249 Lakeshore Dr · Oswego, IL 60543

$304,990

2 bd · 2.5 ba · 1,340 sqft · SingleFamily public records · 68 Days on market

Built 2018 $228/sqft · at area comps Est $347k · 12% under $271/mo HOA · 10% 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 +13.0/15.0
• Cash flow +7.2/30.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Seasons of Southbury! ~ This well-maintained community offers top-notch amenities including a clubhouse, 3 pools, fitness center, meeting rooms, library, sand volleyball, rentable movie theater, walking paths, and park ~ The Foxhall model features 3 levels of living with dual master suites, 2.5 baths, and a 2-car garage ~ Main level includes stainless steel appliances and washer/dryer with a transferable 5-year warranty ~ Finished lower level, extra storage closet, and extended balcony for added comfort ~ Enjoy low HOA dues and low quarterly master association ~ Don't miss this great opportunity!

Key facts

• $271 HOA
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-418 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (24.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (9.1% below list).
• Recommended offer: $231k (24.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 81/100 on livability (#83 in IL, #1,366 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• CUSD 308 (suburban): math 29% / reading 34% proficiency, ranked #179 of 620 in IL (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Southbury Elem School (math 33% / reading 39%, grade F, #503 of 2,056 statewide, top 25%, 581 students, 0% FRL); Traughber Jr High School (math 25% / reading 31%, grade F, #284 of 665 statewide, top 44%, 1,135 students, 0% FRL); Oswego High School (math 29% / reading 36%, grade F, #152 of 693 statewide, top 22%, 2,901 students, 0% FRL) — zoned schools average 0% FRL vs 20% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 300 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 706 units permitted in Kendall County in 2024 (263 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.
• Kendall County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $231,211 (24.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.91% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.87%
• DSCR: 0.74
• GRM: 9.2

CMA / ARV

• ARV (median comp): $347,157
• List price: $304,990
• Delta: -12.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4450 State Route 71	0.61mi	2/1.0	1,176 (-12%)	7mo	$273,500	$233	39
131 E Jackson St	0.72mi	3/1.5 (+1)	1,176 (-12%)	7mo	$307,000	$261	31

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 · 4.47% rent growth · sell at horizon

5-year hold

• IRR: -24.1%
• Equity multiple: 0.16×
• Total profit: $-71,510
• Equity at exit: $45,475

10-year hold

• IRR: -14.6%
• Equity multiple: 0.09×
• Total profit: $-77,500
• Equity at exit: $26,370

Cash invested: $85,397 (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 60543

• Home prices YoY: -30.3%
• Rents YoY: 4.5%
• Active inventory: 300
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,774 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$611 /mo · $7,336/yr
• Insurance: −$127
• HOA: −$271
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $-418

Break-even live

Break-even rent $3,302

Max offer price $231,211

Occupancy floor —

Sensitivity live

Price	-10% $-245	-5% $-331	+0% $-418	+5% $-504	+10% $-590
Rent	-10% $-637	-5% $-527	+0% $-418	+5% $-308	+10% $-199
Rate	-1.0pp $-264	-0.5pp $-340	base $-418	+0.5pp $-497	+1.0pp $-577

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: $76,248
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
157 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,751	$1.76	45d	1	0.48mi
119 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,900	$1.86	45d	1	0.52mi
182 Dorset Ave Oswego, IL	3.0	2.5	1747	$3,501	$2.00	12d	1	0.53mi
254 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,651	$1.70	45d	1	0.61mi
501 Vinca Ln Oswego, IL	2.0–3.0	1.5–2.5	1792	$2,500	$1.40	0d	19	0.61mi
513 Vinca Ln Oswego, IL	3.0	2.0	1609	$3,000	$1.86	45d	1	0.62mi
517 Vinca Ln Oswego, IL	3.0	2.5	1747	$2,900	$1.66	45d	1	0.63mi
519 Vinca Ln Oswego, IL	3.0	2.5	1559	$2,700	$1.73	45d	1	0.63mi
519 Vinca Ln Oswego, IL	3.0	2.5	1559	$3,401	$2.18	12d	1	0.63mi
279 Dorset Ave Oswego, IL	3.0	2.0	1609	$4,000	$2.49	12d	1	0.64mi
429 Prairieview Dr Unit b Oswego, IL	3.0	2.0	1600	$2,750	$1.72	20d	1	0.88mi
77 S Adams St Unit 342 Oswego, IL	1.0	1.0	913	$1,995	$2.19	18d	1	1.11mi
77 S Adams St Unit 629 Oswego, IL	2.0	2.0	1169	$2,750	$2.35	45d	1	1.11mi
77 S Adams St Unit 529 Oswego, IL	2.0	2.0	1169	$2,695	$2.31	45d	1	1.11mi
77 S Adams St Unit 625 Oswego, IL	2.0	2.0	1050	$2,395	$2.28	45d	1	1.11mi
77 S Adams St Unit 621 Oswego, IL	2.0	2.0	1047	$2,325	$2.22	45d	1	1.11mi
205 S Adams St Oswego, IL	2.0	1.0	1185	$1,975	$1.67	45d	1	1.15mi
615 Starling Cir Oswego, IL	1.0–4.0	1.5–2.5	1421	$2,513	$1.77	0d	14	1.41mi

HOA detail

• Monthly dues: $271 · $3,252/yr
• Likely covers: poolgym

Listing history 31 events

1. 2026-06-21
   days on market $304,990 Active 68 DOM
2. 2026-06-18
   days on market $304,990 Active 65 DOM
3. 2026-06-17
   days on market $304,990 Active 64 DOM
4. 2026-06-16
   days on market $304,990 Active 63 DOM
5. 2026-06-15
   days on market $304,990 Active 62 DOM
6. 2026-06-13
   days on market $304,990 Active 60 DOM
7. 2026-06-09
   days on market $304,990 Active 56 DOM
8. 2026-06-08
   days on market $304,990 Active 55 DOM
9. 2026-06-07
   days on market $304,990 Active 54 DOM
10. 2026-06-04
    days on market $304,990 Active 51 DOM
11. 2026-06-03
    days on market $304,990 Active 50 DOM
12. 2026-06-02
    days on market $304,990 Active 49 DOM
13. 2026-06-01
    days on market $304,990 Active 48 DOM
14. 2026-05-31
    days on market $304,990 Active 47 DOM
15. 2026-05-18
    price $304,990 614-char remark

    Show marketing remark (614 chars)

    Welcome to Seasons of Southbury! ~ This well-maintained community offers top-notch amenities including a clubhouse, 3 pools, fitness center, meeting rooms, library, sand volleyball, rentable movie theater, walking paths, and park ~ The Foxhall model features 3 levels of living with dual master suites, 2.5 baths, and a 2-car garage ~ Main level includes stainless steel appliances and washer/dryer with a transferable 5-year warranty ~ Finished lower level, extra storage closet, and extended balcony for added comfort ~ Enjoy low HOA dues and low quarterly master association ~ Don't miss this great opportunity!

16. 2026-05-05
    price $309,900 614-char remark

    Show marketing remark (614 chars)

    Welcome to Seasons of Southbury! ~ This well-maintained community offers top-notch amenities including a clubhouse, 3 pools, fitness center, meeting rooms, library, sand volleyball, rentable movie theater, walking paths, and park ~ The Foxhall model features 3 levels of living with dual master suites, 2.5 baths, and a 2-car garage ~ Main level includes stainless steel appliances and washer/dryer with a transferable 5-year warranty ~ Finished lower level, extra storage closet, and extended balcony for added comfort ~ Enjoy low HOA dues and low quarterly master association ~ Don't miss this great opportunity!

17. 2026-04-14
    listed $314,900 Active 614-char remark

    Show marketing remark (614 chars)

    Welcome to Seasons of Southbury! ~ This well-maintained community offers top-notch amenities including a clubhouse, 3 pools, fitness center, meeting rooms, library, sand volleyball, rentable movie theater, walking paths, and park ~ The Foxhall model features 3 levels of living with dual master suites, 2.5 baths, and a 2-car garage ~ Main level includes stainless steel appliances and washer/dryer with a transferable 5-year warranty ~ Finished lower level, extra storage closet, and extended balcony for added comfort ~ Enjoy low HOA dues and low quarterly master association ~ Don't miss this great opportunity!

18. 2024-01-16
    soldstatus $279,000
19. 2023-11-10
    soldstatus $279,000 Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2023-09-25
    historical Contingent - Continue to Show 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2023-09-21
    price $282,000 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2023-08-21
    price $285,000 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

23. 2023-07-26
    price $290,000 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

24. 2023-07-15
    listed $295,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

25. 2019-04-11
    soldstatus $199,990 Closed Sale
26. 2019-02-24
    status Pending
27. 2019-01-12
    price $199,990
28. 2018-12-23
    price $204,000
29. 2018-11-27
    price $209,990
30. 2018-11-04
    price $219,990
31. 2018-10-28
    listed $224,975 New

ⓘ 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: $7,336 · $611/mo
• Projected year-2 tax: $7,336 · $611/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 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $33,284
• − Mortgage interest: −$17,084
• − Property taxes: −$7,336
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,663
• − Management: −$2,663
• − HOA: −$3,252
• − Depreciation: −$8,872
• Taxable loss: −$10,111
• Est. tax savings @ 24.0%: +$2,427
• After-tax cash flow: $-2,585/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: CUSD 308
• NCES district ID: 1730270
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $89,945
• Composite: 31.25/100
• National rank: #6028
• State rank: #179 of 620 in IL

Livability — Oswego

• Score: 81/100
• State rank: #83
• US rank: #1366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oswego, IL
• County: Kendall County · 71,842 people
• City population: 43,047
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 43,047
• Household income: $119,371
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 317.0

Population outlook (Kendall County) Hauer SSP2

• Today (2025): 138,283 people
• By 2030: 144,935 · +4.8%
• By 2040: 156,944 · +13.5%
• By 2050: 165,424 · +19.6%
• By 2075: 174,715 · +26.3%
• By 2100: 168,523 · +21.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 18% Two or more races 13% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Romanian 7% Lithuanian 2% Italian 2%
• Foreign-born: 13% · Canada
• Languages at home: 79% English-only · Spanish 14% Other Indo-European 2% Russian/Polish/Slavic 2%

Political lean MEDSL · Kendall

• 2024 margin: Toss-up / Even · D 50.0% · R 48.5% · Other 1.6%
• 2008→2024 swing: -5.7pp toward R · 2008: 7.2pp · 2024: 1.5pp
• All cycles: 2024: D+1.5 2020: D+5.7 2016: R+1.5 2012: R+4.1 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.42%
• Current HPI: 210.3944
• Rent YoY: ▲ 4.47%
• 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

+35.6% since first listed

17 events — show timeline

• 2026-05-18 Price Changed $304,990 MRED as Distributed by MLS Grid
• 2026-05-05 Price Changed $309,900 MRED as Distributed by MLS Grid
• 2026-04-14 Listed $314,900 MRED as Distributed by MLS Grid
• 2024-01-16 Sold (Public Records) $279,000 Public Records
• 2023-11-10 Sold (MLS) $279,000 MRED as Distributed by MLS Grid
• 2023-09-25 Contingent — MRED as Distributed by MLS Grid
• 2023-09-21 Price Changed $282,000 MRED as Distributed by MLS Grid
• 2023-08-21 Price Changed $285,000 MRED as Distributed by MLS Grid
• 2023-07-26 Price Changed $290,000 MRED as Distributed by MLS Grid
• 2023-07-15 Listed $295,000 MRED as Distributed by MLS Grid
• 2019-04-11 Sold (MLS) $199,990 MRED as Distributed by MLS Grid
• 2019-02-24 Pending — MRED as Distributed by MLS Grid
• 2019-01-12 Price Changed $199,990 MRED as Distributed by MLS Grid
• 2018-12-23 Price Changed $204,000 MRED as Distributed by MLS Grid
• 2018-11-27 Price Changed $209,990 MRED as Distributed by MLS Grid
• 2018-11-04 Price Changed $219,990 MRED as Distributed by MLS Grid
• 2018-10-28 Listed $224,975 MRED as Distributed by MLS Grid

Property tax history

+12.8%/yr

Latest (2024): $7,336 · +11.1% YoY. Source: county tax records.