2588 Dickens Ct · Aurora, IL 60503

$289,000

2 bd · 2.5 ba · 1,384 sqft · Townhouse public records · 26 Days on market

Built 1998 Est $275k · at est. $368/mo HOA · 15% 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 +6.1/30.0
• ARV discount +5.3/15.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• $368 HOA
• Garage
• Built 1998

Property features AI

Finance

• Other: Property currently being leased; Commuter access: school bus service, commuter bus, commuter train, interstate access
• HOA & community: Monthly association fee of $337; Master association fee $380 yearly; Association covers water, insurance, exterior maintenance, lawn care, scavenger, and snow removal; Community park; Pets allowed (cats and dogs OK) with deposits and possible additional pet rent; max pet weight 40 lbs

Exterior

• Parking: Attached garage with garage door opener (1 garage space, 1 total parking); Asphalt driveway
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Attached single-unit townhouse, 2 stories; Entry level: 1; Condo ownership; Estimated living area
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation; Building about 26–30 years old; Part of a 4-unit building
• Exterior features: Patio

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eating area with breakfast bar and table space
• Bedrooms: Master bedroom on second level (15 x 13); Second bedroom on second level (12 x 10); Two additional bedrooms
• Flooring: Laminate flooring in living/dining areas; Wood laminate in living room and dining room; Ceramic tile in kitchen, eating area, and laundry; Carpet in bedrooms
• Bathrooms: Two full baths; One half bath; Soaking tub
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Separate dining room; Window screens; Ceiling fan(s); CO detectors; 6 total rooms
• Laundry & utility: Washer and dryer included; In-unit laundry on upper level (8 x 6)

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $289k.

Deal economics

• At list price, monthly cash flow is $-540 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (33.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (15.7% below list).
• Recommended offer: $194k (33.0% below list) — sets the bar for cash-flow.

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: Wolfs Crossing Elem School (math 42% / reading 42%, grade F, #336 of 2,056 statewide, top 18%, 485 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 26d 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 $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Recommended offer $193,584 (33.0% 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: 0.84% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.01%
• DSCR: 0.64
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $275,416
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2509 Dickens Dr	0.19mi	3/2.5 (+1)	1,384 (0%)	12mo	$275,000	$199	76
2487 Dickens Dr	0.21mi	2/2.5	1,384 (0%)	24mo	$258,000	$186	70
2411 Dickens Dr	0.21mi	3/2.5 (+1)	1,366 (-1%)	19mo	$270,000	$198	67
2331 Georgetown Cir	0.70mi	2/2.5	1,426 (+3%)	17mo	$290,000	$203	48
2049 Sunrise Cir	0.75mi	2/2.5	1,266 (-8%)	11mo	$280,000	$221	42

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: 18.7%
• Equity multiple: 2.52×
• Total profit: $123,320
• Equity at exit: $260,354

10-year hold

• IRR: 17.4%
• Equity multiple: 5.83×
• Total profit: $390,856
• Equity at exit: $561,463

Cash invested: $80,920 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,437 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$461 /mo · $5,536/yr
• Insurance: −$120
• HOA: −$368
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $-540

Break-even live

Break-even rent $3,121

Max offer price $193,584

Occupancy floor —

Sensitivity live

Price	-10% $-377	-5% $-458	+0% $-540	+5% $-622	+10% $-704
Rent	-10% $-733	-5% $-636	+0% $-540	+5% $-444	+10% $-348
Rate	-1.0pp $-395	-0.5pp $-467	base $-540	+0.5pp $-615	+1.0pp $-691

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2565 Dickens Ct Aurora, IL	2.0	2.5	1116	$2,300	$2.06	45d	1	0.06mi
2554 Dickens Dr Aurora, IL	2.0	2.5	1116	$2,050	$1.84	26d	1	0.09mi
2552 Dickens Dr Unit 2552 Aurora, IL	2.0	2.0	1120	$2,150	$1.92	45d	1	0.09mi
2454 Frost Dr Unit 2454 Aurora, IL	2.0	2.5	1230	$2,300	$1.87	45d	1	0.18mi
2873 Carlsbad Cir Aurora, IL	3.0	2.5	1626	$2,990	$1.84	45d	1	0.18mi
2503 Dickens Dr #2503 Aurora, IL	2.0	2.0	1150	$2,050	$1.78	45d	1	0.21mi
2550 Providence Ave Aurora, IL	2.0	2.5	1550	$2,300	$1.48	45d	1	0.74mi
2531 Congress Ave #2531 Aurora, IL	3.0	2.5	1532	$2,500	$1.63	45d	1	0.77mi
2270 Georgetown Cir Unit 2270 Aurora, IL	3.0	2.5	1533	$2,800	$1.83	45d	1	0.81mi
2460 Georgetown Cir Aurora, IL	2.0	2.5	1532	$2,400	$1.57	3d	1	0.81mi
260 Devoe Dr Oswego, IL	3.0	2.5	1704	$2,400	$1.41	14d	1	0.85mi
2575 Hillsboro Blvd Aurora, IL	3.0	2.5	1530	$2,500	$1.63	45d	1	0.86mi
2598 Hillsboro Blvd Aurora, IL	3.0	2.5	1482	$2,395	$1.62	22d	1	0.89mi
2516 Hillsboro Blvd Aurora, IL	2.0	2.5	1482	$2,300	$1.55	19d	1	0.93mi
337 Devoe Dr #337 Oswego, IL	3.0	2.5	1500	$2,600	$1.73	26d	1	0.98mi
347 Devoe Dr Oswego, IL	3.0	2.5	1520	$2,595	$1.71	14d	1	1.00mi
2000 Emblem Cir Oswego, IL	1.0–2.0	1.0–2.0	966	$2,362	$2.45	0d	29	1.01mi
2205 Daybreak Dr #2205 Aurora, IL	2.0	2.5	1700	$2,500	$1.47	6d	1	1.02mi
2226 Daybreak Dr #2226 Aurora, IL	3.0	2.5	1627	$2,500	$1.54	45d	1	1.02mi
4462 Monroe Ct Naperville, IL	2.0	2.5	1783	$3,400	$1.91	45d	1	1.05mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1588	$2,795	$1.76	45d	1	1.06mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1588	$2,795	$1.76	13d	1	1.06mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1600	$2,850	$1.78	3d	1	1.06mi
4475 Monroe Ct Naperville, IL	2.0	2.5	1555	$3,100	$1.99	0d	1	1.07mi
4444 Monroe Ct Naperville, IL	3.0	2.5	1783	$3,300	$1.85	0d	1	1.07mi
4444 Monroe Ct Unit 4444 Naperville, IL	3.0	2.5	1783	$3,300	$1.85	3d	1	1.07mi
2909 Madison Dr Naperville, IL	3.0	2.5	1783	$3,095	$1.74	20d	1	1.10mi
2923 Madison Dr Naperville, IL	2.0	2.5	1550	$2,550	$1.65	23d	1	1.10mi
2933 Madison Dr Naperville, IL	2.0	2.5	1783	$3,000	$1.68	11d	1	1.11mi
2995 Madison Dr Naperville, IL	2.0	2.5	1793	$3,000	$1.67	13d	1	1.18mi
246 Cooney Way Oswego, IL	3.0	2.5	1767	$2,800	$1.58	45d	1	1.32mi
2337 Summerlin Dr Aurora, IL	3.0	1.5	1700	$2,500	$1.47	45d	1	1.36mi
690 Lincoln Station Dr Oswego, IL	3.0	2.5	1318	$2,100	$1.59	4d	1	1.36mi
2333 Summerlin Dr #2333 Aurora, IL	2.0	2.0	1572	$2,500	$1.59	45d	1	1.36mi
669 Lincoln Station Dr #669 Oswego, IL	3.0	2.5	1315	$2,250	$1.71	22d	1	1.41mi
652 Lincoln Station Dr Oswego, IL	3.0	2.5	1500	$1,999	$1.33	19d	1	1.45mi
652 Lincoln Station Dr Oswego, IL	3.0	2.5	1500	$1,999	$1.33	5d	1	1.45mi
1914 Spinnaker Ct Aurora, IL	3.0	2.5	1412	$3,000	$2.12	45d	1	1.46mi
644 Lincoln Station Dr #644 Oswego, IL	3.0	2.5	1318	$2,250	$1.71	45d	1	1.47mi
640 Lincoln Station Dr Oswego, IL	2.0	2.5	1318	$2,100	$1.59	45d	1	1.47mi

HOA detail

• Monthly dues: $368 · $4,416/yr

Listing history 32 events

1. 2026-06-21
   days on market $289,000 Active 26 DOM
2. 2026-06-18
   days on market $289,000 Active 23 DOM
3. 2026-06-17
   days on market $289,000 Active 22 DOM
4. 2026-06-16
   days on market $289,000 Active 21 DOM
5. 2026-06-15
   days on market $289,000 Active 20 DOM
6. 2026-06-13
   days on market $289,000 Active 18 DOM
7. 2026-06-09
   days on market $289,000 Active 14 DOM
8. 2026-06-08
   days on market $289,000 Active 13 DOM
9. 2026-06-07
   days on market $289,000 Active 12 DOM
10. 2026-06-04
    days on market $289,000 Active 9 DOM
11. 2026-06-03
    days on market $289,000 Active 8 DOM
12. 2026-06-02
    days on market $289,000 Active 7 DOM
13. 2026-06-01
    days on market $289,000 Active 6 DOM
14. 2026-05-31
    days on market $289,000 Active 5 DOM
15. 2026-05-21
    historical $289,000
16. 2025-06-04
    historical $2,345
17. 2025-05-20
    price $2,345
18. 2025-05-09
    listed $2,350
19. 2025-05-08
    historical $2,390
20. 2025-04-16
    price $2,390
21. 2025-04-02
    listed $2,400
22. 2024-05-24
    historical $2,300
23. 2024-05-08
    soldstatus $255,000
24. 2024-05-03
    price $2,300
25. 2024-04-30
    price $2,301
26. 2024-04-27
    listed $2,300
27. 2024-04-25
    soldstatus $255,000 Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

28. 2024-03-25
    historical Contingent - Continue to Show 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

29. 2024-03-22
    listed $235,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

30. 2017-04-17
    soldstatus $356,100
31. 2004-07-07
    soldstatus $144,500
32. 2002-06-25
    soldstatus $128,500

ⓘ 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: $5,536 · $461/mo
• Projected year-2 tax: $6,048 · $504/mo
• Expected delta: +$512/yr (+$43/mo · 9.3%)

ⓘ 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 ≥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: $29,243
• − Mortgage interest: −$16,188
• − Property taxes: −$5,536
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,339
• − Management: −$2,339
• − HOA: −$4,416
• − Depreciation: −$8,407
• Taxable loss: −$11,429
• Est. tax savings @ 24.0%: +$2,743
• After-tax cash flow: $-3,739/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 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

+124.9% since first listed

19 events — show timeline

• 2026-05-26 Listed $289,000 MRED as Distributed by MLS Grid
• 2026-05-21 Coming Soon $289,000 MRED as Distributed by MLS Grid
• 2025-06-04 Rental Removed $2,345 MRED
• 2025-05-20 Price Changed $2,345 MRED
• 2025-05-09 Listed for Rent $2,350 MRED
• 2025-05-08 Rental Removed $2,390 MRED
• 2025-04-16 Price Changed $2,390 MRED
• 2025-04-02 Listed for Rent $2,400 MRED
• 2024-05-24 Rental Removed $2,300 MRED
• 2024-05-08 Sold (Public Records) $255,000 Public Records
• 2024-05-03 Price Changed $2,300 MRED
• 2024-04-30 Price Changed $2,301 MRED
• 2024-04-27 Listed for Rent $2,300 MRED
• 2024-04-25 Sold (MLS) $255,000 MRED as Distributed by MLS Grid
• 2024-03-25 Contingent — MRED as Distributed by MLS Grid
• 2024-03-22 Listed $235,000 MRED as Distributed by MLS Grid
• 2017-04-17 Sold (Public Records) $356,100 Public Records
• 2004-07-07 Sold (Public Records) $144,500 Public Records
• 2002-06-25 Sold (Public Records) $128,500 Public Records

Property tax history

+1.5%/yr

Latest (2024): $5,536 · +5.3% YoY. Source: county tax records.