1301 S Finley Rd #417 · Lombard, IL 60148

$150,000

2 bd · 1.5 ba · 1,177 sqft · Condo public records · 142 Days on market

Built 1973 $492/mo HOA · 24% 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 +16.8/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This condominium offers solid potential with a functional layout and convenient location, presenting an opportunity for the right buyer. This two-bedroom, one-and-a-half-bathroom residence presents a compelling investment opportunity with significant renovation potential. The property offers solid structural foundations that provide an excellent canvas for customization and value enhancement. The unit's current condition allows buyers to implement their own vision and design preferences while building equity through strategic improvements. With thoughtful updates, this property could be transformed into a contemporary living space that reflects personal style and modern functionality. The b

Key facts

• Well lit hallways
• Secure building
• North exposure

Tags

• LARGE PATIO WINDOWS
• NORTH EXPOSURE
• GALLEY STYLE KITCHEN
• SECURE BUILDING
• INTERCOM SYSTEM
• WELL LIT HALLWAYS

Property features AI

Finance

• Other: 84 units in the building; Living area source: Assessor; Parcel number: 0619212079
• Financial info: Special service area: No
• HOA & community: Monthly association fee of $492; Association fee includes heat, water, gas, insurance, pool, exterior maintenance, lawn care, scavenger, and snow removal; Community amenities include coin laundry, elevator(s), storage, park, pool, and security door locks; Manager off-site; Pets allowed (cats and dogs) with limits — max pet weight 25 lbs; number and size limits apply

Exterior

• Parking: Two total parking spaces; Unassigned parking
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single condo; Entry level 4; Condo ownership
• Construction: Brick construction; Built approximately 51–60 years ago; Built before 1978
• Exterior features: Common lot/grounds (shared); Subdivision: Point West

Interior

• Kitchen: Galley-style kitchen (12 x 11)
• Bedrooms: Master bedroom on main level (15 x 12) with a half bath; Second bedroom on main level (13 x 11); Additional bedrooms listed (bedroom 3, bedroom 4)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating; Steam heating; Baseboard heating; Wall unit cooling
• Interior features: Five total rooms; Dining room; Family room; Living room (16 x 13)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.8% in Lombard — 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 72/100 on livability (#314 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: cost of living C-, health & safety D+, amenities F.
• Glenbard Twp Hsd 87 (suburban): math 38% / reading 40% proficiency, ranked #126 of 620 in IL (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 136 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $107k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.38% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.76%
• DSCR: 1.12
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.48×
• Total profit: $-22,025
• Equity at exit: $22,365

10-year hold

• IRR: -12.2%
• Equity multiple: 0.37×
• Total profit: $-26,444
• Equity at exit: $12,969

Cash invested: $42,000 (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 60148

• Rents YoY: 0.9%
• Active inventory: 136
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$787
• Tax from tax record: −$199 /mo · $2,387/yr
• Insurance: −$62
• HOA: −$492
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $97

Break-even live

Break-even rent $1,949

Max offer price $150,000

Occupancy floor 90%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 S Finley Rd #418 Lombard, IL	2.0	1.5	1137	$1,500	$1.32	3d	1	0.02mi
1300 S Finley Rd Lombard, IL	1.0–2.0	1.0–2.0	980	$2,125	$2.17	1d	9	0.29mi
1250 Old Bond Ct Unit 12301D Glen Ellyn, IL	2.0	1.0	900	$1,850	$2.06	24d	1	0.32mi
1250 Old Bond Ct Unit 12501C Glen Ellyn, IL	1.0	1.0	748	$1,650	$2.21	5d	1	0.32mi
450 Woodmoor Dr Lombard, IL	2.0	1.0–2.0	953	$3,145	$3.30	1d	15	0.48mi
25 Briar St Glen Ellyn, IL	1.0–2.0	1.0	798	$1,805	$2.26	1d	10	0.58mi
2015 S Finley Rd #408 Lombard, IL	1.0	1.0	720	$1,600	$2.22	24d	1	0.66mi
830 Foxworth Blvd Lombard, IL	1.0–3.0	1.0–2.0	929	$1,993	$2.15	1d	66	0.83mi
268 Gazebo Ln #38 Lombard, IL	2.0	1.5	917	$2,295	$2.50	20d	1	0.86mi
1000 Hunter St Lombard, IL	3.0	2.0	1146	$2,950	$2.57	4d	1	0.87mi
2001 S Highland Ave Lombard, IL	2.0	2.0	740	$1,750	$2.36	7d	1	1.06mi
1504 S Fairfield Ave Unit 25C Lombard, IL	2.0	1.0	940	$1,800	$1.91	24d	1	1.06mi
2211 S Highland Ave Unit 4B Lombard, IL	3.0	2.0	1430	$2,600	$1.82	24d	1	1.18mi
2211 S Stewart Ave Unit 4D Lombard, IL	2.0	2.0	1235	$2,300	$1.86	15d	1	1.23mi
2211 S Stewart Ave Unit 3B Lombard, IL	3.0	2.0	1430	$2,525	$1.77	24d	1	1.23mi
2233 S Highland Ave Lombard, IL	2.0	1.0–2.0	858	$2,547	$2.97	2d	51	1.24mi
2200 S Grace St Lombard, IL	2.0–3.0	2.0	1320	$1,937	$1.47	5d	10	1.27mi
569 S Park Rd Lombard, IL	3.0	1.0	1120	$2,400	$2.14	24d	1	1.31mi
2720 S Highland Ave Lombard, IL	1.0–3.0	1.0–2.0	1060	$2,617	$2.47	1d	20	1.38mi
785 Pershing Ave Unit 4-A Glen Ellyn, IL	2.0	2.0	1025	$2,325	$2.27	24d	1	1.41mi
50 Yorktown Shopping Ctr Lombard, IL	2.0	1.0–2.0	1206	$3,696	$3.06	1d	23	1.47mi
2845 Easton St Downers Grove, IL	2.0	1.0–2.5	1121	$3,785	$3.38	1d	23	1.48mi
55 Yorktown Shopping Ctr Lombard, IL	1.0–2.0	1.0–2.5	966	$3,613	$3.74	1d	4	1.50mi

HOA detail condo

• Monthly dues: $492 · $5,904/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $150,000 Active 142 DOM
2. 2026-06-17
   days on market $150,000 Active 141 DOM
3. 2026-06-16
   days on market $150,000 Active 140 DOM
4. 2026-06-15
   days on market $150,000 Active 139 DOM
5. 2026-06-13
   days on market $150,000 Active 137 DOM
6. 2026-06-13
   pricedays on market $150,000 Active 136 DOM
7. 2026-06-09
   days on market $167,200 Active 133 DOM
8. 2026-06-08
   days on market $167,200 Active 132 DOM
9. 2026-06-07
   days on market $167,200 Active 131 DOM
10. 2026-06-04
    days on market $167,200 Active 128 DOM
11. 2026-06-03
    days on market $167,200 Active 127 DOM
12. 2026-06-02
    days on market $167,200 Active 126 DOM
13. 2026-06-01
    days on market $167,200 Active 125 DOM
14. 2026-05-31
    days on market $167,200 Active 124 DOM
15. 2026-04-21
    price $167,200
16. 2026-01-27
    listed $176,000 Active
17. 2002-02-05
    soldstatus $107,000

ⓘ 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: $2,387 · $199/mo
• Projected year-2 tax: $2,896 · $241/mo
• Expected delta: +$509/yr (+$42/mo · 21.3%)

ⓘ 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 ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,859
• − Mortgage interest: −$8,402
• − Property taxes: −$2,387
• − Insurance: −$750
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − HOA: −$5,904
• − Depreciation: −$4,364
• Taxable loss: −$925
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $1,380/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: Glenbard Twp Hsd 87
• NCES district ID: 1716830
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $79,535
• Composite: 36.49/100
• National rank: #4651
• State rank: #126 of 620 in IL

Livability — Lombard

• Score: 72/100
• State rank: #314
• US rank: #6205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lombard, IL
• County: DuPage County · 904,569 people
• City population: 52,596
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 52,596
• Household income: $100,616
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 1539.0

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% Hispanic / Latino 13% Asian 11% Two or more races 9% Black 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 11% Italian 4% Iranian 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 75% English-only · Other Indo-European 9% Spanish 9% Russian/Polish/Slavic 3%

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: ▼ -282.93%
• Current HPI: 210.0801
• Rent YoY: ▲ 0.94%
• 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

+56.3% since first listed

3 events — show timeline

• 2026-04-21 Price Changed $167,200 MRED as Distributed by MLS Grid
• 2026-01-27 Listed $176,000 MRED as Distributed by MLS Grid
• 2002-02-05 Sold (Public Records) $107,000 Public Records

Property tax history

+1.0%/yr

Latest (2024): $2,387 · +9.1% YoY. Source: county tax records.