1575 Stonehill Ct Unit A · Wheaton, IL 60189

$175,000

1 bd · 1.0 ba · 969 sqft · Condo public records · 4 Days on market

Built 1986 $289/mo HOA · 14% of rent

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Why this score? — see what drove the C 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 +20.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +6.5/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NEWLY REFRESHED, RARELY AVAILABLE, ONE BEDROOM RANCH CONDO IN WOODSIDE! Fresh paint and brand new carpeting lead you throughout the home. Peaceful views out of the double sliding doors and off the covered patio to park-like green space with mature trees. The spacious bedroom features a large walk-in closet and the hall closet can be used for linens or as a kitchen pantry. Attached garage and driveway parking along with extra parking spaces nearby in quiet cul-de-sac. Conveniently located in Wheaton with easy access to I-88, Roosevelt Rd. , Metra, trails, shopping, dining, etc. This one won't last long, so request your showing today! Investor friendly, 6 month minimum leases. Offers received

Key facts

• $289 HOA
• Garage
• Built 1986

Property features AI

Finance

• Other: Four-unit building; Ownership: Condo; School bus service available; Subdivision: Woodside; Municipality: Wheaton
• Financial info: Special service area: No
• HOA & community: Monthly association fee of $289; HOA covers insurance, exterior maintenance, lawn care, and snow removal; Pets allowed (cats and dogs allowed; max pet weight listed as 999)

Exterior

• Parking: Attached garage (owned), asphalt driveway; Total 1 parking/garage space
• Security: CO detectors
• Utilities: Public water; Public sewer; Electric with circuit breakers and 100 amp service
• Home design: Attached single (townhouse-ranch) condo; Entry level: 1
• Construction: Brick and stucco construction; Asphalt roof; Approximately 31–40 years old
• Exterior features: Patio; Common grounds; Backs to open ground

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Disposal
• Bedrooms: Master bedroom on main level (15 x 11); Additional bedrooms (identified as Bedroom 2, Bedroom 3, Bedroom 4)
• Flooring: Carpet in living room, dining room, and bedrooms; Vinyl flooring in kitchen and laundry
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Four total rooms; Dining room combined with living room; Family room
• Laundry & utility: Main-level laundry (6 x 5); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 7.9% 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.
• 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $175,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-12,928
• Equity at exit: $26,093

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $11,056
• Equity at exit: $15,131

Cash invested: $49,000 (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 60189

• Rents YoY: 3.4%
• Active inventory: 51
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,046 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$108 /mo · $1,296/yr
• Insurance: −$73
• HOA: −$289
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $229

Break-even live

Break-even rent $1,757

Max offer price $175,000

Occupancy floor 84%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $289 · $3,468/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-02
   status $175,000 Pending 4 DOM
2. 2026-06-01
   days on market $175,000 Active 4 DOM
3. 2026-05-31
   days on market $175,000 Active 3 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: $1,296 · $108/mo
• Projected year-2 tax: $2,634 · $220/mo
• Expected delta: +$1,338/yr (+$112/mo · 103.2%)

ⓘ 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 ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,552
• − Mortgage interest: −$9,803
• − Property taxes: −$1,296
• − Insurance: −$875
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − HOA: −$3,468
• − Depreciation: −$5,091
• Taxable income: $91
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $2,723/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

1 event — show timeline

• 2026-05-28 Listed $175,000 MRED as Distributed by MLS Grid

Property tax history

-4.0%/yr

Latest (2023): $1,296 · -22.7% YoY. Source: county tax records.