110 W Butterfield Rd Unit 510S · Elmhurst, IL 60126

$215,000

2 bd · 2.0 ba · 1,007 sqft · Condo public records · 17 Days on market

Built 1970 $865/mo HOA · 31% 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 +12.6/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• DSCR +3.8/10.0
• Rent growth +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Peaceful & easy living in friendly Royal York. Spacious 2 bedroom, 2 bathroom on top floor. Master bedroom has master bath. Entire home has been newly painted. Large closets and storage unit. Balcony for outdoor living. Security access. Indoor pool. Assigned parking right outside front door. Close to shopping, parks, hospital and expressways. Low assessments include heat, a/c, water, gas and pool!

Key facts

• $865 HOA
• Parking
• Community pool

Tags

• SPACIOUS ONE-BEDROOM LAYOUT
• STUNNING GRANITE ISLAND
• EXPANSIVE GREAT ROOM DESIGN
• ABUNDANT NATURAL LIGHT
• OVERSIZED PRIMARY SUITE
• GENEROUS CLOSET SPACE

Property features AI

Finance

• Other: 64 units in the building; Living area reported from assessor
• Financial info: Association fee: $865 monthly; Tax exemptions: Homeowner
• HOA & community: Monthly association fee; Association fee covers heat, air conditioning, water, gas, parking, insurance, security, pool, exterior maintenance, lawn care, trash removal, and snow removal; Association amenities include coin laundry, storage, on-site manager/engineer, party room, indoor pool, receiving room, and security door locks; Manager on-site; Pets not allowed

Exterior

• Parking: 1 assigned parking space; Guest parking available
• Security: Security door locks (building amenity); On-site manager/engineer
• Utilities: Water: Lake Michigan; Sewer: Public sewer
• Home design: Attached single-unit condo in a mid-rise building (4–6 stories); Entry level: 5; Condo ownership; Built approximately 51–60 years ago; Commuter bus access
• Construction: Brick construction
• Exterior features: Balcony; Common lot/grounds

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Eating area / table space
• Bedrooms: 1 bedroom; Additional bedrooms noted (Bedroom 2, Bedroom 3, Bedroom 4) and a master bedroom on the main level (15 x 13) with full bath
• Flooring: Tile flooring in family room, kitchen and master bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Elevator; Storage; 3 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-26 ($-313/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (2.1% below list).
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $210k (2.1% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 2.4% in Elmhurst — 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 87/100 on livability (#11 in IL, #268 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Dupage Hsd 88 (suburban): math 29% / reading 35% proficiency, ranked #212 of 620 in IL (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Willowbrook High School (math 34% / reading 41%, grade F, #104 of 693 statewide, top 15%, 1,992 students, 0% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 128 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $210,388 (2.1% 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. Built in 1970 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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 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: 1.32% ✓
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.45×
• Total profit: $-33,105
• Equity at exit: $32,057

10-year hold

• IRR: -3.9%
• Equity multiple: 0.72×
• Total profit: $-16,808
• Equity at exit: $18,589

Cash invested: $60,200 (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 60126

• Rents YoY: 4.0%
• Active inventory: 128
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,831 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$181 /mo · $2,166/yr
• Insurance: −$90
• HOA: −$865
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $-26

Break-even live

Break-even rent $2,864

Max offer price $210,388

Occupancy floor 96%

Sensitivity live

Price	-10% $96	-5% $35	+0% $-26	+5% $-87	+10% $-148
Rent	-10% $-250	-5% $-138	+0% $-26	+5% $86	+10% $198
Rate	-1.0pp $82	-0.5pp $29	base $-26	+0.5pp $-82	+1.0pp $-138

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
995 S Swain Ave Elmhurst, IL	3.0	2.0	1190	$2,900	$2.44	0d	1	0.34mi
1 Elm Creek Dr Elmhurst, IL	1.0–3.0	1.0–3.5	1582	$3,373	$2.13	0d	31	0.38mi
171 E Hale St Elmhurst, IL	3.0	2.0	1295	$3,750	$2.90	25d	1	0.40mi
620 Old York Rd Elmhurst, IL	1.0–2.0	1.0	650	$1,695	$2.61	0d	3	0.45mi
0S620 Old York Rd Elmhurst, IL	1.0–2.0	1.0	650	$1,795	$2.76	0d	3	0.53mi
5 Dewalt Ct Elmhurst, IL	3.0	2.5	1305	$2,700	$2.07	0d	1	0.56mi
1 Charlotte Cir Elmhurst, IL	2.0	2.5	1203	$2,300	$1.91	0d	1	0.59mi
860 S Spring Rd Elmhurst, IL	3.0	2.0	1456	$3,800	$2.61	13d	1	0.64mi
861 S Hawthorne Ave Elmhurst, IL	3.0	1.5	1216	$3,350	$2.75	0d	1	0.77mi
753 S Hawthorne Ave Elmhurst, IL	3.0	2.0	1250	$3,950	$3.16	18d	1	0.94mi
2150 McDonalds Dr Oak Brook, IL	1.0	1.0	934	$4,305	$4.61	25d	1	1.34mi
2150 McDonalds Dr Oak Brook, IL	1.0–3.0	1.0–2.0	1258	$5,214	$4.14	0d	29	1.34mi
5900 Butterfield Rd Unit 9 Berkeley, IL	2.0	1.0	840	$1,400	$1.67	5d	1	1.36mi
5900 Butterfield Rd Unit 9 Berkeley, IL	2.0	1.0	840	$1,400	$1.67	7d	1	1.36mi

HOA detail condo

• Monthly dues: $865 · $10,380/yr
• Likely covers: watergaspoolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-21
   days on market $215,000 Active 17 DOM
2. 2026-06-18
   days on market $215,000 Active 14 DOM
3. 2026-06-17
   days on market $215,000 Active 13 DOM
4. 2026-06-16
   days on market $215,000 Active 12 DOM
5. 2026-06-15
   days on market $215,000 Active 11 DOM
6. 2026-06-13
   days on market $215,000 Active 9 DOM
7. 2026-06-09
   days on market $215,000 Active 5 DOM
8. 2026-06-08
   days on market $215,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $215,000 Active 3 DOM

ⓘ 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: $2,166 · $181/mo
• Projected year-2 tax: $3,523 · $294/mo
• Expected delta: +$1,357/yr (+$113/mo · 62.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,972
• − Mortgage interest: −$12,043
• − Property taxes: −$2,166
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,718
• − Management: −$2,718
• − HOA: −$10,380
• − Depreciation: −$6,255
• Taxable loss: −$3,383
• Est. tax savings @ 24.0%: +$812
• After-tax cash flow: $499/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: Dupage Hsd 88
• NCES district ID: 1713940
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 35% ▲ 3.00%
• Median HH income: $64,846
• Composite: 29.26/100
• National rank: #6561
• State rank: #212 of 620 in IL

Livability — Elmhurst

• Score: 87/100
• State rank: #11
• US rank: #268

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elmhurst, IL
• County: DuPage County · 904,569 people
• City population: 47,516
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 47,516
• Household income: $147,566
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 602.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 9% Asian 7% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 10% Italian 3% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 83% English-only · Spanish 6% Other Indo-European 4% 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: ▼ -545.93%
• Current HPI: 212.3309
• Rent YoY: ▲ 4.00%
• 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

+175.6% since first listed

19 events — show timeline

• 2026-06-04 Listed $215,000 MRED as Distributed by MLS Grid
• 2023-07-14 Sold (Public Records) $200,000 Public Records
• 2019-09-03 Sold (Public Records) $125,000 Public Records
• 2019-08-30 Sold (MLS) $125,000 MRED as Distributed by MLS Grid
• 2019-07-16 Contingent — MRED as Distributed by MLS Grid
• 2019-06-17 Listed $140,000 MRED as Distributed by MLS Grid
• 2013-08-06 Sold (Public Records) $105,000 Public Records
• 2012-06-13 Listing Removed — MRED as Distributed by MLS Grid
• 2012-04-02 Listed — MRED as Distributed by MLS Grid
• 2012-04-02 Listing Removed — MRED as Distributed by MLS Grid
• 2011-11-30 Price Changed — MRED as Distributed by MLS Grid
• 2011-11-02 Relisted — MRED as Distributed by MLS Grid
• 2011-11-01 Listing Removed — MRED as Distributed by MLS Grid
• 2011-09-20 Price Changed — MRED as Distributed by MLS Grid
• 2011-05-02 Listed — MRED as Distributed by MLS Grid
• 2010-10-31 Listing Removed — MRED as Distributed by MLS Grid
• 2009-11-30 Listed — MRED as Distributed by MLS Grid
• 1998-12-09 Sold (Public Records) $134,667 Public Records
• 1988-06-30 Sold (Public Records) $78,000 Public Records

Property tax history

+4.4%/yr

Latest (2024): $2,166 · +8.1% YoY. Source: county tax records.