1420 Stonebridge Cir Unit 5N · Wheaton, IL 60189

$249,853

2 bd · 1.0 ba · 994 sqft · Condo public records · 10 Days on market

Built 1982 $251/sqft · 15% below area Est $297k · 16% under $355/mo HOA · 16% of rent

---

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 +14.6/15.0
• Cash flow +9.0/30.0
• Livability +4.3/5.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

GREAT LOCATION, RARE CORNER CONDO UNIT NEXT TO SINGLE FAMILY HOMES. COMPLETELY REHABBED JUST LIKE A MODEL. HIGH QUALITY AMISH KITCHEN & 2 FULL BATHS. QUALITY G. E. APPLIANCES. HIGH QUALITY CASEM WINDOWS, 6 PANEL DOORS, COLONIAL TRIM, CERAMIC TILE & CARPET. CENTRAL AIR CONDITIONING & FULL SIZE WASHER & DRYER IN THE UNIT. PARKING & ALL UTILITIES INCLUDED EXCEPT FOR ELECTRIC. PACE BUS STOPS RIGHT NEXT DOOR.

Key facts

• Corner condo unit
• Amish kitchen
• Casem windows

Tags

• CORNER CONDO UNIT
• REHABBED
• AMISH KITCHEN
• G E APPLIANCES
• CASEM WINDOWS
• PARKING

Property features AI

Finance

• Other: Possession: immediate; Earnest money is held; Property currently not leased
• Financial info: Special service area: No; Homeowner tax exemption indicated
• HOA & community: Monthly association fee of $355; Association fee includes water, parking, insurance, security, exterior maintenance, lawn care, garbage (scavenger), snow removal, lake rights and other items; Community amenities include a park and pool; On-site management: manager off-site, Monday through Saturday; Pets allowed (cats and dogs) with max pet weight 50 lbs

Exterior

• Parking: 2 total parking spaces; Asphalt assigned parking in lot with guest and additional owned parking
• Security: Association-provided security included
• Utilities: Water source: Lake Michigan; Public sewer; Electric service with circuit breakers and 100 Amp service
• Home design: Attached single unit in a low-rise condo (1–3 stories); 2nd-floor entry level; Condo ownership; Model: 2 bed 2 bath; Rebuilt/rehab completed in 2026; Commuter train access nearby
• Construction: Brick and cedar construction; Rubber roof; Concrete perimeter foundation; Building of approximately 41–50 years old; 12 units in building
• Exterior features: Balcony; Riverfront access; Common grounds with park; Corner lot / rear of lot settings

Interior

• Kitchen: Galley kitchen; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom on the main level with full bath
• Flooring: Carpet in living areas and bedrooms; Porcelain tile in kitchen and laundry; Other flooring on balcony/porch
• Bathrooms: 2 full bathrooms; Accessible shower
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Storage; Insulated windows with screens and window treatments; Some photos virtually staged
• Laundry & utility: In-unit laundry with washer hookup in a laundry closet; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (9.0% below list).
• Recommended offer: $216k (13.7% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 3.7% in Wheaton — 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 86/100 on livability (#17 in IL, #374 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities D+, health & safety D+, cost of living F.
• CUSD 200 (suburban): math 43% / reading 44% proficiency, ranked #78 of 620 in IL (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Madison Elem School (math 47% / reading 42%, grade F, #267 of 2,056 statewide, top 15%, 359 students, 0% FRL); Edison Middle School (math 33% / reading 42%, grade F, #165 of 665 statewide, top 25%, 674 students, 0% FRL); Wheaton Warrenville South H S (math 41% / reading 48%, grade F, #62 of 693 statewide, top 10%, 1,845 students, 0% FRL) — zoned schools average 0% FRL vs 23% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.4%/yr); 51 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $77k; list at $250k implies a 223% gain — meaningful room to come down on a strong offer.

Recommended offer $215,515 (13.7% 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. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.91% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 9.2

CMA / ARV

• ARV (median comp): $296,855
• List price: $249,853
• Delta: -15.83%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.35% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-51,868
• Equity at exit: $37,254

10-year hold

• IRR: -13.8%
• Equity multiple: 0.19×
• Total profit: $-56,992
• Equity at exit: $21,603

Cash invested: $69,959 (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 60189

• Rents YoY: 3.4%
• Active inventory: 51
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,273 medium
• Mortgage (P&I): −$1,310
• Tax from tax record: −$220 /mo · $2,644/yr
• Insurance: −$104
• HOA: −$355
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-194

Break-even live

Break-even rent $2,519

Max offer price $215,515

Occupancy floor —

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: $62,463
• Closing costs: $7,496
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $355 · $4,260/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $249,853 Active 10 DOM
2. 2026-06-17
   days on market $249,853 Active 9 DOM
3. 2026-06-16
   days on market $249,853 Active 8 DOM
4. 2026-06-15
   days on market $249,853 Active 7 DOM
5. 2026-06-13
   statusdays on marketlisting id $249,853 Active 5 DOM
6. 2026-06-07
   days on market $249,853 Contingent - No Showings 52 DOM
7. 2026-06-04
   days on market $249,853 Contingent - No Showings 49 DOM
8. 2026-06-03
   days on market $249,853 Contingent - No Showings 48 DOM
9. 2026-06-02
   days on market $249,853 Contingent - No Showings 47 DOM
10. 2026-06-01
    days on market $249,853 Contingent - No Showings 46 DOM
11. 2026-06-01
    status $249,853 Contingent - No Showings 45 DOM
12. 2026-05-31
    days on market $249,853 Active 45 DOM
13. 2026-04-16
    listed $249,853 Active 428-char remark
14. 1999-11-22
    soldstatus $77,333

ⓘ 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: $2,644 · $220/mo
• Projected year-2 tax: $4,158 · $347/mo
• Expected delta: +$1,514/yr (+$126/mo · 57.2%)

ⓘ 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 ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,271
• − Mortgage interest: −$13,996
• − Property taxes: −$2,644
• − Insurance: −$1,249
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − HOA: −$4,260
• − Depreciation: −$7,268
• Taxable loss: −$6,510
• Est. tax savings @ 24.0%: +$1,562
• After-tax cash flow: $-770/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 200
• NCES district ID: 1742180
• Math proficiency: 43% ▼ -6.00%
• Reading proficiency: 44% ▼ -8.00%
• Median HH income: $85,077
• Composite: 40.75/100
• National rank: #3653
• State rank: #78 of 620 in IL

Livability — Wheaton

• Score: 86/100
• State rank: #17
• US rank: #374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wheaton, IL
• County: DuPage County · 904,569 people
• City population: 59,857
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 31,042
• Household income: $128,878
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 484.0

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 (80%)
• Race & ethnicity: White 80% Two or more races 8% Hispanic / Latino 7% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 10% Italian 3% Slovak 2%
• Foreign-born: 11% · Canada, Philippines, China
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -254.37%
• Current HPI: 212.2464
• Rent YoY: ▲ 3.35%
• 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

4 events — show timeline

• 2026-06-01 Contingent — MRED as Distributed by MLS Grid
• 2026-05-31 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-16 Listed — MRED as Distributed by MLS Grid
• 1999-11-22 Sold (Public Records) $77,333 Public Records

Property tax history

+0.9%/yr

Latest (2024): $2,644 · +5.4% YoY. Source: county tax records.