and residents enjoy access to a clubhouse, exercise room, and awesome pool-ideal for socializing or staying active. Located minutes from Waterfall Glen Forest Preserve, lakeside parks, and top-rated schools, this home balances tranquility and convenience in a welcoming community. Come see what this affordable 3 bed condo has to offer !

Key facts

• $513 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Taxes listed (2024): $2,778
• Financial info: Special service area: No
• HOA & community: Monthly association fee of $513; Association fee includes heat, water, parking, insurance, clubhouse, exercise facilities, pool, exterior maintenance, lawn care, scavenger and snow removal; On-site manager available Monday through Friday; Association amenities: coin laundry, exercise room, storage, on-site manager/engineer, pool; Pets allowed (dogs) with limits; maximum pet weight 65 lbs

Exterior

• Parking: 2 parking spaces (unassigned)
• Utilities: Public water; Public sewer
• Home design: Attached single (condo); Located on entry level 2; Condo ownership; Part of a 16-unit building; Rehab completed in 2025
• Construction: Vinyl siding and brick exterior; Built approximately 41–50 years ago; Not rebuilt; not built before 1978
• Exterior features: Balcony; Common lot/grounds

Interior

• Kitchen: Kitchen with ceramic tile flooring
• Bedrooms: 3 bedrooms (all on main level); Master bedroom on main level with full bath
• Flooring: Carpet in living room, dining room, master and other bedrooms; Ceramic tile in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 6 total rooms; Balcony
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 1.4% in Burr Ridge — 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 76/100 on livability (#200 in IL, #3,725 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: health & safety D+, 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.
• Market conditions: Rents rising fast (+5.3%/yr); 127 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,378 units permitted in DuPage County in 2024 (594 in 5+ unit buildings).
• This rent runs 31% of the median local income ($107k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $63k; list at $185k implies a 194% gain — meaningful room to come down on a strong offer.

Recommended offer $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.51% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.35% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,742
• Equity at exit: $27,584

10-year hold

• IRR: 14.3%
• Equity multiple: 2.31×
• Total profit: $68,096
• Equity at exit: $15,995

Cash invested: $51,800 (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 60527

• Rents YoY: 5.3%
• Active inventory: 127
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,797 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$231 /mo · $2,778/yr
• Insurance: −$77
• HOA: −$513
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $418

Break-even live

Break-even rent $2,268

Max offer price $185,000

Occupancy floor 80%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8401 Meadowbrook Dr Burr Ridge, IL	3.0	1.5	1190	$3,600	$3.03	1d	1	1.13mi
9S220 Lake Dr Unit 16A-102 Willowbrook, IL	2.0	1.0	920	$1,800	$1.96	25d	1	1.37mi

HOA detail condo

• Monthly dues: $513 · $6,156/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $185,000 Active 69 DOM
2. 2026-06-17
   days on market $185,000 Active 68 DOM
3. 2026-06-16
   days on market $185,000 Active 67 DOM
4. 2026-06-15
   days on market $185,000 Active 66 DOM
5. 2026-06-13
   days on market $185,000 Active 64 DOM
6. 2026-06-13
   days on market $185,000 Active 63 DOM
7. 2026-06-09
   days on market $185,000 Active 60 DOM
8. 2026-06-08
   days on market $185,000 Active 59 DOM
9. 2026-06-07
   days on market $185,000 Active 58 DOM
10. 2026-06-04
    days on market $185,000 Active 55 DOM
11. 2026-06-03
    days on market $185,000 Active 54 DOM
12. 2026-06-02
    days on market $185,000 Active 53 DOM
13. 2026-06-01
    days on market $185,000 Active 52 DOM
14. 2026-05-31
    days on market $185,000 Active 51 DOM
15. 2026-05-11
    price $185,000
16. 2026-04-10
    listed $189,000 Active
17. 2026-02-25
    historical
18. 2025-11-15
    price
19. 2025-10-07
    price
20. 2025-09-05
    listed Active
21. 1992-06-03
    soldstatus $63,000

ⓘ 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: $2,778 · $231/mo
• Projected year-2 tax: $3,489 · $291/mo
• Expected delta: +$711/yr (+$59/mo · 25.6%)

ⓘ 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 2/10 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,559
• − Mortgage interest: −$10,363
• − Property taxes: −$2,778
• − Insurance: −$925
• − Repairs & maintenance: −$2,685
• − Management: −$2,685
• − HOA: −$6,156
• − Depreciation: −$5,382
• Taxable income: $2,586
• Est. tax owed @ 24.0%: −$621
• After-tax cash flow: $4,390/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 — Burr Ridge

• Score: 76/100
• State rank: #200
• US rank: #3725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: DuPage County · 904,569 people
• City population: 29,024
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 29,028
• Household income: $106,543
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 675.0

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% Asian 13% Black 8% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 12% Iranian 1% Slovak 1%
• Foreign-born: 23% · Canada, China, Vietnam
• Languages at home: 67% English-only · Other Indo-European 9% Russian/Polish/Slavic 9% Spanish 6%

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: ▼ -171.58%
• Current HPI: 184.6453
• Rent YoY: ▲ 5.35%
• 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

+193.7% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $185,000 MRED as Distributed by MLS Grid
• 2026-04-10 Listed $189,000 MRED as Distributed by MLS Grid
• 2026-02-25 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-15 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-07 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-05 Listed — MRED as Distributed by MLS Grid
• 1992-06-03 Sold (Public Records) $63,000 Public Records

Property tax history

+2.6%/yr

Latest (2024): $2,778 · +3.6% YoY. Source: county tax records.