1703 Baler Ave · Aurora, IL 60503

$379,990

3 bd · 2.5 ba · 1,794 sqft · Townhouse · 42 Days on market

Built 2026 1,704 sqft lot Est $368k · at est. $228/mo HOA · 8% 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).

• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• ARV discount +6.0/15.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0

Listing remarks

Discover yourself at 1703 Baler Ave, a beautiful new townhome in our Wheatland Crossing community in Aurora, Illinois. This home will be ready for late summer move in! This home includes a two car garage and a fully maintained home site. This Ashton plan offers 1,794 square feet of living space with 3 bedrooms, a loft, and 2.5 baths. As you enter the home, you will be greeted by the open concept design, including dining and living areas and an expansive kitchen overlooking it all. The kitchen features designer cabinetry, a spacious island with quartz countertops, a pantry, and stainless-steel appliances. Luxury vinyl floors are included in all of the first level and has 9' ceilings th

Key facts

• Spacious island
• Quartz countertops
• Open concept design

Tags

• OPEN CONCEPT DESIGN
• DESIGNER CABINETRY
• SPACIOUS ISLAND
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $380k.

Deal economics

• At list price, monthly cash flow is $-601 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (25.0% below list).
• Recommended offer: $285k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.5% in Aurora — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 75/100 on livability (#232 in IL, #4,272 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: amenities F, health & safety 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: The Wheatlands Elementary School (math 39% / reading 46%, grade F, #329 of 2,056 statewide, top 16%, 550 students, 0% FRL); Bednarcik Junior High School (math 39% / reading 38%, grade F, #154 of 665 statewide, top 24%, 571 students, 0% FRL); Oswego East High School (math 35% / reading 40%, grade F, #104 of 693 statewide, top 15%, 2,836 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: 122 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 706 units permitted in Kendall County in 2024 (263 in 5+ unit buildings).

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• Kendall County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($369k) is reasonable based on typical stale-listing flexibility.

Recommended offer $285,166 (25.0% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 25% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.78%
• DSCR: 0.70
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $367,770
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1715 Baler Ave	0.00mi	3/2.5	1,794 (0%)	2mo	$411,990	$230	99
1733 Baler Ave	0.00mi	3/2.5	1,794 (0%)	2mo	$409,990	$229	98
1733 Stable Ln	0.09mi	3/2.5	1,794 (0%)	1mo	$389,990	$217	95
1737 Stable Ln	0.09mi	3/2.5	1,794 (0%)	2mo	$417,990	$233	95
1745 Baler Ave	0.07mi	3/2.5	1,794 (0%)	3mo	$366,640	$204	94
1705 Pontarelli Ct	0.33mi	3/2.5	1,723 (-4%)	1mo	$333,000	$193	78
2084 Canyon Creek Ct	0.41mi	3/2.5	1,889 (+5%)	0mo	$430,000	$228	72
1975 Misty Ridge Ct Unit 1-1	0.49mi	3/1.5	1,797 (+0%)	1mo	$346,000	$193	72
552 Lincoln Station Dr	0.59mi	3/2.0	1,597 (-11%)	0mo	$328,000	$205	52
558 Lincoln Station Dr #558	0.60mi	3/2.5	1,545 (-14%)	1mo	$310,000	$201	48
1959 Misty Ridge Ct #1959	0.47mi	2/2.0 (-1)	1,572 (-12%)	3mo	$310,000	$197	48
1633 Fredericksburg Ln #1633	0.49mi	2/2.0 (-1)	1,572 (-12%)	3mo	$284,000	$181	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.59×
• Total profit: $168,844
• Equity at exit: $342,325

10-year hold

• IRR: 17.9%
• Equity multiple: 5.96×
• Total profit: $527,695
• Equity at exit: $738,237

Cash invested: $106,397 (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 60503

• Home prices YoY: 4.6%
• Active inventory: 122
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,852 high
• Mortgage (P&I): −$1,993
• Tax est. 1.5%: −$475 /mo · $5,700/yr
• Insurance: −$158
• HOA: −$228
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $-601

Break-even live

Break-even rent $3,613

Max offer price $292,993

Occupancy floor —

Sensitivity live

Price	-10% $-339	-5% $-470	+0% $-601	+5% $-733	+10% $-864
Rent	-10% $-826	-5% $-714	+0% $-601	+5% $-489	+10% $-376
Rate	-1.0pp $-410	-0.5pp $-505	base $-601	+0.5pp $-700	+1.0pp $-800

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: $94,998
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1998 Conway Ln Aurora, IL	4.0	2.5	2304	$3,200	$1.39	46d	1	0.15mi
1847 Clubhouse Dr Aurora, IL	1.0–3.0	1.0–2.0	1238	$2,781	$2.25	1d	23	0.19mi
2048 Canyon Creek Ct Aurora, IL	4.0	2.5	1794	$3,400	$1.90	24d	1	0.29mi
1801 Turtle Creek Dr Aurora, IL	3.0	2.5	1794	$3,300	$1.84	20d	1	0.33mi
2333 Summerlin Dr #2333 Aurora, IL	2.0	2.0	1572	$2,500	$1.59	46d	1	0.62mi
2337 Summerlin Dr Aurora, IL	3.0	1.5	1700	$2,500	$1.47	46d	1	0.62mi
616 Lincoln Station Dr Oswego, IL	2.0	2.5	1318	$2,250	$1.71	26d	1	0.66mi
669 Lincoln Station Dr #669 Oswego, IL	3.0	2.5	1315	$2,250	$1.71	23d	1	0.68mi
640 Lincoln Station Dr Oswego, IL	2.0	2.5	1318	$2,100	$1.59	46d	1	0.69mi
644 Lincoln Station Dr #644 Oswego, IL	3.0	2.5	1318	$2,250	$1.71	46d	1	0.69mi
652 Lincoln Station Dr Oswego, IL	3.0	2.5	1500	$1,999	$1.33	19d	1	0.71mi
652 Lincoln Station Dr Oswego, IL	3.0	2.5	1500	$1,999	$1.33	6d	1	0.71mi
690 Lincoln Station Dr Oswego, IL	3.0	2.5	1318	$2,100	$1.59	4d	1	0.75mi
2205 Daybreak Dr #2205 Aurora, IL	2.0	2.5	1700	$2,500	$1.47	7d	1	0.97mi
2226 Daybreak Dr #2226 Aurora, IL	3.0	2.5	1627	$2,500	$1.54	46d	1	0.99mi
2036 Antietam Ct Aurora, IL	4.0	2.5	2345	$3,450	$1.47	5d	1	1.21mi
2516 Hillsboro Blvd Aurora, IL	2.0	2.5	1482	$2,300	$1.55	19d	1	1.26mi
2460 Georgetown Cir Aurora, IL	2.0	2.5	1532	$2,400	$1.57	4d	1	1.27mi
1419 Farrington Ln Aurora, IL	3.0	1.5	1476	$2,959	$2.00	5d	1	1.28mi
2531 Congress Ave #2531 Aurora, IL	3.0	2.5	1532	$2,500	$1.63	46d	1	1.34mi
1464 Farrington Ln Aurora, IL	4.0	2.5	1836	$3,300	$1.80	1d	1	1.35mi
2550 Providence Ave Aurora, IL	2.0	2.5	1550	$2,300	$1.48	46d	1	1.37mi
2575 Hillsboro Blvd Aurora, IL	3.0	2.5	1530	$2,500	$1.63	46d	1	1.37mi
2598 Hillsboro Blvd Aurora, IL	3.0	2.5	1482	$2,395	$1.62	23d	1	1.39mi
347 Devoe Dr Oswego, IL	3.0	2.5	1520	$2,595	$1.71	15d	1	1.39mi
337 Devoe Dr #337 Oswego, IL	3.0	2.5	1500	$2,600	$1.73	26d	1	1.39mi
2270 Georgetown Cir Unit 2270 Aurora, IL	3.0	2.5	1533	$2,800	$1.83	46d	1	1.42mi
2420 Harbor Ct Aurora, IL	3.0	2.0	1705	$3,150	$1.85	26d	1	1.48mi

HOA detail

• Monthly dues: $228 · $2,736/yr

Listing history 2 events

1. 2026-03-23
   status Pending
2. 2026-02-09
   listed $379,990 Active

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

Taxation est. · year 1

• Rental income: $34,220
• − Mortgage interest: −$21,285
• − Property taxes: −$5,700
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,738
• − Management: −$2,738
• − HOA: −$2,736
• − Depreciation: −$11,054
• Taxable loss: −$13,931
• Est. tax savings @ 24.0%: +$3,343
• After-tax cash flow: $-3,871/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 — Aurora

• Score: 75/100
• State rank: #232
• US rank: #4272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aurora, IL
• County: Will County · 412,448 people
• City population: 186,692
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 16,789
• Household income: $136,726
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 19.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 49% Asian 19% Black 14% Hispanic / Latino 14% Two or more races 7%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Romanian 10% Scandinavian 3% Italian 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 68% English-only · Other Indo-European 11% Spanish 8% Other Asian/Pacific 4%

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: ▲ 10.31%
• Current HPI: 232.382
• Rent YoY: —
• 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

2 events — show timeline

• 2026-03-23 Pending — MRED as Distributed by MLS Grid
• 2026-02-09 Listed $379,990 MRED as Distributed by MLS Grid