2065 Sunrise Cir #2065 · Aurora, IL 60503

$310,000

2 bd · 2.5 ba · 1,400 sqft · Townhouse · 13 Days on market

Built 2003 Good condition Est $295k · at est. $259/mo HOA · 10% 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 +7.2/30.0
• ARV discount +5.3/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• DSCR +1.4/10.0

Listing remarks MLS

Desirable, move-in ready unit waiting for you! This spacious, two bedroom townhome has lovely updates. Higher ceilings and great natural light throughout. Open feeling with the family room adjacent to the kitchen and dining room. Kitchen has been completely updated with quartz countertops, new stainless steel appliances and spacious cabinets. The pantry provides bonus space for extra storage. Upstairs you will find spacious bedrooms, each with an en suite bathroom. The primary bedroom has additional space that could be used for a reading/tv nook, office space, workout area, etc. as well as a generous walk-in closet. Primary bathroom has a separate shower and soaking tub plus double vanities! Upstairs laundry room with new washer and dryer! Outside you will find a nice patio for enjoying your yard that backs to no neighbors! 2 car garage! Fantastic location with District 308 schools! So close to restaurants, shopping, and the highway! Welcome Home!

Key facts

• Quartz countertops
• Ample cabinetry
• High ceilings

Tags

• HIGH CEILINGS
• OPEN-CONCEPT FLOOR PLAN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• AMPLE CABINETRY
• PANTRY FOR EXTRA STORAGE

Property features AI

Finance

• Other: Four-unit building; Not currently leased; Entry/route directions available
• HOA & community: Monthly association fee of $247; Master association fee $154 annually; Association covers exterior maintenance, lawn care and snow removal; Pets allowed (cats and dogs; max pet weight listed as 999)

Exterior

• Parking: Attached garage with garage door opener; Owned garage (2 garage spaces); Driveway parking (4 total parking spaces)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Attached single property; Townhouse — 2 story; Entry level: 1; Condo ownership
• Construction: Built approximately 21–25 years ago; Aluminum siding
• Exterior features: Patio; Common lot dimensions (shared/common grounds)

Interior

• Kitchen: Updated kitchen; Range; Microwave; Dishwasher; Refrigerator; Disposal; Stainless steel appliances
• Bedrooms: Master bedroom on second level (full bath); Second bedroom on second level
• Flooring: Wood laminate in foyer, dining room and kitchen; Carpet in living room, master bedroom, second bedroom and laundry
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; Foyer; Family room; Living room
• Laundry & utility: Washer and dryer; Second-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-426 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (19.3% below list).
• Recommended offer: $248k (19.9% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.5% in Aurora — 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 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Will County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $215k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $248,344 (19.9% 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: 4.64%
• Cash-on-cash: -5.89%
• DSCR: 0.74
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $295,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2406 Sunshine Ln	0.05mi	2/2.5	1,406 (+0%)	2mo	$315,000	$224	95
2358 Twilight Dr	0.20mi	2/2.5	1,396 (-0%)	6mo	$271,000	$194	85
2310 Twilight Dr	0.26mi	2/2.5	1,396 (-0%)	4mo	$298,000	$213	84
2578 Hillsboro Blvd Unit -	0.33mi	2/2.5	1,482 (+6%)	1mo	$299,500	$202	74
2413 Sunrise Cir #2413	0.07mi	2/2.5	1,599 (+14%)	2mo	$315,000	$197	71
2233 Hillsboro Ct	0.36mi	3/2.5 (+1)	1,482 (+6%)	1mo	$340,000	$229	68
2598 Hillsboro Blvd	0.35mi	3/2.5 (+1)	1,482 (+6%)	2mo	$313,000	$211	67
2326 Sunshine Ln	0.15mi	2/2.5	1,599 (+14%)	4mo	$308,000	$193	66
2255 Georgetown Cir	0.33mi	2/1.5	1,532 (+9%)	0mo	$275,000	$180	65
1906 Indian Hill Ln #1906	0.65mi	2/2.5	1,546 (+10%)	5mo	$280,000	$181	48
1893 Indian Hill Ln #0	0.66mi	2/1.5	1,196 (-15%)	2mo	$267,000	$223	39
1851 Indian Hill Ln	0.72mi	2/1.5	1,196 (-15%)	2mo	$260,000	$217	36

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: 20.1%
• Equity multiple: 2.63×
• Total profit: $141,893
• Equity at exit: $279,273

10-year hold

• IRR: 18.4%
• Equity multiple: 6.06×
• Total profit: $439,585
• Equity at exit: $602,262

Cash invested: $86,800 (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: $2,500 high
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$388 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$259
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-426

Break-even live

Break-even rent $3,040

Max offer price $248,344

Occupancy floor —

Sensitivity live

Price	-10% $-212	-5% $-319	+0% $-426	+5% $-533	+10% $-640
Rent	-10% $-624	-5% $-525	+0% $-426	+5% $-327	+10% $-229
Rate	-1.0pp $-270	-0.5pp $-347	base $-426	+0.5pp $-506	+1.0pp $-588

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2460 Georgetown Cir Aurora, IL	2.0	2.5	1532	$2,400	$1.57	3d	1	0.19mi
2531 Congress Ave #2531 Aurora, IL	3.0	2.5	1532	$2,500	$1.63	45d	1	0.22mi
2550 Providence Ave Aurora, IL	2.0	2.5	1550	$2,300	$1.48	45d	1	0.23mi
2205 Daybreak Dr #2205 Aurora, IL	2.0	2.5	1700	$2,500	$1.47	7d	1	0.28mi
2226 Daybreak Dr #2226 Aurora, IL	3.0	2.5	1627	$2,500	$1.54	45d	1	0.29mi
2516 Hillsboro Blvd Aurora, IL	2.0	2.5	1482	$2,300	$1.55	19d	1	0.30mi
2575 Hillsboro Blvd Aurora, IL	3.0	2.5	1530	$2,500	$1.63	45d	1	0.33mi
2270 Georgetown Cir Unit 2270 Aurora, IL	3.0	2.5	1533	$2,800	$1.83	45d	1	0.34mi
2598 Hillsboro Blvd Aurora, IL	3.0	2.5	1482	$2,395	$1.62	22d	1	0.37mi
2552 Dickens Dr Unit 2552 Aurora, IL	2.0	2.0	1120	$2,150	$1.92	45d	1	0.78mi
2554 Dickens Dr Aurora, IL	2.0	2.5	1116	$2,050	$1.84	26d	1	0.78mi
2565 Dickens Ct Aurora, IL	2.0	2.5	1116	$2,300	$2.06	45d	1	0.79mi
2454 Frost Dr Unit 2454 Aurora, IL	2.0	2.5	1230	$2,300	$1.87	45d	1	0.81mi
2337 Summerlin Dr Aurora, IL	3.0	1.5	1700	$2,500	$1.47	45d	1	0.86mi
2333 Summerlin Dr #2333 Aurora, IL	2.0	2.0	1572	$2,500	$1.59	45d	1	0.87mi
1801 Turtle Creek Dr Aurora, IL	3.0	2.5	1794	$3,300	$1.84	20d	1	0.88mi
2873 Carlsbad Cir Aurora, IL	3.0	2.5	1626	$2,990	$1.84	45d	1	0.88mi
2503 Dickens Dr #2503 Aurora, IL	2.0	2.0	1150	$2,050	$1.78	45d	1	0.90mi
690 Lincoln Station Dr Oswego, IL	3.0	2.5	1318	$2,100	$1.59	4d	1	0.94mi
669 Lincoln Station Dr #669 Oswego, IL	3.0	2.5	1315	$2,250	$1.71	22d	1	0.97mi
1636 Fredericksburg Ln Aurora, IL	2.0	2.0	1168	$2,250	$1.93	45d	1	0.98mi
337 Devoe Dr #337 Oswego, IL	3.0	2.5	1500	$2,600	$1.73	26d	1	0.99mi
347 Devoe Dr Oswego, IL	3.0	2.5	1520	$2,595	$1.71	14d	1	1.00mi
260 Devoe Dr Oswego, IL	3.0	2.5	1704	$2,400	$1.41	14d	1	1.00mi
652 Lincoln Station Dr Oswego, IL	3.0	2.5	1500	$1,999	$1.33	5d	1	1.03mi
652 Lincoln Station Dr Oswego, IL	3.0	2.5	1500	$1,999	$1.33	19d	1	1.03mi
640 Lincoln Station Dr Oswego, IL	2.0	2.5	1318	$2,100	$1.59	45d	1	1.04mi
644 Lincoln Station Dr #644 Oswego, IL	3.0	2.5	1318	$2,250	$1.71	45d	1	1.04mi
4475 Monroe Ct Naperville, IL	2.0	2.5	1555	$3,100	$1.99	0d	1	1.05mi
4462 Monroe Ct Naperville, IL	2.0	2.5	1783	$3,400	$1.91	45d	1	1.05mi
616 Lincoln Station Dr Oswego, IL	2.0	2.5	1318	$2,250	$1.71	26d	1	1.06mi
1914 Spinnaker Ct Aurora, IL	3.0	2.5	1412	$3,000	$2.12	45d	1	1.07mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1588	$2,795	$1.76	13d	1	1.07mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1600	$2,850	$1.78	3d	1	1.07mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1588	$2,795	$1.76	45d	1	1.07mi
4444 Monroe Ct Unit 4444 Naperville, IL	3.0	2.5	1783	$3,300	$1.85	3d	1	1.09mi
4444 Monroe Ct Naperville, IL	3.0	2.5	1783	$3,300	$1.85	0d	1	1.09mi
3153 Teal Bay Ct Aurora, IL	2.0	2.5	1600	$2,400	$1.50	9d	1	1.11mi
2909 Madison Dr Naperville, IL	3.0	2.5	1783	$3,095	$1.74	20d	1	1.14mi
1860 Middlebury Dr Unit 1860 Aurora, IL	2.0	2.5	1471	$2,450	$1.67	21d	1	1.15mi

HOA detail

• Monthly dues: $259 · $3,108/yr

Listing history 9 events

1. 2026-06-21
   days on market $310,000 Active 13 DOM
2. 2026-06-18
   price $310,000 Active 10 DOM
3. 2026-06-18
   days on market $315,000 Active 10 DOM
4. 2026-06-17
   days on market $315,000 Active 9 DOM
5. 2026-06-16
   days on market $315,000 Active 8 DOM
6. 2026-06-15
   days on market $315,000 Active 7 DOM
7. 2026-06-13
   days on market $315,000 Active 5 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $315,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $30,004
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$3,108
• − Depreciation: −$9,018
• Taxable loss: −$10,488
• Est. tax savings @ 24.0%: +$2,517
• After-tax cash flow: $-2,596/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This move-in ready townhome features updated kitchens and bathrooms, spacious living areas, and well-maintained exterior. Minor exterior painting and gutter cleaning would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and prevents water damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 (Will County) Hauer SSP2

• Today (2025): 705,368 people
• By 2030: 708,154 · +0.4%
• By 2040: 702,692 · -0.4%
• By 2050: 680,249 · -3.6%
• By 2075: 611,990 · -13.2%
• By 2100: 516,215 · -26.8%

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 · Will

• 2024 margin: Toss-up / Even · D 50.1% · R 48.5% · Other 1.4%
• 2008→2024 swing: -11.6pp toward R · 2008: 13.2pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+8.3 2016: D+5.7 2012: D+3.7 2008: D+13.2

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

+46.6% since first listed

5 events — show timeline

• 2026-06-08 Listed $315,000 MRED as Distributed by MLS Grid
• 2021-10-29 Sold (MLS) $214,900 MRED as Distributed by MLS Grid
• 2021-10-26 Pending — MRED as Distributed by MLS Grid
• 2021-09-13 Pending — MRED as Distributed by MLS Grid
• 2021-09-09 Listed $214,900 MRED as Distributed by MLS Grid