802-810-820 Kimberly Dr · DeKalb, IL 60115

$6,300,000

None bd · 7225.0 ba · — sqft · MultiFamily · 156 Days on market

Built 1962 ↓ 2% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 85 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Kimberly Apartments offers investors a rare chance to acquire an 85-unit, value-add multifamily asset in the DeKalb market-just minutes from Northern Illinois University, the upcoming Meta (Facebook) data center, and the new Kraft Heinz distribution hub, both slated for 2025 completion. These major developments are expected to drive sustained population and employment growth, directly increasing rental demand in the area. Prime location near highways, shopping, and employment hubs Minutes to NIU, Meta campus, Kraft Heinz distribution center Kimberly Apartments consists of garden-style apartment buildings at 810 and 820 Kimberly Dr, offering a range of unit configurations and floor plans in a convenient, walkable location close to campus and major local amenities. 85 Total Units Three brick buildings with durable construction 802 Kimberly Drive Tenants pay electric and gas (7) 3 Beds 810 Kimberly Drive Roof Age: 3 Years Old (1) Studio (12) 1 Beds (21) 2 Beds (5) 3 Beds 820 Kimberly Drive Roof Age: 6 Years Old (1) Studio (5) 1 Beds (31) 2 Beds (2) 3 Beds. CONTACT JOEY BATLINER FOR MORE INFO

Key facts

• Close to campus
• Durable construction
• Built 1962

Tags

• PRIME LOCATION NEAR HIGHWAYS
• CONVENIENT WALKABLE LOCATION
• CLOSE TO CAMPUS
• MAJOR LOCAL AMENITIES
• DURABLE CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 85 × 1-bed/1-bath units multifamily listed at $6.30M.

Deal economics

• At list price, monthly cash flow is $24k ($290k/yr) — positive. Per door: $284/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($86k rent vs $6.30M).
• Recommended offer: $5.54M (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 4.4% in DeKalb — 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 77/100 on livability (#154 in IL, #2,835 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D+, schools D, crime D-.
• Dekalb CUSD 428 (suburban): math 11% / reading 16% proficiency, ranked #541 of 620 in IL (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.3%/yr); 85 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% of comp listings sitting > 30 days — soft ceiling on asking rent; 260 units permitted in DeKalb County in 2024 (73 in 5+ unit buildings).
• At $85,709/mo this rent would consume 2186% of the median local household income ($47k/yr) (locally 3794% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $44k of loan paydown is wiped out by about $189k of value loss. Plan a longer hold.
• DeKalb County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $1.76M cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($5.54M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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.

Recommended offer $5,544,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. 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: 1.36% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.44%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $586,327
• List price: $6,300,000
• Delta: 974.49%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 Kimberly Dr	0.04mi	6/3.0	—	8mo	$325,000	—	59
1030 Ridge Dr	0.23mi	—/36.0	5,928	17mo	$560,000	$94	43

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

Projected returns pro-forma

-3.0% appreciation · 7.33% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.52×
• Total profit: $909,643
• Equity at exit: $939,350

10-year hold

• IRR: 24.5%
• Equity multiple: 3.57×
• Total profit: $4,528,462
• Equity at exit: $544,709

Cash invested: $1,764,000 (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 60115

• Home prices YoY: -31.9%
• Rents YoY: 7.3%
• Active inventory: 85
• Price-to-rent: 520.7×

Monthly cashflow live

• Estimated rent: $85,709 high
• Mortgage (P&I): −$33,038
• Tax est. 1.5%: −$7,875 /mo · $94,500/yr
• Insurance: −$2,625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$17,999
• Net cashflow: $24,172

Break-even live

Break-even rent $55,111

Max offer price $6,300,000

Occupancy floor 67%

Sensitivity live

Price	-10% $28,526	-5% $26,349	+0% $24,172	+5% $21,995	+10% $19,818
Rent	-10% $17,401	-5% $20,787	+0% $24,172	+5% $27,558	+10% $30,943
Rate	-1.0pp $27,345	-0.5pp $25,775	base $24,172	+0.5pp $22,540	+1.0pp $20,879

85-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 85× units	1	1	$85,680
Total (85 units)			$85,709

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: $1,575,000
• Closing costs: $189,000
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 Greenbrier Rd Unit 908 DeKalb, IL	1.0	1.5	140	$650	$4.64	44d	1	0.15mi
807 Ridge Dr DeKalb, IL	1.0	1.0	825	$909	$1.10	13d	1	0.17mi
807 Ridge Dr DeKalb, IL	3.0	2.0	1200	$1,429	$1.19	44d	1	0.17mi
815 Charles St DeKalb, IL	1.0	2.0	—	$500	—	25d	1	0.20mi
1268 Rushmoore Dr Unit 2 DeKalb, IL	1.0	1.0	—	$800	—	44d	1	0.21mi
998 Regent Dr DeKalb, IL	3.0	2.5	—	$1,365	—	44d	1	0.50mi
1212 Varsity Blvd DeKalb, IL	1.0	1.0	550	$970	$1.76	45d	1	0.51mi
916 Regent Dr DeKalb, IL	2.0	2.0	—	$1,275	—	44d	1	0.52mi
1107 Regent Dr DeKalb, IL	3.0	3.0	—	$1,295	—	2d	1	0.52mi
880 Regent Dr DeKalb, IL	2.0	2.0	900	$1,195	$1.33	25d	1	0.52mi
880 Regent Dr DeKalb, IL	2.0	2.0	900	$1,195	$1.33	2d	1	0.52mi
1300 Eco Park Dr DeKalb, IL	2.0–3.0	2.0	912	$1,185	$1.30	2d	22	0.66mi
951 Fotis Dr DeKalb, IL	3.0	2.5	—	$1,365	—	16d	1	0.68mi
890 Fotis Dr DeKalb, IL	2.0	2.0	—	$1,090	—	44d	1	0.69mi
801 Lucinda Ave DeKalb, IL	2.0–8.0	1.0–2.5	—	$1,050	—	2d	36	0.69mi
1400 Twombly Rd DeKalb, IL	3.0	1.0	825	$1,267	$1.54	2d	1	0.69mi
893 Fotis Dr DeKalb, IL	2.0	2.0	—	$1,035	—	44d	1	0.74mi
701 Fotis Dr DeKalb, IL	2.0	2.0	—	$1,170	—	44d	1	0.77mi
1100 W Lincoln Hwy DeKalb, IL	3.0	1.0–2.0	—	$1,075	—	25d	5	1.11mi
227 W Locust St Unit 1 DeKalb, IL	1.0	1.0	700	$950	$1.36	25d	1	1.11mi
1307 W Lincoln Hwy DeKalb, IL	2.0	1.5	850	$1,320	$1.55	2d	18	1.11mi
240 W Locust St DeKalb, IL	3.0	1.5	—	$1,875	—	25d	1	1.12mi
118 Augusta Ave Apt 10 DeKalb, IL	1.0	1.0	750	$925	$1.23	44d	1	1.14mi
211 Anne St Unit 1 DeKalb, IL	1.0	1.0	—	$670	—	44d	1	1.18mi
302 Ash Ct Unit A DeKalb, IL	2.0	1.0	900	$1,100	$1.22	25d	1	1.21mi
309 Pearl St DeKalb, IL	1.0	2.0	—	$600	—	25d	1	1.25mi
319 Barberry Ct Unit C DeKalb, IL	2.0	1.0	900	$1,150	$1.28	11d	1	1.26mi
124 E Lincoln Hwy Unit 1 Bedroom DeKalb, IL	1.0	1.0	—	$1,500	—	44d	1	1.30mi
110 N 2nd St Ph Suite DeKalb, IL	2.0	2.0	—	$1,900	—	44d	1	1.33mi
110 N 2nd St Unit 2 Bedroom DeKalb, IL	2.0	2.0	—	$1,550	—	44d	1	1.33mi
110 N 2nd St Unit 1 Bedroom DeKalb, IL	1.0	1.0	—	$1,400	—	44d	1	1.33mi
1499 Stonefield Dr DeKalb, IL	3.0	2.0	1260	$2,000	$1.59	25d	1	1.40mi
408 Oak St Unit Two Bedroom PLUS DeKalb, IL	2.0	2.0	—	$2,000	—	44d	1	1.45mi
408 Oak St Unit One Bedroom DeKalb, IL	1.0	1.0	—	$1,450	—	44d	1	1.45mi
408 Oak St Unit Two Bedroom DeKalb, IL	2.0	2.0	—	$1,900	—	44d	1	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $6,300,000 Active 156 DOM
2. 2026-06-17
   days on market $6,300,000 Active 155 DOM
3. 2026-06-16
   days on market $6,300,000 Active 154 DOM
4. 2026-06-15
   days on market $6,300,000 Active 153 DOM
5. 2026-06-13
   days on market $6,300,000 Active 151 DOM
6. 2026-06-13
   days on market $6,300,000 Active 150 DOM
7. 2026-06-09
   days on market $6,300,000 Active 147 DOM
8. 2026-06-08
   days on market $6,300,000 Active 146 DOM
9. 2026-06-07
   days on market $6,300,000 Active 145 DOM
10. 2026-06-04
    days on market $6,300,000 Active 142 DOM
11. 2026-06-03
    days on market $6,300,000 Active 141 DOM
12. 2026-06-02
    days on market $6,300,000 Active 140 DOM
13. 2026-06-01
    days on market $6,300,000 Active 139 DOM
14. 2026-05-31
    days on market $6,300,000 Active 138 DOM
15. 2026-01-13
    price $6,300,000 1131-char remark

    Show marketing remark (1131 chars)

    Kimberly Apartments offers investors a rare chance to acquire an 85-unit, value-add multifamily asset in the DeKalb market-just minutes from Northern Illinois University, the upcoming Meta (Facebook) data center, and the new Kraft Heinz distribution hub, both slated for 2025 completion. These major developments are expected to drive sustained population and employment growth, directly increasing rental demand in the area. Prime location near highways, shopping, and employment hubs Minutes to NIU, Meta campus, Kraft Heinz distribution center Kimberly Apartments consists of garden-style apartment buildings at 810 and 820 Kimberly Dr, offering a range of unit configurations and floor plans in a convenient, walkable location close to campus and major local amenities. 85 Total Units Three brick buildings with durable construction 802 Kimberly Drive Tenants pay electric and gas (7) 3 Beds 810 Kimberly Drive Roof Age: 3 Years Old (1) Studio (12) 1 Beds (21) 2 Beds (5) 3 Beds 820 Kimberly Drive Roof Age: 6 Years Old (1) Studio (5) 1 Beds (31) 2 Beds (2) 3 Beds. CONTACT JOEY BATLINER FOR MORE INFO

16. 2026-01-13
    listed $6,400,000 Active 1131-char remark

    Show marketing remark (1131 chars)

    Kimberly Apartments offers investors a rare chance to acquire an 85-unit, value-add multifamily asset in the DeKalb market-just minutes from Northern Illinois University, the upcoming Meta (Facebook) data center, and the new Kraft Heinz distribution hub, both slated for 2025 completion. These major developments are expected to drive sustained population and employment growth, directly increasing rental demand in the area. Prime location near highways, shopping, and employment hubs Minutes to NIU, Meta campus, Kraft Heinz distribution center Kimberly Apartments consists of garden-style apartment buildings at 810 and 820 Kimberly Dr, offering a range of unit configurations and floor plans in a convenient, walkable location close to campus and major local amenities. 85 Total Units Three brick buildings with durable construction 802 Kimberly Drive Tenants pay electric and gas (7) 3 Beds 810 Kimberly Drive Roof Age: 3 Years Old (1) Studio (12) 1 Beds (21) 2 Beds (5) 3 Beds 820 Kimberly Drive Roof Age: 6 Years Old (1) Studio (5) 1 Beds (31) 2 Beds (2) 3 Beds. CONTACT JOEY BATLINER FOR MORE INFO

17. 2014-01-03
    historical
18. 2013-10-03
    listed New

ⓘ 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: $1,028,508
• − Mortgage interest: −$352,898
• − Property taxes: −$94,500
• − Insurance: −$31,500
• − Repairs & maintenance: −$82,281
• − Management: −$82,281
• − Depreciation: −$183,273
• Taxable income: $201,776
• Est. tax owed @ 24.0%: −$48,426
• After-tax cash flow: $241,640/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: Dekalb CUSD 428
• NCES district ID: 1712000
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 16% ▼ -6.00%
• Median HH income: $42,007
• Composite: 11.74/100
• National rank: #9685
• State rank: #541 of 620 in IL

Livability — DeKalb

• Score: 77/100
• State rank: #154
• US rank: #2835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeKalb, IL
• County: DeKalb County · 64,760 people
• City population: 42,536
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 42,536
• Household income: $47,043
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 3794.0

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 104,983 people
• By 2030: 104,428 · -0.5%
• By 2040: 102,199 · -2.7%
• By 2050: 99,303 · -5.4%
• By 2075: 93,978 · -10.5%
• By 2100: 88,527 · -15.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 58% Hispanic / Latino 18% Black 15% Two or more races 12% Asian 4%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Romanian 5% Portuguese 3% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 82% English-only · Spanish 10% Arabic 2% Other Indo-European 2%

Political lean MEDSL · DeKalb

• 2024 margin: Toss-up / Even · D 50.1% · R 48.1% · Other 1.7%
• 2008→2024 swing: -14.8pp toward R · 2008: 16.8pp · 2024: 2.0pp
• All cycles: 2024: D+2.0 2020: D+5.7 2016: D+3.0 2012: D+5.5 2008: D+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.56%
• Current HPI: 191.1189
• Rent YoY: ▲ 7.33%
• 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

-1.6% since first listed

4 events — show timeline

• 2026-01-13 Price Changed $6,300,000 MRED as Distributed by MLS Grid
• 2026-01-13 Listed $6,400,000 MRED as Distributed by MLS Grid
• 2014-01-03 Listing Removed — MRED as Distributed by MLS Grid
• 2013-10-03 Listed — MRED as Distributed by MLS Grid