6610 Main St · Downers Grove, IL 60516

$199,900

3 bd · 1.0 ba · 800 sqft · SingleFamily public records · 77 Days on market

Built 1953 8,122 sqft lot

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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 +18.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• DSCR +5.9/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home needs TLC and remodeling. It is a great starter home and can be remodeled on the interior. Siding on the Exterior. Deep lot with a 2 car tandem garage with an additional apartment attached to the garage. The apartment consist of a kitchen, full bath, as is, and a Bedroom. This also needs remodeling. The home has a kitchen, living room and 2 br. Washer dryer area and a gas furnace area with hot water tank. Window Air conditioner. Small deck on back of home. Fenced yard. Close to shopping, schools, stores. In area of 500,000 plus homes. Can be viewed by appointment only. Roof on the home and garage is 2 years old. New Hot water tank in Home. Updated plumbing in bathroom of the home.

Key facts

• 8,122 sq ft lot
• 2 garage spots
• Built 1953

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 2.9% in Downers Grove — 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 86/100 on livability (#24 in IL, #452 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Chsd 99 (suburban): math 46% / reading 46% proficiency, ranked #66 of 620 in IL (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 57 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 77 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $200k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.10% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• GRM: 7.6

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-19,613
• Equity at exit: $29,806

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-258
• Equity at exit: $17,284

Cash invested: $55,972 (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 60516

• Active inventory: 57
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$411 /mo · $4,929/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $199

Break-even live

Break-even rent $1,952

Max offer price $199,900

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1116 Adelia St Downers Grove, IL	3.0	1.0	1036	$2,900	$2.80	11d	1	0.39mi
6333 Dunham Rd Downers Grove, IL	3.0	1.0	1009	$2,750	$2.73	3d	1	0.54mi
709 65th St #5 Westmont, IL	2.0	1.0	950	$1,695	$1.78	1d	1	0.92mi
629 W 65th St Unit 4 Westmont, IL	2.0	1.0	1000	$1,895	$1.90	1d	1	0.97mi
629 W 65th St Unit 6 Westmont, IL	2.0	1.0	1000	$1,895	$1.90	12d	1	0.97mi
535 Brookside Dr Unit E Westmont, IL	2.0	1.0	950	$1,750	$1.84	1d	1	1.03mi
535 Brookside Dr Unit A Westmont, IL	2.0	1.0	950	$1,500	$1.58	1d	1	1.03mi
1131 Florence Ave Unit B Westmont, IL	2.0	1.0	1000	$1,845	$1.84	1d	1	1.08mi
7303 Grand Ave Unit AA205 Downers Grove, IL	2.0	2.0	968	$1,750	$1.81	21d	1	1.12mi
480 74th St #203 Downers Grove, IL	2.0	2.0	968	$1,900	$1.96	24d	1	1.17mi
480 74th St #203 Downers Grove, IL	2.0	2.0	968	$1,850	$1.91	12d	1	1.17mi
7030 Barrington Ct #204 Woodridge, IL	2.0	2.0	1102	$2,250	$2.04	24d	1	1.28mi
2110 Prentiss Dr Downers Grove, IL	2.0	1.0–2.0	950	$1,835	$1.93	2d	40	1.34mi
1130 S Williams St Westmont, IL	1.0–2.0	1.0	762	$1,872	$2.46	1d	16	1.36mi
7499 Woodward Ave Woodridge, IL	2.0	1.0	680	$1,870	$2.75	1d	56	1.46mi

Listing history 22 events

1. 2024-02-07
   status Pending
2. 2024-01-31
   historical Contingent - Continue to Show
3. 2024-01-20
   status Active
4. 2024-01-19
   historical Contingent - Continue to Show
5. 2024-01-15
   status Active
6. 2024-01-15
   price $199,900
7. 2024-01-10
   historical Contingent - Continue to Show
8. 2024-01-10
   historical
9. 2023-12-20
   price
10. 2023-12-20
    price $220,000
11. 2023-11-22
    listed $240,000 Active
12. 2023-11-22
    listed Active
13. 2016-05-03
    historical
14. 2016-04-25
    price
15. 2016-04-24
    status Reactivated
16. 2016-04-03
    historical
17. 2016-03-10
    status Reactivated
18. 2016-03-08
    historical Contingent
19. 2016-03-03
    listed New
20. 1993-06-10
    soldstatus $90,000
21. 1990-11-01
    soldstatus $83,000
22. 1989-06-26
    soldstatus $82,000

ⓘ 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: $4,929 · $411/mo
• Projected year-2 tax: $4,929 · $411/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,444
• − Mortgage interest: −$11,198
• − Property taxes: −$4,929
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − Depreciation: −$5,815
• Taxable loss: −$728
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $2,558/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: Chsd 99
• NCES district ID: 1712570
• Math proficiency: 46% ▼ -8.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $83,473
• Composite: 42.68/100
• National rank: #3174
• State rank: #66 of 620 in IL

Livability — Downers Grove

• Score: 86/100
• State rank: #24
• US rank: #452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Downers Grove, IL
• County: DuPage County · 904,569 people
• City population: 57,824
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 28,062
• Household income: $115,480
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 384.0

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% Hispanic / Latino 9% Two or more races 6% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Romanian 13% Italian 2% Iranian 2%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 6% Russian/Polish/Slavic 5% Other Indo-European 4%

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: ▼ -225.92%
• Current HPI: 215.5763
• 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

+143.8% since first listed

22 events — show timeline

• 2024-02-07 Pending — MRED as Distributed by MLS Grid
• 2024-01-31 Contingent — MRED as Distributed by MLS Grid
• 2024-01-20 Relisted — MRED as Distributed by MLS Grid
• 2024-01-19 Contingent — MRED as Distributed by MLS Grid
• 2024-01-15 Relisted — MRED as Distributed by MLS Grid
• 2024-01-15 Price Changed $199,900 MRED as Distributed by MLS Grid
• 2024-01-10 Contingent — MRED as Distributed by MLS Grid
• 2024-01-10 Listing Removed — MRED as Distributed by MLS Grid
• 2023-12-20 Price Changed — MRED as Distributed by MLS Grid
• 2023-12-20 Price Changed $220,000 MRED as Distributed by MLS Grid
• 2023-11-22 Listed — MRED as Distributed by MLS Grid
• 2023-11-22 Listed $240,000 MRED as Distributed by MLS Grid
• 2016-05-03 Listing Removed — MRED as Distributed by MLS Grid
• 2016-04-25 Price Changed — MRED as Distributed by MLS Grid
• 2016-04-24 Relisted — MRED as Distributed by MLS Grid
• 2016-04-03 Listing Removed — MRED as Distributed by MLS Grid
• 2016-03-10 Relisted — MRED as Distributed by MLS Grid
• 2016-03-08 Contingent — MRED as Distributed by MLS Grid
• 2016-03-03 Listed — MRED as Distributed by MLS Grid
• 1993-06-10 Sold (Public Records) $90,000 Public Records
• 1990-11-01 Sold (Public Records) $83,000 Public Records
• 1989-06-26 Sold (Public Records) $82,000 Public Records

Property tax history

+3.1%/yr

Latest (2024): $4,929 · +5.6% YoY. Source: county tax records.