1279 Summersweet Ln · Bartlett, IL 60103

$300,000

2 bd · 1.5 ba · 1,623 sqft · Townhouse public records · 3 Days on market

Built 1995 Est $417k · 28% under $223/mo HOA · 8% 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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1279 Summersweet Ln! This picture-perfect 2-story townhouse is not only located in the highly desirable Amber Grove subdivision but is also on a premium lot backing up to the nature preserve! Step inside this dream home and you'll immediately notice the tall 2-story foyer & living room, allowing for tons of natural light to flow seamlessly through the open concept kitchen, living room, and dining room. A powder room and full-size laundry room/mud room are also located on the first floor. Looking for 2 en-suites? This ideal home features 2 bedrooms upstairs, each with their own private en-suite bathroom!. The spacious full finished lookout basement provides endless opportunities for a rec room/office/additional living space. Plus a dedicated storage room and additional storage under the stairs. Don't miss the amazing opportunity to live in this dream home!

Key facts

• Premium lot
• Tall foyer
• Nature preserve

Tags

• PREMIUM LOT
• NATURE PRESERVE
• TALL FOYER
• FINISHED LOOKOUT BASEMENT
• DEDICATED STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $59 ($707/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (7.8% below list).
• Recommended offer: $277k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.7% in Bartlett — 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 80/100 on livability (#103 in IL, #1,657 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F.
• SD U-46 (suburban): math 19% / reading 20% proficiency, ranked #386 of 620 in IL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Liberty Elem School (math 32% / reading 37%, grade F, #517 of 2,056 statewide, top 28%, 411 students, 0% FRL); Kenyon Woods Middle School (math 44% / reading 44%, grade D, #95 of 665 statewide, top 15%, 905 students, 0% FRL); South Elgin High School (math 32% / reading 33%, grade F, #152 of 693 statewide, top 22%, 2,844 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 37% at this address vs 20% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the SD U-46 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 123 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $158k; list at $300k implies a 90% gain — meaningful room to come down on a strong offer.

Recommended offer $276,640 (7.8% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 0.92% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $417,111
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1299 Summersweet Ln	0.06mi	2/2.5	1,623 (0%)	1mo	$310,000	$191	92
522 Horizon Dr	0.32mi	2/2.5	1,726 (+6%)	1mo	$320,500	$186	70
1194 Wood Lily Ln	0.27mi	3/2.0 (+1)	1,505 (-7%)	0mo	$387,000	$257	68
1281 Foxglove Dr	0.18mi	3/2.5 (+1)	1,756 (+8%)	1mo	$386,890	$220	68
1285 Foxglove Dr	0.18mi	3/2.5 (+1)	1,756 (+8%)	2mo	$412,990	$235	68
1328 Foxglove Dr	0.19mi	3/2.5 (+1)	1,756 (+8%)	2mo	$409,990	$233	67
1116 Bluebell Ln	0.44mi	3/2.0 (+1)	1,505 (-7%)	1mo	$436,990	$290	60
1118 Bluebell Ln	0.44mi	3/2.0 (+1)	1,505 (-7%)	1mo	$434,990	$289	60
1109 Bluebell Ln	0.47mi	3/2.0 (+1)	1,505 (-7%)	1mo	$434,990	$289	58
1111 Bluebell Ln	0.47mi	3/2.0 (+1)	1,505 (-7%)	1mo	$434,990	$289	58
304 Monarch Dr	0.64mi	3/2.5 (+1)	1,650 (+2%)	1mo	$310,000	$188	57
1179 Wood Lily Ln	0.49mi	3/2.0 (+1)	1,505 (-7%)	2mo	$403,000	$268	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-44,788
• Equity at exit: $44,731

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-33,869
• Equity at exit: $25,939

Cash invested: $84,000 (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 60103

• Active inventory: 123
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,766 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$205 /mo · $2,464/yr
• Insurance: −$125
• HOA: −$223
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $59

Break-even live

Break-even rent $2,692

Max offer price $300,000

Occupancy floor 93%

Sensitivity live

Price	-10% $229	-5% $144	+0% $59	+5% $-26	+10% $-111
Rent	-10% $-160	-5% $-50	+0% $59	+5% $168	+10% $277
Rate	-1.0pp $210	-0.5pp $135	base $59	+0.5pp $-19	+1.0pp $-98

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1194 Woodlily Ln Unit 1 Bartlett, IL	3.0	2.0	1505	$3,200	$2.13	9d	1	0.49mi
1164 Woodlily Ln Unit 1 Bartlett, IL	3.0	2.0	1505	$2,950	$1.96	21d	1	0.51mi
211 Monarch Dr Streamwood, IL	3.0	2.5	1500	$2,800	$1.87	4d	1	0.59mi
1567 Spaulding Rd Bartlett, IL	2.0	2.5	1572	$2,600	$1.65	45d	1	0.62mi
1235 Tuscany Dr Streamwood, IL	3.0	3.5	1818	$2,950	$1.62	45d	1	0.64mi
922 Kings Canyon Dr Streamwood, IL	3.0	2.5	1632	$2,450	$1.50	1d	1	0.82mi
760 Lambert Ln Unit 96-1 Bartlett, IL	3.0	2.5	1976	$2,850	$1.44	26d	1	1.06mi
301 Oakbrook Ct Bartlett, IL	3.0	2.0	1538	$3,200	$2.08	26d	1	1.28mi
918 Oak Ridge Blvd Elgin, IL	3.0	2.5	1593	$2,695	$1.69	12d	1	1.31mi
206 Madison Dr #206 Streamwood, IL	3.0	2.5	1950	$3,150	$1.62	45d	1	1.37mi

HOA detail

• Monthly dues: $223 · $2,676/yr

Listing history 3 events

1. 2026-06-21
   statusdays on marketlisting id $300,000 Active 3 DOM
2. 2026-06-18
   remarks 695-char remark

   Show marketing remark (884 chars)

   Welcome to 1279 Summersweet Ln! This picture-perfect 2-story townhouse is not only located in the highly desirable Amber Grove subdivision but is also on a premium lot backing up to the nature preserve! Step inside this dream home and you'll immediately notice the tall 2-story foyer & living room, allowing for tons of natural light to flow seamlessly through the open concept kitchen, living room, and dining room. A powder room and full-size laundry room/mud room are also located on the first floor. Looking for 2 en-suites? This ideal home features 2 bedrooms upstairs, each with their own private en-suite bathroom!. The spacious full finished lookout basement provides endless opportunities for a rec room/office/additional living space. Plus a dedicated storage room and additional storage under the stairs. Don't miss the amazing opportunity to live in this dream home!

3. 2026-06-18
   listed $300,000 Coming Soon 1 DOM

   Show marketing remark (884 chars)

   Welcome to 1279 Summersweet Ln! This picture-perfect 2-story townhouse is not only located in the highly desirable Amber Grove subdivision but is also on a premium lot backing up to the nature preserve! Step inside this dream home and you'll immediately notice the tall 2-story foyer & living room, allowing for tons of natural light to flow seamlessly through the open concept kitchen, living room, and dining room. A powder room and full-size laundry room/mud room are also located on the first floor. Looking for 2 en-suites? This ideal home features 2 bedrooms upstairs, each with their own private en-suite bathroom!. The spacious full finished lookout basement provides endless opportunities for a rec room/office/additional living space. Plus a dedicated storage room and additional storage under the stairs. Don't miss the amazing opportunity to live in this dream home!

ⓘ 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: $2,464 · $205/mo
• Projected year-2 tax: $4,637 · $386/mo
• Expected delta: +$2,173/yr (+$181/mo · 88.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,197
• − Mortgage interest: −$16,805
• − Property taxes: −$2,464
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,656
• − Management: −$2,656
• − HOA: −$2,676
• − Depreciation: −$8,727
• Taxable loss: −$4,287
• Est. tax savings @ 24.0%: +$1,029
• After-tax cash flow: $1,735/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: SD U-46
• NCES district ID: 1713710
• Math proficiency: 19% ▼ -7.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $69,757
• Composite: 19.39/100
• National rank: #8783
• State rank: #386 of 620 in IL

Livability — Bartlett

• Score: 80/100
• State rank: #103
• US rank: #1657

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bartlett, IL
• County: DuPage County · 904,569 people
• City population: 41,382
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 41,382
• Household income: $133,793
• Rent vs Own: 10.7% rent · 89.3% own
• Severe rent burden: 426.0

Population outlook (Cook County) Hauer SSP2

• Today (2025): 5,347,519 people
• By 2030: 5,357,703 · +0.2%
• By 2040: 5,324,924 · -0.4%
• By 2050: 5,230,762 · -2.2%
• By 2075: 4,785,735 · -10.5%
• By 2100: 4,188,836 · -21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Asian 18% Hispanic / Latino 15% Two or more races 6% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Romanian 16% Lithuanian 2% Italian 2%
• Foreign-born: 20% · Canada, China
• Languages at home: 71% English-only · Other Indo-European 10% Spanish 9% Russian/Polish/Slavic 4%

Political lean MEDSL · Cook

• 2024 margin: Solid D (+42.0) · D 70.4% · R 28.4% · Other 1.2%
• 2008→2024 swing: -11.4pp toward R · 2008: 53.4pp · 2024: 42.0pp
• All cycles: 2024: D+42.0 2020: D+50.3 2016: D+53.0 2012: D+49.4 2008: D+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -212.77%
• Current HPI: 189.12
• 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

+89.9% since first listed

3 events — show timeline

• 2026-06-19 Listed $300,000 MRED as Distributed by MLS Grid
• 2026-06-18 Coming Soon $300,000 MRED as Distributed by MLS Grid
• 2000-05-23 Sold (Public Records) $158,000 Public Records

Property tax history

-1.5%/yr

Latest (2023): $2,464 · +0.3% YoY. Source: county tax records.