6A Kingery Quarter Rd #203 · Burr Ridge, IL 60527

$187,900

2 bd · 1.0 ba · 1,100 sqft · Condo · 13 Days on market

Built 1980 $448/mo HOA · 18% 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 +19.4/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 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

Bright and Spacios 2nd Floor unit, 2 bed, 1 bath. Located in desirable Hinsdale Point condo Community. Updated Kitchen with newer appliances (4years). Updated 2022 beautiful bathroom. Master Bedroom with walk in closet. Extra room for storage or a small work room. Large living room leading to good size balcony facing South. Monthly assessment covers Heat, Gas, Water, outdoor pool, sundeck, clubhouse. Building amenities include coin laundry and private storage. Perfect location close to parks, public transportation, schools and express ways.

Key facts

• Good size balcony
• Large living room
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• WALK IN CLOSET
• EXTRA ROOM FOR STORAGE
• LARGE LIVING ROOM
• GOOD SIZE BALCONY

Property features AI

Finance

• HOA & community: Monthly association fee of $448; Association covers water, gas, parking, clubhouse, pool, exterior maintenance, lawn care, trash removal, and snow removal; Pets allowed (cats and dogs), with limits

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Attached single condo; Entry level is 2 (second level); Condo ownership; Rehab completed in 2022
• Construction: Built approximately 41–50 years ago; Vinyl siding and brick exterior
• Exterior features: Common lot/common grounds; School bus access; Interstate access

Interior

• Kitchen: Kitchen (second level)
• Bedrooms: Two bedrooms (both on the second level); Primary bedroom with full bath (second level)
• Flooring: Carpet in living areas and bedrooms; Laminate in dining area; Tile in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; Soaking tub
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $188k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Cap rate 7.6% 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.
• Zoned schools: Hinsdale South High School (math 42% / reading 47%, grade F, #62 of 693 statewide, top 10%, 1,371 students, 0% FRL).
• Zoned-school proficiency averages 44% at this address vs 63% district-wide (-18 pts) — the specific schools serving this property underperform the Hinsdale Twp Hsd 86 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.3%/yr); 127 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $107k; list at $188k implies a 76% gain — meaningful room to come down on a strong offer.

Recommended offer $187,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 6.5

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: -5.4%
• Equity multiple: 0.79×
• Total profit: $-10,959
• Equity at exit: $28,017

10-year hold

• IRR: 7.5%
• Equity multiple: 1.65×
• Total profit: $34,063
• Equity at exit: $16,246

Cash invested: $52,612 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,425 medium
• Mortgage (P&I): −$985
• Tax from tax record: −$195 /mo · $2,339/yr
• Insurance: −$78
• HOA: −$448
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $209

Break-even live

Break-even rent $2,160

Max offer price $187,900

Occupancy floor 86%

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: $46,975
• Closing costs: $5,637
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.30mi

HOA detail condo

• Monthly dues: $448 · $5,376/yr
• Likely covers: watergaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $187,900 Active 13 DOM
2. 2026-06-17
   days on market $187,900 Active 12 DOM
3. 2026-06-16
   days on market $187,900 Active 11 DOM
4. 2026-06-15
   days on market $187,900 Active 10 DOM
5. 2026-06-13
   days on market $187,900 Active 8 DOM
6. 2026-06-13
   days on market $187,900 Active 7 DOM
7. 2026-06-09
   days on market $187,900 Active 4 DOM
8. 2026-06-08
   days on market $187,900 Active 3 DOM
9. 2026-06-07
   remarks 546-char remark
10. 2026-06-07
    listed $187,900 Active 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: $2,339 · $195/mo
• Projected year-2 tax: $3,302 · $275/mo
• Expected delta: +$963/yr (+$80/mo · 41.2%)

ⓘ 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: $29,103
• − Mortgage interest: −$10,525
• − Property taxes: −$2,339
• − Insurance: −$940
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − HOA: −$5,376
• − Depreciation: −$5,466
• Taxable loss: −$200
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $2,560/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

+180.4% since first listed

3 events — show timeline

• 2026-06-05 Listed $187,900 MRED as Distributed by MLS Grid
• 2003-08-12 Sold (Public Records) $107,000 Public Records
• 2001-05-30 Sold (Public Records) $67,000 Public Records

Property tax history

+2.7%/yr

Latest (2024): $2,339 · +3.6% YoY. Source: county tax records.