623 N La Londe Ave · Lombard, IL 60148

$235,000

3 bd · 1.0 ba · 1,019 sqft · SingleFamily public records · 1 Days on market

Built 1955 Est $317k · 26% under

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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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.2/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ranch home available on an amazing lot just one block south of the beauitful 10.4 acre Lombard Lagoon with playground, fishing pond, and walking trail. Excellent location, close to highways, 5 minute drive to the Metra, 10 minute walk to the elementary school. Estate sale: property is in need of significant work. Great investment to flip a ranch home on a giant lot in an excellent location.

Key facts

• 2 garage spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Cap rate 8.4% vs local median 3.7% in Lombard — 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 72/100 on livability (#314 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: cost of living C-, health & safety D+, amenities 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.
• Market conditions: Rents flat; 140 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,378 units permitted in DuPage County in 2024 (594 in 5+ unit buildings).
• This rent runs 31% of the median local income ($101k/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 $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.
• Current owner paid $129k; list at $235k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $235,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $316,909
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
623 N La Londe Ave	0.00mi	3/1.0	1,019 (0%)	1mo	$241,000	$237	100
251 E Le Moyne Ave	0.25mi	3/1.0	1,006 (-1%)	4mo	$260,000	$258	83
709 N Kramer Ave	0.41mi	3/1.0	1,020 (+0%)	2mo	$364,000	$357	79
630 E Le Moyne Ave	0.28mi	3/1.0	1,044 (+2%)	8mo	$360,000	$345	76
324 Mission Ave	0.70mi	3/1.5	1,026 (+1%)	0mo	$387,500	$378	64
706 W James Ave	0.52mi	3/1.0	1,073 (+5%)	3mo	$275,000	$256	64
434 N Lincoln Ave	0.48mi	3/1.0	1,073 (+5%)	8mo	$310,000	$289	62
433 N Lincoln Ave	0.51mi	3/1.0	1,073 (+5%)	6mo	$330,000	$308	62
667 N Lombard Ave	0.17mi	2/2.0 (-1)	894 (-12%)	8mo	$293,000	$328	56
626 N Biermann Ave	0.71mi	3/1.0	1,073 (+5%)	6mo	$334,000	$311	54
245 N Lombard Ave	0.62mi	3/2.0	1,123 (+10%)	3mo	$465,000	$414	48
305 N Craig Pl	0.59mi	3/2.0	1,156 (+13%)	5mo	$325,000	$281	42

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.74×
• Total profit: $-17,308
• Equity at exit: $35,039

10-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-2,302
• Equity at exit: $20,319

Cash invested: $65,800 (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 60148

• Rents YoY: 0.9%
• Active inventory: 140
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,633 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$341 /mo · $4,088/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $409

Break-even live

Break-even rent $2,115

Max offer price $235,000

Occupancy floor 79%

Sensitivity live

Price	-10% $542	-5% $476	+0% $409	+5% $343	+10% $276
Rent	-10% $201	-5% $305	+0% $409	+5% $513	+10% $617
Rate	-1.0pp $527	-0.5pp $469	base $409	+0.5pp $348	+1.0pp $286

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 N Garfield St Lombard, IL	3.0	2.0	1200	$2,800	$2.33	25d	1	0.46mi
335 N Yale Ave Villa Park, IL	2.0	1.0	700	$1,595	$2.28	20d	1	1.30mi
215 S Westmore Ave Lombard, IL	2.0	2.0	1270	$2,998	$2.36	0d	1	1.42mi
229 S Main St Unit 2E Lombard, IL	2.0	2.0	1265	$2,570	$2.03	25d	1	1.46mi

Listing history 4 events

1. 2026-05-18
   status Pending
2. 1998-11-13
   soldstatus $129,000
3. 1995-08-17
   soldstatus $115,500
4. 1989-10-04
   soldstatus $82,500

ⓘ 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: $4,088 · $341/mo
• Projected year-2 tax: $4,711 · $393/mo
• Expected delta: +$623/yr (+$52/mo · 15.3%)

ⓘ 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 ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,594
• − Mortgage interest: −$13,164
• − Property taxes: −$4,088
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,528
• − Management: −$2,528
• − Depreciation: −$6,836
• Taxable income: $1,276
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $4,602/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 — Lombard

• Score: 72/100
• State rank: #314
• US rank: #6205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lombard, IL
• County: DuPage County · 904,569 people
• City population: 52,596
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 52,596
• Household income: $100,616
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 1539.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 13% Asian 11% Two or more races 9% Black 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 11% Italian 4% Iranian 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 75% English-only · Other Indo-European 9% Spanish 9% 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: ▼ -282.93%
• Current HPI: 210.0801
• Rent YoY: ▲ 0.94%
• 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

+56.4% since first listed

4 events — show timeline

• 2026-05-18 Pending — MRED as Distributed by MLS Grid
• 1998-11-13 Sold (Public Records) $129,000 Public Records
• 1995-08-17 Sold (Public Records) $115,500 Public Records
• 1989-10-04 Sold (Public Records) $82,500 Public Records

Property tax history

+1.4%/yr

Latest (2024): $4,088 · -3.6% YoY. Source: county tax records.