1851 Wisteria Dr · Aurora, IL 60503

$290,000

2 bd · 2.0 ba · 1,168 sqft · Townhouse public records · 21 Days on market

Built 2002 Est $267k · 8% over $215/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).

• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• Livability +3.8/5.0
• ARV discount +3.7/15.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0

Listing remarks MLS

Come See this Amazing End Unit 1-Story Ranch Townhome that is ideally positioned in the sought after Misty Creek subdivision ~ You will love the private entrance to the home! This Gorgeous property has two bedrooms, two full baths, and a large two car garage. The property has been meticulously maintained and boasts many updates and offers great space! Beautiful newer Hardwood floors! The gracious foyer welcomes you to the sun-filled spacious living room. The kitchen boasts 42 inch cabinets, newer counters & backsplash plus under cabinet lighting & opens to a fantastic breakfast area/dining rm with sliders that lead to a private patio. Great sized master suite is complete with a walk-in closet and private bath. The 2nd bedroom has many options for its use! The home also has another full bath found off the main hallway. The sizable laundry/utility room presents more storage possibilities. Out back, you'll find the large patio providing lots of space for gatherings and outdoor entertaining. This area opens to a common area providing privacy to the residence. This great home is in the 308 Oswego school district and is a close to parks, walking and biking trails, great shopping, restaurants, Rte. 59 Metra station & I-88. You are an easy drive to everything you need. See for yourself all this home has to offer.

Key facts

• Large foyer
• Private patio
• Private entrance

Tags

• PRIVATE ENTRANCE
• LARGE FOYER
• SUN-FILLED LIVING ROOM
• 42 INCH CABINETS
• UNDER CABINET LIGHTING
• PRIVATE PATIO

Property features AI

Finance

• HOA & community: Monthly association fee of $215; Association fee covers insurance, exterior maintenance, lawn care and snow removal; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage (2 spaces); Total 2 parking spaces
• Utilities: Public water service; Public sewer service
• Home design: Attached single — townhouse ranch; Entry level on level 1; Fee simple ownership with homeowners association
• Construction: Built approximately 21–25 years ago; Vinyl siding and stone exterior
• Exterior features: Vinyl siding with stone accents; Public water; Public sewer

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Kitchen with eating area (10 x 10)
• Bedrooms: Master bedroom (Main level, 16 x 12) with full bath; Second bedroom (Main level, 12 x 11); Additional bedrooms listed
• Flooring: Hardwood flooring in dining area, kitchen and living room; Carpet in bedrooms; Ceramic tile in foyer; Vinyl in laundry
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: 5 total rooms; Foyer; Dining area combined with kitchen; Family room; Living room (22 x 13)
• Laundry & utility: In-unit laundry with gas dryer hookup; Washer; Dryer; Disposal

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $290k.

Deal economics

• At list price, monthly cash flow is $-465 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (28.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (19.4% below list).
• Recommended offer: $208k (28.3% below list) — sets the bar for cash-flow.
• 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.
• Current owner paid $210k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $207,860 (28.3% 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: 0.81% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.87%
• DSCR: 0.69
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $267,472
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1933 Misty Ridge Ln #0	0.13mi	2/2.0	1,169 (+0%)	24mo	$255,000	$218	74
1955 Misty Ridge Ct	0.18mi	2/1.0	1,168 (0%)	21mo	$250,000	$214	70
1648 Fredericksburg Ln	0.58mi	2/2.0	1,168 (0%)	10mo	$268,000	$229	65
1657 Fredericksburg Ln #1657	0.62mi	2/2.0	1,168 (0%)	11mo	$275,000	$235	62
1611 Fredericksburg Ln #0	0.66mi	2/1.0	1,168 (0%)	6mo	$266,000	$228	60
2321 Twilight Dr	0.70mi	2/2.0	1,165 (-0%)	10mo	$315,000	$270	59
2330 Twilight Dr	0.68mi	2/3.0	1,165 (-0%)	6mo	$295,000	$253	58
1636 Fredericksburg Ln	0.59mi	2/2.0	1,168 (0%)	20mo	$265,000	$227	55
2325 Summerlin Dr #2325	0.72mi	2/2.0	1,168 (0%)	17mo	$270,000	$231	52
1600 Fredericksburg Ln	0.66mi	2/2.0	1,168 (0%)	24mo	$255,555	$219	50

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: 2.58×
• Total profit: $128,552
• Equity at exit: $261,255

10-year hold

• IRR: 17.9%
• Equity multiple: 5.95×
• Total profit: $402,300
• Equity at exit: $563,406

Cash invested: $81,200 (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 60503

• Home prices YoY: 4.6%
• Active inventory: 122
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,338 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$456 /mo · $5,468/yr
• Insurance: −$121
• HOA: −$215
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-465

Break-even live

Break-even rent $2,927

Max offer price $207,860

Occupancy floor —

Sensitivity live

Price	-10% $-301	-5% $-383	+0% $-465	+5% $-547	+10% $-629
Rent	-10% $-650	-5% $-557	+0% $-465	+5% $-373	+10% $-280
Rate	-1.0pp $-319	-0.5pp $-391	base $-465	+0.5pp $-540	+1.0pp $-617

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1847 Clubhouse Dr Aurora, IL	1.0–3.0	1.0–2.0	1238	$2,254	$1.82	1d	23	0.59mi
1636 Fredericksburg Ln Aurora, IL	2.0	2.0	1168	$2,250	$1.93	45d	1	0.61mi
669 Lincoln Station Dr #669 Oswego, IL	3.0	2.5	1315	$2,250	$1.71	22d	1	0.85mi
616 Lincoln Station Dr Oswego, IL	2.0	2.5	1318	$2,250	$1.71	26d	1	0.87mi
1419 Farrington Ln Aurora, IL	3.0	1.5	1476	$2,959	$2.00	4d	1	0.88mi
640 Lincoln Station Dr Oswego, IL	2.0	2.5	1318	$2,100	$1.59	45d	1	0.89mi
644 Lincoln Station Dr #644 Oswego, IL	3.0	2.5	1318	$2,250	$1.71	45d	1	0.89mi
690 Lincoln Station Dr Oswego, IL	3.0	2.5	1318	$2,100	$1.59	4d	1	0.90mi
652 Lincoln Station Dr Oswego, IL	3.0	2.5	1500	$1,999	$1.33	5d	1	0.90mi
652 Lincoln Station Dr Oswego, IL	3.0	2.5	1500	$1,999	$1.33	19d	1	0.90mi
2516 Hillsboro Blvd Aurora, IL	2.0	2.5	1482	$2,300	$1.55	19d	1	0.92mi
2598 Hillsboro Blvd Aurora, IL	3.0	2.5	1482	$2,395	$1.62	22d	1	1.05mi
826 Terrace Lake Dr Aurora, IL	2.0	1.5	1090	$2,132	$1.96	0d	9	1.31mi
1111 Brunswick Ln Aurora, IL	3.0	2.0	1159	$2,200	$1.90	8d	1	1.39mi
1111 Brunswick Ln Aurora, IL	3.0	1.5	1159	$2,200	$1.90	14d	1	1.39mi
1914 Spinnaker Ct Aurora, IL	3.0	2.5	1412	$3,000	$2.12	45d	1	1.43mi
337 Devoe Dr #337 Oswego, IL	3.0	2.5	1500	$2,600	$1.73	26d	1	1.44mi
1175 Reading Dr Montgomery, IL	1.0–2.0	1.0–2.0	947	$2,325	$2.46	0d	20	1.45mi
1860 Middlebury Dr Unit 1860 Aurora, IL	2.0	2.5	1471	$2,450	$1.67	21d	1	1.47mi

HOA detail

• Monthly dues: $215 · $2,580/yr

Listing history 16 events

1. 2026-06-22
   price $290,000 Active 21 DOM
2. 2026-06-21
   days on market $295,000 Active 21 DOM
3. 2026-06-18
   days on market $295,000 Active 18 DOM
4. 2026-06-17
   days on market $295,000 Active 17 DOM
5. 2026-06-16
   days on market $295,000 Active 16 DOM
6. 2026-06-15
   days on market $295,000 Active 15 DOM
7. 2026-06-13
   days on market $295,000 Active 13 DOM
8. 2026-06-10
   price $295,000 Active 9 DOM
9. 2026-06-09
   days on market $300,000 Active 9 DOM
10. 2026-06-08
    days on market $300,000 Active 8 DOM
11. 2026-06-07
    days on market $300,000 Active 7 DOM
12. 2026-06-04
    days on market $300,000 Active 4 DOM
13. 2026-06-03
    days on market $300,000 Active 3 DOM
14. 2026-06-02
    days on market $300,000 Active 2 DOM
15. 2026-06-01
    remarks 695-char remark
16. 2026-06-01
    listed $300,000 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: $5,468 · $456/mo
• Projected year-2 tax: $6,026 · $502/mo
• Expected delta: +$557/yr (+$46/mo · 10.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $28,061
• − Mortgage interest: −$16,245
• − Property taxes: −$5,468
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,245
• − Management: −$2,245
• − HOA: −$2,580
• − Depreciation: −$8,436
• Taxable loss: −$10,608
• Est. tax savings @ 24.0%: +$2,546
• After-tax cash flow: $-3,034/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

+123.9% since first listed

11 events — show timeline

• 2026-06-01 Listed $300,000 MRED as Distributed by MLS Grid
• 2022-05-18 Sold (Public Records) $210,000 Public Records
• 2022-05-10 Sold (MLS) $210,000 MRED as Distributed by MLS Grid
• 2022-02-15 Contingent — MRED as Distributed by MLS Grid
• 2022-02-05 Pending — MRED as Distributed by MLS Grid
• 2022-01-29 Listed $210,000 MRED as Distributed by MLS Grid
• 2011-08-10 Sold (Public Records) $120,000 Public Records
• 2011-06-30 Sold (MLS) $120,000 MRED as Distributed by MLS Grid
• 2011-05-25 Contingent — MRED as Distributed by MLS Grid
• 2011-05-07 Price Changed $129,000 MRED as Distributed by MLS Grid
• 2011-04-02 Listed $134,000 MRED as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2024): $5,468 · +5.2% YoY. Source: county tax records.