12B Kingery Quarter Rd #108 · Burr Ridge, IL 60527

$147,000

2 bd · 1.0 ba · 1,080 sqft · Condo · 3 Days on market

Built 1981 $468/mo HOA · 19% of rent

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Why this score? — see what drove the B 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 +28.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Instant sweat equity to be made in this 2 bedroom, 1 bath condo in Willowbrook's Hinsdale Point community. Ample sized bedrooms, with the primary bedroom having a large walk-in closet. Large family room, dining room and an updated kitchen. Newer, modern vanity in the bath. The building offers coin laundry, a storage locker as well. Enjoy the amenities of the complex with a pool, clubhouse and much more. HOA assessment includes heat, water, and gas.

Key facts

• Coin laundry
• Clubhouse
• Walk-in closet

Tags

• WALK-IN CLOSET
• UPDATED KITCHEN
• COIN LAUNDRY
• STORAGE LOCKER
• POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $147k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Cap rate 10.2% 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; 2 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $147,000

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: 1.67% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.90%
• DSCR: 1.62
• GRM: 5.0

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: 7.7%
• Equity multiple: 1.31×
• Total profit: $12,797
• Equity at exit: $21,918

10-year hold

• IRR: 19.5%
• Equity multiple: 2.87×
• Total profit: $77,061
• Equity at exit: $12,710

Cash invested: $41,160 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,452 medium
• Mortgage (P&I): −$771
• Tax from tax record: −$160 /mo · $1,919/yr
• Insurance: −$61
• HOA: −$468
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $477

Break-even live

Break-even rent $1,848

Max offer price $147,000

Occupancy floor 76%

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.24mi
9S220 Lake Dr Unit 16A-102 Willowbrook, IL	2.0	1.0	920	$1,800	$1.96	24d	1	1.46mi

HOA detail condo

• Monthly dues: $468 · $5,616/yr
• Likely covers: watergaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2025-07-31
   status Pending
2. 2025-07-28
   listed $147,000 Active
3. 2004-07-23
   soldstatus $130,000
4. 2003-04-01
   soldstatus $96,000
5. 1998-01-12
   soldstatus $62,000
6. 1997-08-22
   soldstatus $59,000
7. 1991-11-01
   soldstatus $49,000

ⓘ 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: $1,919 · $160/mo
• Projected year-2 tax: $2,628 · $219/mo
• Expected delta: +$709/yr (+$59/mo · 36.9%)

ⓘ 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: $29,422
• − Mortgage interest: −$8,234
• − Property taxes: −$1,919
• − Insurance: −$735
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − HOA: −$5,616
• − Depreciation: −$4,276
• Taxable income: $3,934
• Est. tax owed @ 24.0%: −$944
• After-tax cash flow: $4,779/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

+200.0% since first listed

7 events — show timeline

• 2025-07-31 Pending — MRED as Distributed by MLS Grid
• 2025-07-28 Listed $147,000 MRED as Distributed by MLS Grid
• 2004-07-23 Sold (Public Records) $130,000 Public Records
• 2003-04-01 Sold (Public Records) $96,000 Public Records
• 1998-01-12 Sold (Public Records) $62,000 Public Records
• 1997-08-22 Sold (Public Records) $59,000 Public Records
• 1991-11-01 Sold (Public Records) $49,000 Public Records

Property tax history

+1.4%/yr

Latest (2024): $1,919 · +5.8% YoY. Source: county tax records.