1308 Coldspring Rd · Carol Stream, IL 60188

$249,999

2 bd · 1.0 ba · 1,000 sqft · Townhouse · 16 Days on market

Built 1989 Good condition Est $257k · at est. $203/mo HOA · 9% 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).

• Cash flow +11.7/30.0
• ARV discount +8.7/15.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor-friendly and beautifully situated, this charming first-floor 2-bedroom, 1-bath unit offers comfort, convenience, and easy living in a highly desirable location. The functional layout features a bright and welcoming living area that flows seamlessly into the dining space, creating an inviting atmosphere for both everyday living and entertaining. The kitchen provides ample cabinet and counter space, making meal prep and hosting simple and efficient. Both bedrooms are generously sized with great natural light and closet space, while the well-appointed full bathroom is centrally located for added convenience. Step outside to your private outdoor patio - perfect for relaxing, enjoying y

Key facts

• Bright living area
• First floor
• Ample cabinet space

Tags

• FIRST FLOOR
• PRIVATE OUTDOOR PATIO
• FUNCTIONAL LAYOUT
• BRIGHT LIVING AREA
• AMPLE CABINET SPACE
• CENTRALLY LOCATED BATHROOM

Property features AI

Finance

• Other: Part of an 8-unit building; Living area estimated; Not currently leased; Commuter-friendly: school bus service, commuter train, interstate access; Subdivision: Bennington on the Lake
• HOA & community: Monthly association fee of $203; Association covers insurance, exterior maintenance, lawn care, and snow removal; Manager off-site; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage (garage owned) with garage door opener; Asphalt parking; Total of 1 garage/parking space
• Utilities: Lake Michigan water; Public sewer; Electric service with circuit breakers
• Home design: Attached single property; Townhouse - ranch model (DEVON); Condo ownership; Entry level 1
• Construction: 31-40 years old; Aluminum siding and brick exterior; Asphalt roof; Concrete perimeter foundation
• Exterior features: Balcony; Outdoor grill; Common lot/dimensions

Interior

• Kitchen: Eating area with breakfast bar; Pantry closet; Range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level (12 x 15), carpet; Second bedroom on main level (10 x 12), carpet; Additional bedrooms listed
• Flooring: Carpet in bedrooms and master bedroom; Wood laminate in living room, dining room, and kitchen
• Bathrooms: One full bathroom with double sink
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; Dining room combined with living room; Laundry room
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-74 ($-890/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (6.0% below list).
• Recommended offer: $235k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.6% in Carol Stream — 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 80/100 on livability (#112 in IL, #1,808 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, health & safety 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.
• Zoned schools: Glenbard North High School (math 31% / reading 33%, grade F, #157 of 693 statewide, top 25%, 2,162 students, 0% FRL).
• Market conditions: Rents rising (+3.4%/yr); 60 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $235,001 (6.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.94% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $257,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1085 Rockport Dr	0.11mi	2/1.0	993 (-1%)	0mo	$255,000	$257	93
1051 Rockport Dr	0.07mi	2/1.0	993 (-1%)	11mo	$245,000	$247	86
1349 Ridgefield Cir #1349	0.14mi	2/1.0	993 (-1%)	9mo	$242,000	$244	85
1083 Lakewood Cir	0.13mi	2/1.0	994 (-1%)	12mo	$278,000	$280	83
1380 Ridgefield Cir #1380	0.19mi	2/1.0	993 (-1%)	16mo	$235,000	$237	77
2198 Wildwood Ln	0.51mi	2/1.5	1,010 (+1%)	3mo	$315,000	$312	70
1309 Coldspring Rd #1309	0.08mi	2/2.0	1,100 (+10%)	7mo	$252,000	$229	70
1325 Gloucester Cir	0.27mi	2/1.5	1,104 (+10%)	2mo	$245,000	$222	66
1317 Coldspring Rd #1317	0.08mi	2/2.0	1,086 (+9%)	18mo	$251,150	$231	63
1288 Seabury Cir	0.27mi	2/1.5	1,104 (+10%)	9mo	$294,900	$267	61
1345 Georgetown Dr	0.72mi	2/1.0	920 (-8%)	12mo	$262,500	$285	42
1435 N Merrimac Ln	0.62mi	2/1.0	890 (-11%)	16mo	$250,000	$281	40

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 · 3.4% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-44,125
• Equity at exit: $37,276

10-year hold

• IRR: -9.0%
• Equity multiple: 0.43×
• Total profit: $-39,928
• Equity at exit: $21,615

Cash invested: $70,000 (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 60188

• Rents YoY: 3.4%
• Active inventory: 60
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,350 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$203
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-74

Break-even live

Break-even rent $2,444

Max offer price $239,265

Occupancy floor 98%

Sensitivity live

Price	-10% $99	-5% $12	+0% $-74	+5% $-161	+10% $-247
Rent	-10% $-260	-5% $-167	+0% $-74	+5% $19	+10% $111
Rate	-1.0pp $52	-0.5pp $-11	base $-74	+0.5pp $-139	+1.0pp $-205

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Coldspring Rd Carol Stream, IL	2.0	2.5	1337	$2,400	$1.80	25d	1	0.07mi
1353 Ridgefield Cir Unit 1353 Carol Stream, IL	2.0	2.5	1336	$2,495	$1.87	25d	1	0.17mi
1870 Grosse Pointe Cir Hanover Park, IL	2.0	3.0	1248	$3,100	$2.48	11d	1	0.37mi
2192 Wildwood Ln Unit 1 Hanover Park, IL	2.0	1.0	1010	$2,400	$2.38	8d	1	0.50mi
417 Cobbler Ct #2 Bartlett, IL	2.0	2.0	1458	$2,650	$1.82	0d	1	0.71mi
460 Mayflower Ln Unit 1 Bartlett, IL	2.0	2.0	1202	$2,700	$2.25	45d	1	0.92mi
2111 Camden Ln #2111 Hanover Park, IL	2.0	2.0	1350	$2,250	$1.67	18d	1	0.92mi
2111 Camden Ln #2111 Hanover Park, IL	2.0	2.0	1350	$2,250	$1.67	2d	1	0.92mi
1447 Big Horn Trl Carol Stream, IL	3.0	1.5	1292	$2,200	$1.70	45d	1	0.94mi
4564 Whitney Dr Hanover Park, IL	3.0	1.5	1356	$2,300	$1.70	25d	1	1.08mi
1632 Columbia Cir #2 Bartlett, IL	3.0	2.0	1500	$2,700	$1.80	2d	1	1.08mi
1733 Howe Ln Hanover Park, IL	2.0	1.0	1010	$1,900	$1.88	11d	1	1.13mi
344 Kildare Ct Carol Stream, IL	2.0	2.5	1250	$2,700	$2.16	22d	1	1.21mi

HOA detail

• Monthly dues: $203 · $2,436/yr

Listing history 20 events

1. 2026-06-21
   days on market $249,999 Active 16 DOM
2. 2026-06-18
   days on market $249,999 Active 13 DOM
3. 2026-06-17
   days on market $249,999 Active 12 DOM
4. 2026-06-16
   days on market $249,999 Active 11 DOM
5. 2026-06-15
   days on market $249,999 Active 10 DOM
6. 2026-06-13
   days on market $249,999 Active 8 DOM
7. 2026-06-13
   days on market $249,999 Active 7 DOM
8. 2026-06-09
   days on market $249,999 Active 4 DOM
9. 2026-06-08
   days on market $249,999 Active 3 DOM
10. 2026-06-07
    pricestatusdays on marketlisting id $249,999 Active 2 DOM
11. 2026-06-04
    days on market $244,999 Temporarily No Showings 45 DOM
12. 2026-06-03
    days on market $244,999 Temporarily No Showings 44 DOM
13. 2026-06-02
    days on market $244,999 Temporarily No Showings 43 DOM
14. 2026-06-01
    days on market $244,999 Temporarily No Showings 42 DOM
15. 2026-05-31
    days on market $244,999 Temporarily No Showings 41 DOM
16. 2026-04-20
    listed $244,999 Active
17. 2026-04-20
    historical
18. 2026-03-10
    listed Active
19. 2026-03-10
    historical
20. 2026-02-09
    listed Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $28,200
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − HOA: −$2,436
• − Depreciation: −$7,273
• Taxable loss: −$5,024
• Est. tax savings @ 24.0%: +$1,206
• After-tax cash flow: $316/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This charming townhouse is in good condition with a good condition score of 75. It is investor-friendly and beautifully situated, offering a functional layout and easy living in a highly desirable location. Minor cosmetic updates and maintenance could further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Well-maintained landscaping increases curb appeal and property value.
• Rental HVAC maintenance — A clean and efficient HVAC system improves tenant satisfaction and reduces utility costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping increases curb appeal and property value. ↑
• Rental HVAC maintenance — A clean and efficient HVAC system improves tenant satisfaction and reduces utility costs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Carol Stream

• Score: 80/100
• State rank: #112
• US rank: #1808

Category grades

Amenities F Commute A+ Cost of living C+ 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: Carol Stream, IL
• County: DuPage County · 904,569 people
• City population: 42,307
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 42,307
• Household income: $103,628
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 824.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 52% Asian 19% Hispanic / Latino 18% Two or more races 10% Black 6%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Romanian 9% Italian 2% Slovak 1%
• Foreign-born: 28% · Canada, Vietnam, Jamaica
• Languages at home: 61% English-only · Spanish 15% Other Indo-European 12% Russian/Polish/Slavic 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: ▼ -266.54%
• Current HPI: 212.0255
• Rent YoY: ▲ 3.40%
• 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

5 events — show timeline

• 2026-04-20 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-20 Listed $244,999 MRED as Distributed by MLS Grid
• 2026-03-10 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-10 Listed — MRED as Distributed by MLS Grid
• 2026-02-09 Listed — MRED as Distributed by MLS Grid