924 S Lake Ct #105 · Westmont, IL 60559

$200,000

3 bd · 2.0 ba · 1,166 sqft · Condo public records · 6 Days on market

Built 1975 $450/mo HOA · 19% 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 +12.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• DSCR +3.7/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime 1st floor unit in perfect condition, recently updated and move in ready. Great layout-3 bedrooms-2 baths. Beautifully decorated, larger plank wood floors, kitchen and bathroom have been improved. Conveniently located to commuter bus and in DG North High School District. Laundry is on 1st floor-storage unit on 2nd floor. Elevator service is in building.

Key facts

• Outdoor pool
• Ground floor condo
• Private bath

Tags

• GROUND FLOOR CONDO
• PRIVATE BATH
• FIRST-FLOOR LAUNDRY ACCESS
• SECOND-FLOOR STORAGE UNIT
• OUTDOOR POOL
• TENNIS COURTS

Property features AI

Finance

• Other: Community offers commuter bus and train access and interstate access
• Financial info: Homeowner tax exemption; Special service area: No
• HOA & community: Monthly association fee of $450; Association fee includes heat, water, gas, pool, and exterior maintenance; Pets allowed (cats and dogs) with a maximum pet weight of 25 lbs

Exterior

• Parking: Two parking spaces; Asphalt parking
• Security: Security door locks
• Utilities: Water: Lake Michigan; Sewer: Public sewer
• Home design: Attached single condo; Model C; Entry on level 1; Condo ownership; Built of brick; Built before 1978
• Construction: Brick construction
• Exterior features: Common lot/grounds; Community pool; Tennis courts; Storage; Coin laundry

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Garbage disposal
• Bedrooms: Master bedroom on main level (16 x 11) with full bath; Bedroom (12 x 10) on main level; Bedroom (12 x 10) on main level
• Flooring: Hardwood flooring in main living areas; Ceramic tile flooring in kitchen; Carpet in bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; CO detectors; Ceiling fan(s)
• Interior features: First-floor bedroom; First-floor full bathroom; Screens on windows; Six total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-36 ($-429/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (3.2% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 83/100 on livability (#56 in IL, #1,025 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living C-, amenities D+.
• Chsd 99 (suburban): math 46% / reading 46% proficiency, ranked #66 of 620 in IL (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Holmes Elem School (503 students, 0% FRL); Westview Hills Middle School (math 47% / reading 50%, grade C-, #63 of 665 statewide, top 9%, 444 students, 0% FRL); Comm H S Dist 99 - North H S (math 53% / reading 52%, grade C-, #34 of 693 statewide, top 5%, 2,138 students, 0% FRL).
• Market conditions: Rents rising (+2.7%/yr); 16 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,378 units permitted in DuPage County in 2024 (594 in 5+ unit buildings).
• This rent runs 30% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $123k; list at $200k implies a 63% gain — meaningful room to come down on a strong offer.

Recommended offer $193,682 (3.2% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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?
8. 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.
9. 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.
10. 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: 1.15% ✓
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.73% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.38×
• Total profit: $-34,984
• Equity at exit: $29,821

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-34,615
• Equity at exit: $17,292

Cash invested: $56,000 (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 60559

• Rents YoY: 2.7%
• Active inventory: 16
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,309 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$278 /mo · $3,337/yr
• Insurance: −$83
• HOA: −$450
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-36

Break-even live

Break-even rent $2,355

Max offer price $193,682

Occupancy floor 97%

Sensitivity live

Price	-10% $77	-5% $21	+0% $-36	+5% $-92	+10% $-149
Rent	-10% $-218	-5% $-127	+0% $-36	+5% $55	+10% $147
Rate	-1.0pp $65	-0.5pp $15	base $-36	+0.5pp $-88	+1.0pp $-140

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Fountainhead Dr Westmont, IL	1.0–2.0	1.0–1.5	950	$2,062	$2.17	0d	19	0.23mi
1130 S Williams St Westmont, IL	1.0–2.0	1.0	762	$1,872	$2.46	0d	14	0.33mi
1131 Florence Ave Unit B Westmont, IL	2.0	1.0	1000	$1,845	$1.84	0d	1	0.51mi
535 Brookside Dr Unit A Westmont, IL	2.0	1.0	950	$1,500	$1.58	0d	1	0.55mi
535 Brookside Dr Unit E Westmont, IL	2.0	1.0	950	$1,750	$1.84	0d	1	0.55mi
1301 Virginia Dr Westmont, IL	2.0	2.0	1500	$2,975	$1.98	0d	1	0.55mi
15 W 56th St Westmont, IL	3.0	1.5	1152	$2,850	$2.47	19d	1	0.60mi
629 W 65th St Unit 6 Westmont, IL	2.0	1.0	1000	$1,895	$1.90	13d	1	0.73mi
629 W 65th St Unit 4 Westmont, IL	2.0	1.0	1000	$1,895	$1.90	0d	1	0.73mi
709 65th St #5 Westmont, IL	2.0	1.0	950	$1,695	$1.78	0d	1	0.76mi
110 W 66th St #3 Westmont, IL	2.0	1.0	900	$1,695	$1.88	23d	1	0.76mi
49 W 66th St Unit 2 Westmont, IL	2.0	1.0	1200	$1,700	$1.42	22d	1	0.80mi
118 W 67th St Westmont, IL	2.0	1.5	1174	$2,500	$2.13	12d	1	0.90mi
6715 Lakeshore Dr Westmont, IL	1.0–3.0	1.0	1099	$2,639	$2.40	0d	19	0.94mi
1 W Quincy St Westmont, IL	2.0	1.0–2.0	909	$3,601	$3.96	0d	7	1.17mi
5142 Fairview Ave Apt 7 Downers Grove, IL	2.0	1.0	750	$1,650	$2.20	0d	1	1.18mi
30 W Burlington Ave Unit 1026700P Westmont, IL	2.0	1.0	990	$4,112	$4.15	7d	1	1.22mi
30 W Burlington Ave Unit 1026692P Westmont, IL	2.0	1.0	893	$3,630	$4.06	0d	1	1.22mi
5117 Fairview Ave Unit 101 Downers Grove, IL	2.0	2.0	1144	$2,850	$2.49	20d	1	1.22mi
5117 Fairview Ave Downers Grove, IL	2.0	2.0	1165	$2,695	$2.31	0d	1	1.22mi
5117 Fairview Ave Unit 102 Downers Grove, IL	2.0	2.0	1165	$2,925	$2.51	18d	1	1.22mi
26 W Burlington Ave Unit 1026690P Westmont, IL	2.0	1.0	893	$4,135	$4.63	0d	1	1.22mi
5313 Lyman Ave Downers Grove, IL	3.0	1.5	1248	$3,395	$2.72	0d	1	1.38mi
16W780 57th St Unit A Clarendon Hills, IL	3.0	1.5	1200	$2,400	$2.00	14d	1	1.50mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-21
   days on market $200,000 Active 6 DOM
2. 2026-06-18
   days on market $200,000 Active 3 DOM
3. 2026-06-17
   days on market $200,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $200,000 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: $3,337 · $278/mo
• Projected year-2 tax: $3,938 · $328/mo
• Expected delta: +$602/yr (+$50/mo · 18.0%)

ⓘ 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
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,713
• − Mortgage interest: −$11,203
• − Property taxes: −$3,337
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − HOA: −$5,400
• − Depreciation: −$5,818
• Taxable loss: −$3,479
• Est. tax savings @ 24.0%: +$835
• After-tax cash flow: $406/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: Chsd 99
• NCES district ID: 1712570
• Math proficiency: 46% ▼ -8.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $83,473
• Composite: 42.68/100
• National rank: #3174
• State rank: #66 of 620 in IL

Livability — Westmont

• Score: 83/100
• State rank: #56
• US rank: #1025

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westmont, IL
• County: DuPage County · 904,569 people
• City population: 24,231
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 24,231
• Household income: $90,963
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 953.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 15% Asian 13% Two or more races 8% Black 7%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 8% Italian 3% Lithuanian 1%
• Foreign-born: 24% · Canada, China, South Korea
• Languages at home: 69% English-only · Spanish 10% Other Indo-European 6% Russian/Polish/Slavic 4%

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: ▼ -170.71%
• Current HPI: 208.3088
• Rent YoY: ▲ 2.73%
• 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

+31.6% since first listed

14 events — show timeline

• 2026-06-15 Listed $200,000 MRED as Distributed by MLS Grid
• 2015-03-10 Sold (Public Records) $123,000 Public Records
• 2015-02-27 Sold (MLS) $123,000 MRED as Distributed by MLS Grid
• 2015-01-13 Pending — MRED as Distributed by MLS Grid
• 2014-12-27 Listing Removed — MRED as Distributed by MLS Grid
• 2014-10-25 Price Changed $132,500 MRED as Distributed by MLS Grid
• 2014-06-27 Listed $134,900 MRED as Distributed by MLS Grid
• 2009-10-14 Sold (Public Records) $130,000 Public Records
• 2009-09-29 Sold (MLS) $130,000 MRED as Distributed by MLS Grid
• 2009-08-13 Contingent — MRED as Distributed by MLS Grid
• 2009-07-23 Price Changed $140,000 MRED as Distributed by MLS Grid
• 2009-06-08 Price Changed $144,000 MRED as Distributed by MLS Grid
• 2009-05-08 Price Changed $148,000 MRED as Distributed by MLS Grid
• 2009-04-25 Listed $152,000 MRED as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2024): $3,337 · +5.4% YoY. Source: county tax records.