200 E Fountainview Ln Unit 2A · Lombard, IL 60148

$240,000

2 bd · 2.0 ba · 982 sqft · Condo public records · 32 Days on market

Built 1980 $394/mo HOA · 16% 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 +12.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home... This beautifully renovated 2 Bed/2 Bath unit with breathtaking view from the spacious and secluded balcony. This 2nd floor airy & light filled unit features an open efficient kitchen with granite counters, breakfast bar, stainless steel appliances and pantry. This beautiful unit features a great size living room and a separate dining area, laminate wood floors throughout, sizable bedrooms with lots of closet space, master bedroom with ensuite master bath, remodeled guest bath, laundry in-unit, additional storage, parking included. Fantastic Location! Seconds to 88, 355, Yorktown Mall, Shops & Restaurants!

Key facts

• Private balcony
• Open-concept kitchen
• Convenient pantry

Tags

• PRIVATE BALCONY
• OPEN-CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• STAINLESS STEEL APPLIANCES
• CONVENIENT PANTRY

Property features AI

Finance

• Other: Tax exemptions: Homeowner
• HOA & community: Monthly association fee of $394; Association covers water, exterior maintenance, and lawn care; Storage available through association; Manager off-site; Pets allowed (cats and dogs) with maximum pet weight 20 lbs

Exterior

• Parking: One owned parking space
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single condo; Entry level: 2; Condo ownership; Rehab completed in 2011
• Construction: Brick construction; Estimated living area; Building contains 6 units; Property age approximately 41–50 years; Not built before 1978
• Exterior features: Balcony; Common lot/dimensions

Interior

• Kitchen: Eating area with breakfast bar; Range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level with full bath; Second bedroom on main level (14 x 11); Two additional bedrooms listed
• Flooring: Wood laminate flooring in living areas, dining room, master and second bedroom
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Five total rooms; Separate dining room; Balcony/porch
• Laundry & utility: In-unit laundry (washer and dryer)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-56 ($-673/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (4.1% below list).
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $230k (4.1% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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.
• Glenbard Twp Hsd 87 (suburban): math 38% / reading 40% proficiency, ranked #126 of 620 in IL (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glenbard East High School (math 30% / reading 31%, grade F, #175 of 693 statewide, top 26%, 2,275 students, 0% FRL).
• Market conditions: Rents flat; 140 active listings in the ZIP; 21 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).

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

• It's been on market 32 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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 $195k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $230,089 (4.1% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
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: 1.04% ✓
• Cap rate: 6.01%
• Cash-on-cash: -1.00%
• DSCR: 0.96
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.30×
• Total profit: $-47,287
• Equity at exit: $35,785

10-year hold

• IRR: -20.7%
• Equity multiple: 0.04×
• Total profit: $-64,733
• Equity at exit: $20,751

Cash invested: $67,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,508 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$285 /mo · $3,417/yr
• Insurance: −$100
• HOA: −$394
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-56

Break-even live

Break-even rent $2,579

Max offer price $230,089

Occupancy floor 97%

Sensitivity live

Price	-10% $80	-5% $12	+0% $-56	+5% $-124	+10% $-192
Rent	-10% $-254	-5% $-155	+0% $-56	+5% $43	+10% $142
Rate	-1.0pp $65	-0.5pp $5	base $-56	+0.5pp $-118	+1.0pp $-182

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2233 S Highland Ave Lombard, IL	2.0	1.0–2.0	858	$2,561	$2.98	0d	48	0.23mi
2001 S Highland Ave Lombard, IL	2.0	2.0	740	$1,750	$2.36	8d	1	0.29mi
2720 S Highland Ave Lombard, IL	1.0–3.0	1.0–2.0	1060	$2,617	$2.47	0d	20	0.30mi
95 Yorktown Shopping Ctr Lombard, IL	1.0–3.0	1.0–2.0	1107	$3,125	$2.82	0d	141	0.35mi
2760 S Highland Ave Lombard, IL	1.0–2.0	1.0–2.0	1056	$3,234	$3.06	0d	9	0.37mi
268 Gazebo Ln #38 Lombard, IL	2.0	1.5	917	$2,295	$2.50	0d	1	0.42mi
268 Gazebo Ln #38 Lombard, IL	2.0	1.5	917	$2,295	$2.50	21d	1	0.42mi
55 Yorktown Shopping Ctr Lombard, IL	1.0–2.0	1.0–2.5	966	$3,613	$3.74	0d	4	0.48mi
50 Yorktown Shopping Ctr Lombard, IL	1.0–2.0	1.0–2.0	1300	$3,696	$2.84	0d	23	0.49mi
50 Yorktown Shopping Ctr Unit 469 Lombard, IL	1.0	1.0	888	$2,474	$2.79	0d	1	0.49mi
2015 S Finley Rd #408 Lombard, IL	1.0	1.0	720	$1,600	$2.22	25d	1	0.61mi
2101 S Finley Rd Lombard, IL	1.0–2.0	1.0–2.0	843	$2,569	$3.05	0d	12	0.64mi
450 Woodmoor Dr Lombard, IL	2.0	1.0–2.0	953	$3,194	$3.35	0d	16	0.81mi
830 Foxworth Blvd Lombard, IL	1.0–3.0	1.0–2.0	929	$1,993	$2.15	2d	66	0.93mi
1504 S Fairfield Ave Unit 25C Lombard, IL	2.0	1.0	940	$1,800	$1.91	25d	1	0.94mi
2845 Easton St Downers Grove, IL	2.0	1.0–2.5	1121	$3,744	$3.34	0d	23	1.07mi
1750 E 22nd St Lombard, IL	2.0	2.0	920	$1,882	$2.05	0d	1	1.10mi
2003 S Meyers Rd Oakbrook Terrace, IL	1.0–3.0	1.0–2.0	1227	$3,211	$2.62	0d	7	1.16mi
1300 S Finley Rd Lombard, IL	1.0–3.0	1.0–2.0	1080	$2,264	$2.10	0d	10	1.35mi
1250 Old Bond Ct Unit 12501C Glen Ellyn, IL	1.0	1.0	748	$1,650	$2.21	6d	1	1.46mi
1250 Old Bond Ct Unit 12301D Glen Ellyn, IL	2.0	1.0	900	$1,850	$2.06	25d	1	1.46mi

HOA detail condo

• Monthly dues: $394 · $4,728/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-08
   statusdays on market $240,000 Pending 32 DOM
2. 2026-06-07
   days on market $240,000 Contingent - Continue to Show 31 DOM
3. 2026-06-04
   days on market $240,000 Contingent - Continue to Show 28 DOM
4. 2026-06-03
   days on market $240,000 Contingent - Continue to Show 27 DOM
5. 2026-06-02
   days on market $240,000 Contingent - Continue to Show 26 DOM
6. 2026-06-01
   days on market $240,000 Contingent - Continue to Show 25 DOM
7. 2026-05-31
   days on market $240,000 Contingent - Continue to Show 24 DOM
8. 2026-05-14
   historical Contingent - Continue to Show
9. 2026-05-07
   listed $240,000 Active
10. 2026-05-04
    historical Contingent - Continue to Show
11. 2026-05-03
    historical
12. 2026-04-25
    status Active
13. 2026-04-23
    historical Contingent - Continue to Show
14. 2022-07-11
    soldstatus $195,000
15. 2022-07-01
    soldstatus $195,000 Closed 638-char remark

    Show marketing remark (638 chars)

    Welcome Home... This beautifully renovated 2 Bed/2 Bath unit with breathtaking view from the spacious and secluded balcony. This 2nd floor airy & light filled unit features an open efficient kitchen with granite counters, breakfast bar, stainless steel appliances and pantry. This beautiful unit features a great size living room and a separate dining area, laminate wood floors throughout, sizable bedrooms with lots of closet space, master bedroom with ensuite master bath, remodeled guest bath, laundry in-unit, additional storage, parking included. Fantastic Location! Seconds to 88, 355, Yorktown Mall, Shops & Restaurants!

16. 2022-05-24
    historical Contingent - Continue to Show 638-char remark

    Show marketing remark (638 chars)

    Welcome Home... This beautifully renovated 2 Bed/2 Bath unit with breathtaking view from the spacious and secluded balcony. This 2nd floor airy & light filled unit features an open efficient kitchen with granite counters, breakfast bar, stainless steel appliances and pantry. This beautiful unit features a great size living room and a separate dining area, laminate wood floors throughout, sizable bedrooms with lots of closet space, master bedroom with ensuite master bath, remodeled guest bath, laundry in-unit, additional storage, parking included. Fantastic Location! Seconds to 88, 355, Yorktown Mall, Shops & Restaurants!

17. 2022-05-13
    listed $210,000 Active 638-char remark

    Show marketing remark (638 chars)

    Welcome Home... This beautifully renovated 2 Bed/2 Bath unit with breathtaking view from the spacious and secluded balcony. This 2nd floor airy & light filled unit features an open efficient kitchen with granite counters, breakfast bar, stainless steel appliances and pantry. This beautiful unit features a great size living room and a separate dining area, laminate wood floors throughout, sizable bedrooms with lots of closet space, master bedroom with ensuite master bath, remodeled guest bath, laundry in-unit, additional storage, parking included. Fantastic Location! Seconds to 88, 355, Yorktown Mall, Shops & Restaurants!

18. 2018-10-31
    soldstatus $145,000
19. 2018-09-27
    soldstatus $145,000 Closed Sale
20. 2018-09-17
    status Pending
21. 2018-09-07
    historical Contingent
22. 2018-08-30
    price $160,000
23. 2018-07-19
    listed $175,000 New
24. 2013-11-22
    soldstatus $74,000 Closed Sale
25. 2013-10-18
    status Pending
26. 2013-10-12
    historical Contingent
27. 2013-10-03
    listed $69,999 New
28. 2013-08-09
    historical
29. 2013-03-21
    listed New
30. 2012-07-10
    historical
31. 2012-06-12
    listed New
32. 2005-04-27
    soldstatus $160,000
33. 1998-11-13
    soldstatus $87,000
34. 1984-10-01
    soldstatus $54,000

ⓘ 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: $3,417 · $285/mo
• Projected year-2 tax: $4,432 · $369/mo
• Expected delta: +$1,016/yr (+$85/mo · 29.7%)

ⓘ 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: $30,094
• − Mortgage interest: −$13,444
• − Property taxes: −$3,417
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,408
• − Management: −$2,408
• − HOA: −$4,728
• − Depreciation: −$6,982
• Taxable loss: −$4,491
• Est. tax savings @ 24.0%: +$1,078
• After-tax cash flow: $405/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: Glenbard Twp Hsd 87
• NCES district ID: 1716830
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $79,535
• Composite: 36.49/100
• National rank: #4651
• State rank: #126 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

+344.4% since first listed

27 events — show timeline

• 2026-05-14 Contingent — MRED as Distributed by MLS Grid
• 2026-05-07 Listed $240,000 MRED as Distributed by MLS Grid
• 2026-05-04 Contingent — MRED as Distributed by MLS Grid
• 2026-05-03 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-25 Relisted — MRED as Distributed by MLS Grid
• 2026-04-23 Contingent — MRED as Distributed by MLS Grid
• 2022-07-11 Sold (Public Records) $195,000 Public Records
• 2022-07-01 Sold (MLS) $195,000 MRED as Distributed by MLS Grid
• 2022-05-24 Contingent — MRED as Distributed by MLS Grid
• 2022-05-13 Listed $210,000 MRED as Distributed by MLS Grid
• 2018-10-31 Sold (Public Records) $145,000 Public Records
• 2018-09-27 Sold (MLS) $145,000 MRED as Distributed by MLS Grid
• 2018-09-17 Pending — MRED as Distributed by MLS Grid
• 2018-09-07 Contingent — MRED as Distributed by MLS Grid
• 2018-08-30 Price Changed $160,000 MRED as Distributed by MLS Grid
• 2018-07-19 Listed $175,000 MRED as Distributed by MLS Grid
• 2013-11-22 Sold (MLS) $74,000 MRED as Distributed by MLS Grid
• 2013-10-18 Pending — MRED as Distributed by MLS Grid
• 2013-10-12 Contingent — MRED as Distributed by MLS Grid
• 2013-10-03 Listed $69,999 MRED as Distributed by MLS Grid
• 2013-08-09 Listing Removed — MRED as Distributed by MLS Grid
• 2013-03-21 Listed — MRED as Distributed by MLS Grid
• 2012-07-10 Listing Removed — MRED as Distributed by MLS Grid
• 2012-06-12 Listed — MRED as Distributed by MLS Grid
• 2005-04-27 Sold (Public Records) $160,000 Public Records
• 1998-11-13 Sold (Public Records) $87,000 Public Records
• 1984-10-01 Sold (Public Records) $54,000 Public Records

Property tax history

+1.2%/yr

Latest (2023): $3,417 · +3.9% YoY. Source: county tax records.