2480 Frost Dr · Aurora, IL 60503

$274,900

2 bd · 2.5 ba · 1,258 sqft · Townhouse public records · 8 Days on market

Built 1998 Est $284k · at est. $363/mo HOA · 15% 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
• ARV discount +9.0/15.0
• Cash flow +6.4/30.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0

Key facts

• $363 HOA
• Garage
• Built 1998

Property features AI

Finance

• Other: Four-unit building
• HOA & community: Monthly association fee of $331; Master association fee of $388 charged yearly; Association covers exterior maintenance, lawn care, scavenger, and snow removal; Pets allowed (cats and dogs permitted)

Exterior

• Parking: Attached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Attached single property; Townhouse with two stories; Entry level is 1; Fee-simple ownership with a homeowners association
• Construction: Built approximately 26–30 years ago; Aluminum, vinyl, and steel siding
• Exterior features: Public water; Public sewer; Lot dimensions listed (18396)

Interior

• Kitchen: Kitchen on the main level measuring 11 x 12
• Bedrooms: Master bedroom on the second level measuring 13 x 12 with a full bath; Second bedroom on the second level measuring 10 x 10; Two additional bedrooms
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; Living room on the main level measuring 16 x 13; Family room; Dining room on the main level measuring 10 x 10
• Laundry & utility: Laundry on the second level measuring 6 x 6

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $-475 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (30.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (13.3% below list).
• Recommended offer: $191k (30.5% below list) — sets the bar for cash-flow.
• Cap rate 4.2% 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: Wolfs Crossing Elem School (math 42% / reading 42%, grade F, #336 of 2,056 statewide, top 18%, 485 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: 121 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Will County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $190,935 (30.5% 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 4.22%
• Cash-on-cash: -7.41%
• DSCR: 0.67
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $284,308
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2513 Dickens Dr	0.09mi	2/2.0	1,120 (-11%)	3mo	$257,000	$229	73
2413 Dickens Dr #0	0.09mi	2/2.0	1,120 (-11%)	3mo	$259,000	$231	72
2552 Dickens Dr	0.05mi	2/2.0	1,120 (-11%)	7mo	$253,000	$226	72
2544 Dickens Dr #2544	0.03mi	2/2.0	1,150 (-9%)	16mo	$258,000	$224	69
2584 Dickens Dr	0.12mi	2/2.5	1,116 (-11%)	9mo	$265,000	$237	68
2482 Frost Dr #2482	0.00mi	2/2.0	1,150 (-9%)	20mo	$245,000	$213	67
2473 Dickens Dr	0.11mi	2/2.0	1,120 (-11%)	11mo	$257,500	$230	65
2509 Dickens Dr	0.10mi	3/2.5 (+1)	1,384 (+10%)	12mo	$275,000	$199	63
2583 Dickens Ct #2583	0.13mi	2/2.0	1,150 (-9%)	20mo	$254,900	$222	62
2462 Frost Dr	0.03mi	2/2.0	1,120 (-11%)	21mo	$253,000	$226	61
2411 Dickens Dr	0.10mi	3/2.5 (+1)	1,366 (+9%)	19mo	$270,000	$198	60
2487 Dickens Dr	0.11mi	2/2.5	1,384 (+10%)	23mo	$258,000	$186	59

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: 19.1%
• Equity multiple: 2.56×
• Total profit: $119,762
• Equity at exit: $247,652

10-year hold

• IRR: 17.7%
• Equity multiple: 5.90×
• Total profit: $377,117
• Equity at exit: $534,070

Cash invested: $76,972 (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: 121
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,382 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$438 /mo · $5,256/yr
• Insurance: −$115
• HOA: −$363
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-475

Break-even live

Break-even rent $2,984

Max offer price $190,935

Occupancy floor —

Sensitivity live

Price	-10% $-320	-5% $-398	+0% $-475	+5% $-553	+10% $-631
Rent	-10% $-663	-5% $-569	+0% $-475	+5% $-381	+10% $-287
Rate	-1.0pp $-337	-0.5pp $-405	base $-475	+0.5pp $-547	+1.0pp $-619

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2552 Dickens Dr Unit 2552 Aurora, IL	2.0	2.0	1120	$2,150	$1.92	44d	1	0.03mi
2554 Dickens Dr Aurora, IL	2.0	2.5	1116	$2,050	$1.84	25d	1	0.04mi
2454 Frost Dr Unit 2454 Aurora, IL	2.0	2.5	1230	$2,300	$1.87	44d	1	0.06mi
2565 Dickens Ct Aurora, IL	2.0	2.5	1116	$2,300	$2.06	44d	1	0.09mi
2503 Dickens Dr #2503 Aurora, IL	2.0	2.0	1150	$2,050	$1.78	44d	1	0.13mi
2873 Carlsbad Cir Aurora, IL	3.0	2.5	1626	$2,990	$1.84	44d	1	0.27mi
260 Devoe Dr Oswego, IL	3.0	2.5	1704	$2,400	$1.41	14d	1	0.74mi
2550 Providence Ave Aurora, IL	2.0	2.5	1550	$2,300	$1.48	44d	1	0.81mi
2531 Congress Ave #2531 Aurora, IL	3.0	2.5	1532	$2,500	$1.63	44d	1	0.83mi
2460 Georgetown Cir Aurora, IL	2.0	2.5	1532	$2,400	$1.57	2d	1	0.87mi
337 Devoe Dr #337 Oswego, IL	3.0	2.5	1500	$2,600	$1.73	25d	1	0.88mi
2000 Emblem Cir Oswego, IL	1.0–2.0	1.0–2.0	966	$2,362	$2.45	0d	31	0.88mi
2270 Georgetown Cir Unit 2270 Aurora, IL	3.0	2.5	1533	$2,800	$1.83	44d	1	0.89mi
347 Devoe Dr Oswego, IL	3.0	2.5	1520	$2,595	$1.71	14d	1	0.90mi
2575 Hillsboro Blvd Aurora, IL	3.0	2.5	1530	$2,500	$1.63	44d	1	0.94mi
2598 Hillsboro Blvd Aurora, IL	3.0	2.5	1482	$2,395	$1.62	21d	1	0.97mi
2516 Hillsboro Blvd Aurora, IL	2.0	2.5	1482	$2,300	$1.55	18d	1	1.00mi
2205 Daybreak Dr #2205 Aurora, IL	2.0	2.5	1700	$2,500	$1.47	6d	1	1.05mi
2226 Daybreak Dr #2226 Aurora, IL	3.0	2.5	1627	$2,500	$1.54	44d	1	1.06mi
4462 Monroe Ct Naperville, IL	2.0	2.5	1783	$3,400	$1.91	44d	1	1.17mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1588	$2,795	$1.76	12d	1	1.19mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1600	$2,850	$1.78	2d	1	1.19mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1588	$2,795	$1.76	44d	1	1.19mi
4475 Monroe Ct Naperville, IL	2.0	2.5	1555	$3,100	$1.99	0d	1	1.20mi
246 Cooney Way Oswego, IL	3.0	2.5	1767	$2,800	$1.58	44d	1	1.20mi
4444 Monroe Ct Naperville, IL	3.0	2.5	1783	$3,300	$1.85	0d	1	1.20mi
4444 Monroe Ct Unit 4444 Naperville, IL	3.0	2.5	1783	$3,300	$1.85	2d	1	1.20mi
2909 Madison Dr Naperville, IL	3.0	2.5	1783	$3,095	$1.74	20d	1	1.22mi
2923 Madison Dr Naperville, IL	2.0	2.5	1550	$2,550	$1.65	23d	1	1.22mi
2933 Madison Dr Naperville, IL	2.0	2.5	1783	$3,000	$1.68	11d	1	1.24mi
2995 Madison Dr Naperville, IL	2.0	2.5	1793	$3,000	$1.67	12d	1	1.30mi
690 Lincoln Station Dr Oswego, IL	3.0	2.5	1318	$2,100	$1.59	3d	1	1.30mi
2337 Summerlin Dr Aurora, IL	3.0	1.5	1700	$2,500	$1.47	44d	1	1.32mi
2333 Summerlin Dr #2333 Aurora, IL	2.0	2.0	1572	$2,500	$1.59	44d	1	1.32mi
669 Lincoln Station Dr #669 Oswego, IL	3.0	2.5	1315	$2,250	$1.71	21d	1	1.36mi
652 Lincoln Station Dr Oswego, IL	3.0	2.5	1500	$1,999	$1.33	5d	1	1.40mi
652 Lincoln Station Dr Oswego, IL	3.0	2.5	1500	$1,999	$1.33	18d	1	1.40mi
644 Lincoln Station Dr #644 Oswego, IL	3.0	2.5	1318	$2,250	$1.71	44d	1	1.41mi
640 Lincoln Station Dr Oswego, IL	2.0	2.5	1318	$2,100	$1.59	44d	1	1.41mi
616 Lincoln Station Dr Oswego, IL	2.0	2.5	1318	$2,250	$1.71	25d	1	1.45mi

HOA detail

• Monthly dues: $363 · $4,356/yr

Listing history 6 events

1. 2026-06-21
   days on market $274,900 Active 8 DOM
2. 2026-06-18
   days on market $274,900 Active 5 DOM
3. 2026-06-17
   days on market $274,900 Active 4 DOM
4. 2026-06-16
   days on market $274,900 Active 3 DOM
5. 2026-06-15
   days on market $274,900 Active 2 DOM
6. 2026-06-13
   listed $274,900 Active 1 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: $5,256 · $438/mo
• Projected year-2 tax: $5,748 · $479/mo
• Expected delta: +$492/yr (+$41/mo · 9.4%)

ⓘ 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 100% 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: $28,585
• − Mortgage interest: −$15,399
• − Property taxes: −$5,256
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − HOA: −$4,356
• − Depreciation: −$7,997
• Taxable loss: −$10,371
• Est. tax savings @ 24.0%: +$2,489
• After-tax cash flow: $-3,215/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 (Will County) Hauer SSP2

• Today (2025): 705,368 people
• By 2030: 708,154 · +0.4%
• By 2040: 702,692 · -0.4%
• By 2050: 680,249 · -3.6%
• By 2075: 611,990 · -13.2%
• By 2100: 516,215 · -26.8%

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 · Will

• 2024 margin: Toss-up / Even · D 50.1% · R 48.5% · Other 1.4%
• 2008→2024 swing: -11.6pp toward R · 2008: 13.2pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+8.3 2016: D+5.7 2012: D+3.7 2008: D+13.2

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

1 event — show timeline

• 2026-06-13 Listed $274,900 MRED as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2024): $5,256 · +5.4% YoY. Source: county tax records.