551 Carlysle Dr #10 · Clarendon Hills, IL 60514

$204,900

2 bd · 2.5 ba · 1,100 sqft · Condo public records · 20 Days on market

Built 1966 $495/mo HOA · 21% of rent

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Why this score? — see what drove the D+ 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 +15.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +6.0/10.0
• DSCR +4.9/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2nd. floor condo , features new kitchen cabinets counters and beautiful hardwood floors, freshly painted with neutral colors . newer A/c and updated baths wash and dry in unit plus 1 car garage , and much more . come and see it showings will be available Sat. May 2nd from 12:00-2:30 please . Interested party in site to convert to rentals.

Key facts

• Updated baths
• New kitchen cabinets
• Wash and dry in unit

Tags

• NEW KITCHEN CABINETS
• HARDWOOD FLOORS
• UPDATED BATHS
• WASH AND DRY IN UNIT

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $202k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 0.7% in Clarendon Hills — 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 83/100 on livability (#48 in IL, #978 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: health & safety C-, 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: Holmes Elem School (503 students, 0% FRL); Westview Hills Middle School (math 47% / reading 50%, grade C-, #63 of 665 statewide, top 9%, 444 students, 0% FRL); Hinsdale Central High School (math 71% / reading 72%, grade B+, #8 of 693 statewide, top 1%, 2,472 students, 0% FRL).
• Market conditions: 27 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).

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

• It's been on market 20 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $159k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $201,826 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — 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 A-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. 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?
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: 1.16% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.97%
• DSCR: 1.09
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-26,946
• Equity at exit: $30,551

10-year hold

• IRR: -3.8%
• Equity multiple: 0.74×
• Total profit: $-14,672
• Equity at exit: $17,716

Cash invested: $57,372 (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 60514

• Active inventory: 27
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,384 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$134 /mo · $1,611/yr
• Insurance: −$85
• HOA: −$495
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $94

Break-even live

Break-even rent $2,265

Max offer price $204,900

Occupancy floor 91%

Sensitivity live

Price	-10% $210	-5% $152	+0% $94	+5% $36	+10% $-22
Rent	-10% $-94	-5% $0	+0% $94	+5% $188	+10% $282
Rate	-1.0pp $197	-0.5pp $146	base $94	+0.5pp $41	+1.0pp $-13

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 58th St Clarendon Hills, IL	1.0–2.0	1.0–2.0	900	$1,935	$2.15	0d	2	0.14mi
16W651 56th St Unit 1 Clarendon Hills, IL	3.0	1.5	1400	$2,600	$1.86	6d	1	0.21mi
16W780 57th St Unit A Clarendon Hills, IL	3.0	1.5	1200	$2,400	$2.00	14d	1	0.28mi
6060 Laurel Ln Willowbrook, IL	1.0–2.0	1.0–2.0	820	$2,625	$3.20	0d	61	0.33mi
6340 Americana Dr #817 Willowbrook, IL	3.0	2.0	1350	$2,500	$1.85	14d	1	0.79mi
6340 Americana Dr Willowbrook, IL	1.0–3.0	1.0–2.0	1060	$2,150	$2.03	6d	2	0.83mi
229 Park Ave Clarendon Hills, IL	1.0–2.0	1.0–3.0	1111	$3,875	$3.49	5d	8	0.83mi
143 Ann St Unit 3N Clarendon Hills, IL	2.0	1.0	750	$2,800	$3.73	26d	1	0.87mi
204 Racquet Club Ct Hinsdale, IL	2.0	2.0	1431	$3,600	$2.52	7d	1	0.95mi
15 W 56th St Westmont, IL	3.0	1.5	1152	$2,850	$2.47	19d	1	1.35mi

HOA detail condo

• Monthly dues: $495 · $5,940/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-19
   status Pending
2. 2024-02-01
   soldstatus $159,000

ⓘ 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: $1,611 · $134/mo
• Projected year-2 tax: $3,131 · $261/mo
• Expected delta: +$1,520/yr (+$127/mo · 94.3%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,606
• − Mortgage interest: −$11,478
• − Property taxes: −$1,611
• − Insurance: −$1,024
• − Repairs & maintenance: −$2,288
• − Management: −$2,288
• − HOA: −$5,940
• − Depreciation: −$5,961
• Taxable loss: −$1,985
• Est. tax savings @ 24.0%: +$476
• After-tax cash flow: $1,605/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 — Clarendon Hills

• Score: 83/100
• State rank: #48
• US rank: #978

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarendon Hills, IL
• County: DuPage County · 904,569 people
• City population: 9,918
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 9,918
• Household income: $118,716
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 248.0

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 (81%)
• Race & ethnicity: White 81% Asian 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Italian 4% Slovak 3%
• Foreign-born: 13% · China, Canada
• Languages at home: 83% English-only · Other Indo-European 9% 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: ▼ -330.36%
• Current HPI: 207.7712
• Rent YoY: —
• 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

2 events — show timeline

• 2026-05-19 Pending — MRED as Distributed by MLS Grid
• 2024-02-01 Sold (Public Records) $159,000 Public Records

Property tax history

-2.8%/yr

Latest (2024): $1,611 · +11.6% YoY. Source: county tax records.