110 W Butterfield Rd Unit 409S · Elmhurst, IL 60126

$230,000

2 bd · 2.0 ba · 1,007 sqft · Condo public records · 1 Days on market

Built 1970 $778/mo HOA · 26% 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).

• Cash flow +15.9/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Livability +4.4/5.0
• Rent growth +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well updated unit has everything you need. Updated in 2019, it has 2 beds 2 full baths, and updated kitchen, spacious living room and balcony overlooking the school. There is laundry in the same floor, and unit comes with 2 parking spaces (one garage and one exterior). There is also an indoor pool. Conveniently located near highway, schools, restaurants and local shops.

Key facts

• Laundry area
• Granite countertops
• Remodeled bathrooms

Tags

• CHERRY KITCHEN CABINETS
• CERAMIC TILE BACKSPLASH
• GRANITE COUNTERTOPS
• WOOD LAMINATE FLOORING
• REMODELED BATHROOMS
• LAUNDRY AREA

Property features AI

Finance

• Other: School bus service available; Subdivision: Royal York; Parcel numbers on file
• Financial info: Not currently leased; No special service area
• HOA & community: Monthly association fee of $778; Association covers heat, air conditioning, water, gas, parking, insurance, security, pool, exterior maintenance, lawn care, scavenger service, and snow removal; Association amenities include coin laundry, storage, party room, and indoor pool; Manager off-site; No pets allowed

Exterior

• Parking: Detached garage with garage door opener; Assigned/owned garage parking; Asphalt parking; Two total parking spaces (one garage space)
• Security: Association includes security
• Utilities: Lake Michigan water source; Public sewer
• Home design: Attached single (condo); Ranch model — fourth floor entry level; Condo ownership
• Construction: Brick construction; Concrete perimeter foundation; Building age approximately 51–60 years; Built before 1978
• Exterior features: Balcony; Common lot/grounds

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: Master bedroom (fourth level) — includes full bath; Additional bedrooms (two other bedrooms; one listed as on fourth level)
• Flooring: Laminate (wood laminate in living areas and bedrooms)
• Bathrooms: Two full bathrooms
• Heating & cooling: Steam heating with individual controls; Electric cooling
• Interior features: Storage; Five total rooms; Separate dining room
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Cap rate 6.9% vs local median 2.4% in Elmhurst — 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 87/100 on livability (#11 in IL, #268 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Dupage Hsd 88 (suburban): math 29% / reading 35% proficiency, ranked #212 of 620 in IL (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Willowbrook High School (math 34% / reading 41%, grade F, #104 of 693 statewide, top 15%, 1,992 students, 0% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 126 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 6y 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 $190k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $230,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.32% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-26,691
• Equity at exit: $34,294

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $690
• Equity at exit: $19,886

Cash invested: $64,400 (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 60126

• Rents YoY: 4.0%
• Active inventory: 126
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,046 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$217 /mo · $2,599/yr
• Insurance: −$96
• HOA: −$778
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $110

Break-even live

Break-even rent $2,907

Max offer price $230,000

Occupancy floor 91%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
995 S Swain Ave Elmhurst, IL	3.0	2.0	1190	$2,900	$2.44	1d	1	0.34mi
1 Elm Creek Dr Elmhurst, IL	1.0–3.0	1.0–3.5	1582	$3,388	$2.14	1d	28	0.38mi
171 E Hale St Elmhurst, IL	3.0	2.0	1295	$3,750	$2.90	24d	1	0.40mi
0S620 Old York Rd Elmhurst, IL	1.0–2.0	1.0	650	$1,695	$2.61	3d	3	0.53mi
860 S Spring Rd Elmhurst, IL	3.0	2.0	1456	$3,800	$2.61	12d	1	0.64mi
861 S Hawthorne Ave Elmhurst, IL	3.0	1.5	1216	$3,750	$3.08	1d	1	0.77mi
753 S Hawthorne Ave Elmhurst, IL	3.0	2.0	1250	$3,950	$3.16	16d	1	0.94mi
2150 McDonalds Dr Oak Brook, IL	1.0	1.0	934	$4,305	$4.61	24d	1	1.34mi
2150 McDonalds Dr Oak Brook, IL	1.0–3.0	1.0–2.0	1258	$5,214	$4.14	1d	30	1.34mi
5900 Butterfield Rd Unit 9 Berkeley, IL	2.0	1.0	840	$1,400	$1.67	3d	1	1.36mi
5900 Butterfield Rd Unit 9 Berkeley, IL	2.0	1.0	840	$1,400	$1.67	6d	1	1.36mi

HOA detail condo

• Monthly dues: $778 · $9,336/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-04
   remarks 616-char remark
2. 2026-06-04
   listed $230,000 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: $2,599 · $217/mo
• Projected year-2 tax: $3,910 · $326/mo
• Expected delta: +$1,311/yr (+$109/mo · 50.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,555
• − Mortgage interest: −$12,884
• − Property taxes: −$2,599
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,924
• − Management: −$2,924
• − HOA: −$9,336
• − Depreciation: −$6,691
• Taxable loss: −$1,954
• Est. tax savings @ 24.0%: +$469
• After-tax cash flow: $1,788/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: Dupage Hsd 88
• NCES district ID: 1713940
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 35% ▲ 3.00%
• Median HH income: $64,846
• Composite: 29.26/100
• National rank: #6561
• State rank: #212 of 620 in IL

Livability — Elmhurst

• Score: 87/100
• State rank: #11
• US rank: #268

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elmhurst, IL
• County: DuPage County · 904,569 people
• City population: 47,516
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 47,516
• Household income: $147,566
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 602.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 9% Asian 7% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 10% Italian 3% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 83% English-only · Spanish 6% Other Indo-European 4% Russian/Polish/Slavic 3%

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: ▼ -545.93%
• Current HPI: 212.3309
• Rent YoY: ▲ 4.00%
• 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

+219.4% since first listed

22 events — show timeline

• 2026-06-04 Listed $230,000 MRED as Distributed by MLS Grid
• 2024-07-18 Sold (Public Records) $190,000 Public Records
• 2024-07-01 Sold (MLS) $190,000 MRED as Distributed by MLS Grid
• 2024-06-07 Sold (Public Records) $95,000 Public Records
• 2024-06-07 Contingent — MRED as Distributed by MLS Grid
• 2024-05-31 Relisted — MRED as Distributed by MLS Grid
• 2024-05-20 Contingent — MRED as Distributed by MLS Grid
• 2024-05-08 Relisted — MRED as Distributed by MLS Grid
• 2024-05-08 Price Changed $190,000 MRED as Distributed by MLS Grid
• 2024-05-07 Listing Removed — MRED as Distributed by MLS Grid
• 2024-05-07 Relisted — MRED as Distributed by MLS Grid
• 2024-05-07 Listing Removed — MRED as Distributed by MLS Grid
• 2024-05-06 Relisted — MRED as Distributed by MLS Grid
• 2024-04-29 Listing Removed — MRED as Distributed by MLS Grid
• 2024-04-17 Listed $200,000 MRED as Distributed by MLS Grid
• 2021-01-28 Sold (Public Records) $216,000 Public Records
• 2020-11-09 Sold (MLS) $216,000 MRED as Distributed by MLS Grid
• 2020-10-30 Pending — MRED as Distributed by MLS Grid
• 2020-10-12 Pending — MRED as Distributed by MLS Grid
• 2020-10-06 Listed $225,000 MRED as Distributed by MLS Grid
• 2018-11-20 Sold (Public Records) $124,000 Public Records
• 1984-09-01 Sold (Public Records) $72,000 Public Records

Property tax history

+1.0%/yr

Latest (2024): $2,599 · +17.6% YoY. Source: county tax records.