488 Ann St · West Chicago, IL 60185

$325,000

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 15 Days on market

Built 1960 5,453 sqft lot Est $275k · 18% over

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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).

• Cash flow +16.6/30.0
• DSCR +5.2/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious home updated 2 years ago some recent 3 bedrooms

Key facts

• Patio area
• 5,453 sq ft lot
• 3 parking spots

Tags

• PATIO AREA
• ACCESSIBILITY TO SHOPPING
• ACCESSIBILITY TO DINING
• ACCESSIBILITY TO PARKS

Property features AI

Finance

• Other: Living area reported by assessor; Possession negotiable
• HOA & community: No master association fee required

Exterior

• Parking: 3 parking spaces (owned)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership
• Construction: Vinyl siding and frame construction; Built approximately 61–70 years ago; Property built before 1978
• Exterior features: Lot dimensions approximately 43 x 126; Lot under 0.25 acre

Interior

• Kitchen: Kitchen on main level, approximately 13 x 12
• Bedrooms: 3 bedrooms (all on main level); Master bedroom on main level, approximately 13 x 12; Second bedroom on main level, approximately 12 x 10; Third bedroom on main level, approximately 11 x 9
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas and electric heating; Central air conditioning
• Interior features: Crawl space basement; 5 total rooms
• Laundry & utility: Main level laundry room, approximately 13 x 5

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/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 $300k (7.8% below list).
• Recommended offer: $300k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.0% in West Chicago — 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 64/100 on livability (#731 in IL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A-; Watch: amenities F, commute F, health & safety F.
• Chsd 94 (suburban): math 20% / reading 21% proficiency, ranked #378 of 620 in IL (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pioneer Elem School (math 2% / reading 2%, grade F, #1,927 of 2,056 statewide, top 100%, 263 students, 0% FRL); Leman Middle School (math 11% / reading 12%, grade F, #571 of 665 statewide, top 86%, 1,124 students, 0% FRL); West Chicago Comm High School (math 20% / reading 21%, grade F, #350 of 693 statewide, top 51%, 2,076 students, 0% FRL).
• Market conditions: 50 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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.
• Current owner paid $213k; list at $325k implies a 53% gain — meaningful room to come down on a strong offer.

Recommended offer $299,500 (7.8% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 7.02%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $274,664
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
623 Lincoln Ave	0.20mi	3/1.0	940 (-5%)	9mo	$247,000	$263	75
711 Town Rd	0.35mi	3/1.5	988 (0%)	9mo	$315,000	$319	74
619 Parkside Ave	0.23mi	3/1.0	1,000 (+1%)	21mo	$165,000	$165	70
710 Lyman St	0.27mi	3/1.5	1,044 (+6%)	13mo	$305,000	$292	65
133 W Lester St	0.56mi	3/1.0	989 (+0%)	11mo	$270,000	$273	64
822 Parkside Ave	0.47mi	3/1.0	900 (-9%)	9mo	$250,000	$278	56
246 W Pomeroy St	0.36mi	2/1.0 (-1)	960 (-3%)	23mo	$275,000	$286	54
209 E Blair St	0.65mi	3/2.0	1,124 (+14%)	10mo	$360,000	$320	35
202 Parker Ave	0.70mi	3/2.0	1,116 (+13%)	10mo	$305,000	$273	33
350	0.69mi	3/2.0	1,123 (+14%)	22mo	$280,000	$249	23

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-40,041
• Equity at exit: $48,459

10-year hold

• IRR: -3.1%
• Equity multiple: 0.80×
• Total profit: $-18,622
• Equity at exit: $28,100

Cash invested: $91,000 (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 60185

• Active inventory: 50
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,995 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$328 /mo · $3,937/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $198

Break-even live

Break-even rent $2,744

Max offer price $325,000

Occupancy floor 88%

Sensitivity live

Price	-10% $382	-5% $290	+0% $198	+5% $106	+10% $14
Rent	-10% $-38	-5% $80	+0% $198	+5% $317	+10% $435
Rate	-1.0pp $362	-0.5pp $281	base $198	+0.5pp $114	+1.0pp $28

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 Lawrence Ave Roselle, IL	2.0	1.0–2.0	825	$2,995	$3.63	0d	20	1.29mi

Listing history 28 events

1. 2026-06-08
   days on market $325,000 Active 15 DOM
2. 2026-06-07
   days on market $325,000 Active 14 DOM
3. 2026-06-04
   days on market $325,000 Active 11 DOM
4. 2026-06-03
   days on market $325,000 Active 10 DOM
5. 2026-06-02
   days on market $325,000 Active 9 DOM
6. 2026-06-01
   days on market $325,000 Active 8 DOM
7. 2026-05-31
   days on market $325,000 Active 7 DOM
8. 2026-05-22
   listed $325,000 Active
9. 2022-10-07
   soldstatus $213,000 Closed 62-char remark

   Show marketing remark (62 chars)

   Spacious home updated 2 years ago some recent 3 bedrooms

10. 2022-08-26
    historical Contingent - No Showings 62-char remark

    Show marketing remark (62 chars)

    Spacious home updated 2 years ago some recent 3 bedrooms

11. 2022-08-18
    status Active 62-char remark

    Show marketing remark (62 chars)

    Spacious home updated 2 years ago some recent 3 bedrooms

12. 2022-07-23
    status Pending 62-char remark

    Show marketing remark (62 chars)

    Spacious home updated 2 years ago some recent 3 bedrooms

13. 2022-07-12
    listed $212,000 Active 62-char remark

    Show marketing remark (62 chars)

    Spacious home updated 2 years ago some recent 3 bedrooms

14. 2014-02-13
    soldstatus $102,000
15. 2013-12-02
    status Contingent (Do Not Show)
16. 2013-12-02
    historical
17. 2013-11-21
    status Contingent (Do Not Show)
18. 2013-11-21
    listed New
19. 2012-03-02
    historical
20. 2011-12-06
    price Price Change
21. 2011-11-22
    price Price Change
22. 2011-11-14
    price Price Change
23. 2011-11-02
    price Price Change
24. 2011-09-18
    status Active
25. 2011-09-13
    historical
26. 2011-09-02
    listed New
27. 2001-08-24
    soldstatus $134,000
28. 1990-12-27
    soldstatus $84,500

ⓘ 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: $3,937 · $328/mo
• Projected year-2 tax: $5,657 · $471/mo
• Expected delta: +$1,720/yr (+$143/mo · 43.7%)

ⓘ 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 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: $35,940
• − Mortgage interest: −$18,205
• − Property taxes: −$3,937
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,875
• − Management: −$2,875
• − Depreciation: −$9,455
• Taxable loss: −$3,032
• Est. tax savings @ 24.0%: +$728
• After-tax cash flow: $3,106/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 94
• NCES district ID: 1740440
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 21% ▼ -7.00%
• Median HH income: $64,377
• Composite: 19.71/100
• National rank: #8719
• State rank: #378 of 620 in IL

Livability — West Chicago

• Score: 64/100
• State rank: #731
• US rank: #14844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Chicago, IL
• City population: 33,711
• Population (ZIP): 33,711

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 45% Hispanic / Latino 41% Two or more races 14% Asian 8% Black 2%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Romanian 6% Slovak 2% Italian 1%
• Foreign-born: 27% · Canada, Jamaica, China
• Languages at home: 56% English-only · Spanish 35% Other Indo-European 4% Tagalog/Filipino 2%

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: ▼ -131.62%
• Current HPI: 202.1482
• Rent YoY: —
• Metro: —
• 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

+284.6% since first listed

21 events — show timeline

• 2026-05-22 Listed $325,000 MRED as Distributed by MLS Grid
• 2022-10-07 Sold (MLS) $213,000 MRED as Distributed by MLS Grid
• 2022-08-26 Contingent — MRED as Distributed by MLS Grid
• 2022-08-18 Relisted — MRED as Distributed by MLS Grid
• 2022-07-23 Pending — MRED as Distributed by MLS Grid
• 2022-07-12 Listed $212,000 MRED as Distributed by MLS Grid
• 2014-02-13 Sold (Public Records) $102,000 Public Records
• 2013-12-02 Pending — MRED as Distributed by MLS Grid
• 2013-12-02 Listing Removed — MRED as Distributed by MLS Grid
• 2013-11-21 Pending — MRED as Distributed by MLS Grid
• 2013-11-21 Listed — MRED as Distributed by MLS Grid
• 2012-03-02 Listing Removed — MRED as Distributed by MLS Grid
• 2011-12-06 Price Changed — MRED as Distributed by MLS Grid
• 2011-11-22 Price Changed — MRED as Distributed by MLS Grid
• 2011-11-14 Price Changed — MRED as Distributed by MLS Grid
• 2011-11-02 Price Changed — MRED as Distributed by MLS Grid
• 2011-09-18 Relisted — MRED as Distributed by MLS Grid
• 2011-09-13 Listing Removed — MRED as Distributed by MLS Grid
• 2011-09-02 Listed — MRED as Distributed by MLS Grid
• 2001-08-24 Sold (Public Records) $134,000 Public Records
• 1990-12-27 Sold (Public Records) $84,500 Public Records

Property tax history

+1.1%/yr

Latest (2024): $3,937 · +6.8% YoY. Source: county tax records.