2301 Beau Monde Ter #203 · Lisle, IL 60532

$134,900

1 bd · 1.0 ba · 806 sqft · Condo public records · 60 Days on market

Built 1970 $167/sqft · at area comps Est $142k · at est. $307/mo HOA · 17% of rent

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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 +19.4/30.0
• ARV discount +9.6/15.0
• 1% rule +8.3/10.0
• DSCR +6.1/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1-bedroom, 1-bath condo in a desirable area offering comfort, convenience, and investment potential. This freshly painted unit features a bright and inviting layout and a beautiful balcony view overlooking the peaceful courtyard. Enjoy the convenience of the same floor coin laundry room and a private storage unit . Plenty of parking available for residents and guests. Pool and tennis courts for your enjoyment.Investor-friendly building makes this a great opportunity for homeowners or savvy investors alike. A wonderful place to call home or add to your portfolio!

Key facts

• Tennis courts
• Private storage unit
• Parking available

Tags

• BALCONY VIEW
• COIN LAUNDRY ROOM
• PRIVATE STORAGE UNIT
• POOL
• TENNIS COURTS
• PARKING AVAILABLE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.8% in Lisle — 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 84/100 on livability (#36 in IL, #748 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities D+, health & safety D+, cost of living F.
• Lisle CUSD 202 (suburban): math 37% / reading 39% proficiency, ranked #147 of 620 in IL (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.1%/yr); 91 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 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?
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: 1.33% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 6.3

CMA / ARV

• ARV (median comp): $141,666
• List price: $134,900
• Delta: -4.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-9,921
• Equity at exit: $20,114

10-year hold

• IRR: 4.5%
• Equity multiple: 1.35×
• Total profit: $13,305
• Equity at exit: $11,664

Cash invested: $37,772 (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 60532

• Rents YoY: 4.1%
• Active inventory: 91
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$707
• Tax from tax record: −$191 /mo · $2,294/yr
• Insurance: −$56
• HOA: −$307
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $152

Break-even live

Break-even rent $1,597

Max offer price $134,900

Occupancy floor 87%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4525 Blackhawk Ln #202 Lisle, IL	2.0	2.0	1054	$1,950	$1.85	3d	1	0.02mi
4525 Blackhawk Ln #202 Lisle, IL	2.0	2.0	1054	$1,950	$1.85	24d	1	0.02mi
2300 Beau Monde Ter #111 Lisle, IL	2.0	2.0	1100	$1,900	$1.73	24d	1	0.05mi
2300 Beau Monde Ter #111 Lisle, IL	2.0	2.0	1100	$1,900	$1.73	7d	1	0.05mi
2300 Beau Monde Ln #103 Lisle, IL	1.0	1.0	812	$1,550	$1.91	24d	1	0.15mi
1111 Burlington Ave #419 Lisle, IL	2.0	2.0	750	$2,150	$2.87	44d	1	1.25mi
5500 Hillcrest Ln Unit 3C Lisle, IL	1.0	1.0	750	$1,575	$2.10	24d	1	1.40mi
1007 Front St Apt 202 Lisle, IL	1.0	1.0	700	$1,435	$2.05	4d	1	1.41mi
1007 Front St Lisle, IL	1.0	1.0	700	$1,549	$2.21	15d	1	1.41mi
5550 Abbey Dr Lisle, IL	1.0	1.0	700	$1,780	$2.54	12d	1	1.42mi
5550 Abbey Dr Unit 55502-K Lisle, IL	1.0	1.0	700	$1,715	$2.45	8d	1	1.42mi

HOA detail condo

• Monthly dues: $307 · $3,684/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $134,900 Active 60 DOM
2. 2026-06-17
   days on market $134,900 Active 59 DOM
3. 2026-06-16
   days on market $134,900 Active 58 DOM
4. 2026-06-15
   days on market $134,900 Active 57 DOM
5. 2026-06-13
   days on market $134,900 Active 55 DOM
6. 2026-06-13
   pricedays on market $134,900 Active 54 DOM
7. 2026-06-09
   days on market $139,900 Active 51 DOM
8. 2026-06-08
   days on market $139,900 Active 50 DOM
9. 2026-06-07
   days on market $139,900 Active 49 DOM
10. 2026-06-04
    days on market $139,900 Active 46 DOM
11. 2026-06-03
    days on market $139,900 Active 45 DOM
12. 2026-06-02
    days on market $139,900 Active 44 DOM
13. 2026-06-01
    days on market $139,900 Active 43 DOM
14. 2026-05-31
    days on market $139,900 Active 42 DOM
15. 2026-05-10
    historical Contingent - Continue to Show 577-char remark

    Show marketing remark (577 chars)

    Charming 1-bedroom, 1-bath condo in a desirable area offering comfort, convenience, and investment potential. This freshly painted unit features a bright and inviting layout and a beautiful balcony view overlooking the peaceful courtyard. Enjoy the convenience of the same floor coin laundry room and a private storage unit . Plenty of parking available for residents and guests. Pool and tennis courts for your enjoyment.Investor-friendly building makes this a great opportunity for homeowners or savvy investors alike. A wonderful place to call home or add to your portfolio!

16. 2023-08-14
    soldstatus $120,000
17. 2023-07-28
    soldstatus $120,000 Closed 718-char remark

    Show marketing remark (718 chars)

    MULTIPLE OFFERS RECEIVED - Highest and Beat due by Sunday 9/9 @ 5pm. Attention all INVESTORS! This 1 bed / 1 bath 2nd floor condo is a great opportunity! Engineered wood floors throughout main living area. All new remodeled bathroom. New counter top and floor in kitchen with freshly painted cabinets. Curved wall focal point near entry. Balcony overlooks courtyard. All rooms freshly painted in 2020. Coin laundry in building only 2 doors down from unit. Amazing location! - minutes from Lisle Metra, Naperville Metra, I-88, I-355, Benedictine University, College of DuPage and North Central College. Access to Lisle Place pool and tennis courts. Tenant occupied until Mar 2024! Showings Saturday 7/8 11-6pm only.

18. 2023-07-10
    historical Contingent - No Showings 718-char remark

    Show marketing remark (718 chars)

    MULTIPLE OFFERS RECEIVED - Highest and Beat due by Sunday 9/9 @ 5pm. Attention all INVESTORS! This 1 bed / 1 bath 2nd floor condo is a great opportunity! Engineered wood floors throughout main living area. All new remodeled bathroom. New counter top and floor in kitchen with freshly painted cabinets. Curved wall focal point near entry. Balcony overlooks courtyard. All rooms freshly painted in 2020. Coin laundry in building only 2 doors down from unit. Amazing location! - minutes from Lisle Metra, Naperville Metra, I-88, I-355, Benedictine University, College of DuPage and North Central College. Access to Lisle Place pool and tennis courts. Tenant occupied until Mar 2024! Showings Saturday 7/8 11-6pm only.

19. 2023-07-06
    listed $115,000 Active 718-char remark

    Show marketing remark (718 chars)

    MULTIPLE OFFERS RECEIVED - Highest and Beat due by Sunday 9/9 @ 5pm. Attention all INVESTORS! This 1 bed / 1 bath 2nd floor condo is a great opportunity! Engineered wood floors throughout main living area. All new remodeled bathroom. New counter top and floor in kitchen with freshly painted cabinets. Curved wall focal point near entry. Balcony overlooks courtyard. All rooms freshly painted in 2020. Coin laundry in building only 2 doors down from unit. Amazing location! - minutes from Lisle Metra, Naperville Metra, I-88, I-355, Benedictine University, College of DuPage and North Central College. Access to Lisle Place pool and tennis courts. Tenant occupied until Mar 2024! Showings Saturday 7/8 11-6pm only.

ⓘ 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: $2,294 · $191/mo
• Projected year-2 tax: $2,678 · $223/mo
• Expected delta: +$384/yr (+$32/mo · 16.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,474
• − Mortgage interest: −$7,556
• − Property taxes: −$2,294
• − Insurance: −$674
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − HOA: −$3,684
• − Depreciation: −$3,924
• Taxable loss: −$96
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $1,845/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: Lisle CUSD 202
• NCES district ID: 1723200
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $65,134
• Composite: 34.28/100
• National rank: #5247
• State rank: #147 of 620 in IL

Livability — Lisle

• Score: 84/100
• State rank: #36
• US rank: #748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: DuPage County · 904,569 people
• City population: 28,547
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 28,547
• Household income: $102,085
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 972.0

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 (70%)
• Race & ethnicity: White 70% Asian 14% Hispanic / Latino 8% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 11% Lithuanian 3% Italian 2%
• Foreign-born: 15% · China, Canada, South Korea
• Languages at home: 80% English-only · Other Indo-European 6% Spanish 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: ▼ -212.98%
• Current HPI: 207.7525
• Rent YoY: ▲ 4.12%
• 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

+4.3% since first listed

5 events — show timeline

• 2026-05-10 Contingent — MRED as Distributed by MLS Grid
• 2023-08-14 Sold (Public Records) $120,000 Public Records
• 2023-07-28 Sold (MLS) $120,000 MRED as Distributed by MLS Grid
• 2023-07-10 Contingent — MRED as Distributed by MLS Grid
• 2023-07-06 Listed $115,000 MRED as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2023): $2,294 · +38.3% YoY. Source: county tax records.