3327 Fulshear Cir · Aurora, IL 60503

$450,000

2 bd · 2.0 ba · 1,502 sqft · SingleFamily · 80 Days on market

Built 2025 5,519 sqft lot $300/sqft · 21% below area Est $567k · 21% under $360/mo HOA · 15% of rent ↓ 1% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Cash flow +2.7/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This NEW RESALE Vista floor plan is your opportunity home! Why wait to build and close late in the year, when you can close now on this fantastic home with a charming full front porch? One of the most popular designs in the neighborhood, and numerous upgrades make this the one to own. Western exposure across the backyard, plus premium lot located on the greenbelt and path, with no neighbor directly behind. Upgraded elevation; extensive luxury vinyl plank flooring throughout; upgraded owners' suite bath with tiled shower surround. Whole house humidifier. Upgraded cabinets in a soft gray stain in kitchen, and pecan finish in bathrooms. Upgraded Whirlpool kitchen appliances with LG refrigerator. Upgraded quartz countertops in both bathrooms and kitchen. Pendant lighting over huge breakfast bar island. Door hardware and light fixture upgrade, too. Builder installed passive radon mitigation system. Quiet low traffic street, and location close to ponds, paths, clubhouse, pickleball and tennis courts, bocce ball, pools and clubhouse patios. Very active HOA with numerous clubs and interest groups and endless social events for living your best life! Builder's one year warranty to October. (Note that although this home is within school district boundaries, it is exempt from the district, and no occupants are eligible for school district services. Most furniture available for purchase at additional cost.)

Key facts

• 5,519 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (48.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (45.0% below list).
• Recommended offer: $231k (48.7% below list) — sets the bar for cash-flow.
• Cap rate 2.3% vs local median 3.5% in Aurora — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 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 $48k of equity ($3k loan paydown + $45k 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 ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($423k) is reasonable based on typical stale-listing flexibility.

Recommended offer $230,901 (48.7% 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 80 days. Have you received any prior offers? Is the seller open to a 49% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.55% ✗
• Cap rate: 2.26%
• Cash-on-cash: -14.42%
• DSCR: 0.36
• GRM: 15.1

CMA / ARV

• ARV (median comp): $566,566
• List price: $450,000
• Delta: -20.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3326 Fulshear Cir	0.00mi	2/2.0	1,503 (+0%)	8mo	$413,683	$275	93
3225 Sweetgrass Cir	0.00mi	2/2.0	1,503 (+0%)	14mo	$443,763	$295	88
3182 Sunbridge Cir	0.00mi	2/2.0	1,503 (+0%)	16mo	$476,739	$317	86
3223 Sweetgrass Cir	0.00mi	2/2.0	1,503 (+0%)	17mo	$446,331	$297	86
3229 Sweetgrass Cir	0.00mi	3/2.0 (+1)	1,503 (+0%)	18mo	$495,395	$330	80
3311 Fulshear Cir	0.00mi	2/2.0	1,624 (+8%)	11mo	$485,000	$299	78
3286 Wildlight Rd	0.00mi	2/2.0	1,624 (+8%)	12mo	$476,555	$293	77
3219 Sweetgrass Cir	0.00mi	3/2.0 (+1)	1,595 (+6%)	15mo	$496,022	$311	72
3309 Fulshear Cir	0.00mi	2/2.0	1,625 (+8%)	18mo	$465,646	$287	71
3184 Sunbridge Cir	0.00mi	3/2.0 (+1)	1,595 (+6%)	18mo	$465,565	$292	70
2478 Red Hawk Ridge Ct	0.46mi	3/2.5 (+1)	1,538 (+2%)	15mo	$344,900	$224	55
2132 James Leigh Dr	0.36mi	3/2.0 (+1)	1,679 (+12%)	13mo	$492,900	$294	48

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: 14.3%
• Equity multiple: 2.18×
• Total profit: $148,904
• Equity at exit: $405,396

10-year hold

• IRR: 14.2%
• Equity multiple: 5.09×
• Total profit: $514,849
• Equity at exit: $874,251

Cash invested: $126,000 (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: 15.1×

Monthly cashflow live

• Estimated rent: $2,476 high
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$188
• HOA: −$360
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-1,514

Break-even live

Break-even rent $4,392

Max offer price $230,901

Occupancy floor —

Sensitivity live

Price	-10% $-1,203	-5% $-1,359	+0% $-1,514	+5% $-1,670	+10% $-1,825
Rent	-10% $-1,710	-5% $-1,612	+0% $-1,514	+5% $-1,416	+10% $-1,319
Rate	-1.0pp $-1,288	-0.5pp $-1,400	base $-1,514	+0.5pp $-1,631	+1.0pp $-1,749

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2205 Daybreak Dr #2205 Aurora, IL	2.0	2.5	1700	$2,500	$1.47	7d	1	0.22mi
2226 Daybreak Dr #2226 Aurora, IL	3.0	2.5	1627	$2,500	$1.54	45d	1	0.26mi
2460 Georgetown Cir Aurora, IL	2.0	2.5	1532	$2,400	$1.57	3d	1	0.46mi
2516 Hillsboro Blvd Aurora, IL	2.0	2.5	1482	$2,300	$1.55	19d	1	0.51mi
2531 Congress Ave #2531 Aurora, IL	3.0	2.5	1532	$2,500	$1.63	45d	1	0.52mi
1801 Turtle Creek Dr Aurora, IL	3.0	2.5	1794	$3,300	$1.84	20d	1	0.54mi
2550 Providence Ave Aurora, IL	2.0	2.5	1550	$2,300	$1.48	45d	1	0.54mi
2337 Summerlin Dr Aurora, IL	3.0	1.5	1700	$2,500	$1.47	45d	1	0.55mi
2333 Summerlin Dr #2333 Aurora, IL	2.0	2.0	1572	$2,500	$1.59	45d	1	0.56mi
2575 Hillsboro Blvd Aurora, IL	3.0	2.5	1530	$2,500	$1.63	45d	1	0.60mi
2598 Hillsboro Blvd Aurora, IL	3.0	2.5	1482	$2,395	$1.62	22d	1	0.63mi
2270 Georgetown Cir Unit 2270 Aurora, IL	3.0	2.5	1533	$2,800	$1.83	45d	1	0.63mi
1636 Fredericksburg Ln Aurora, IL	2.0	2.0	1168	$2,250	$1.93	45d	1	0.65mi
690 Lincoln Station Dr Oswego, IL	3.0	2.5	1318	$2,100	$1.59	4d	1	0.66mi
669 Lincoln Station Dr #669 Oswego, IL	3.0	2.5	1315	$2,250	$1.71	22d	1	0.67mi
652 Lincoln Station Dr Oswego, IL	3.0	2.5	1500	$1,999	$1.33	19d	1	0.74mi
652 Lincoln Station Dr Oswego, IL	3.0	2.5	1500	$1,999	$1.33	5d	1	0.74mi
640 Lincoln Station Dr Oswego, IL	2.0	2.5	1318	$2,100	$1.59	45d	1	0.74mi
644 Lincoln Station Dr #644 Oswego, IL	3.0	2.5	1318	$2,250	$1.71	45d	1	0.74mi
616 Lincoln Station Dr Oswego, IL	2.0	2.5	1318	$2,250	$1.71	26d	1	0.75mi
337 Devoe Dr #337 Oswego, IL	3.0	2.5	1500	$2,600	$1.73	26d	1	0.91mi
347 Devoe Dr Oswego, IL	3.0	2.5	1520	$2,595	$1.71	14d	1	0.92mi
260 Devoe Dr Oswego, IL	3.0	2.5	1704	$2,400	$1.41	14d	1	0.99mi
2552 Dickens Dr Unit 2552 Aurora, IL	2.0	2.0	1120	$2,150	$1.92	45d	1	1.02mi
2554 Dickens Dr Aurora, IL	2.0	2.5	1116	$2,050	$1.84	26d	1	1.03mi
2454 Frost Dr Unit 2454 Aurora, IL	2.0	2.5	1230	$2,300	$1.87	45d	1	1.03mi
2565 Dickens Ct Aurora, IL	2.0	2.5	1116	$2,300	$2.06	45d	1	1.05mi
1847 Clubhouse Dr Aurora, IL	1.0–3.0	1.0–2.0	1238	$2,254	$1.82	0d	23	1.06mi
2503 Dickens Dr #2503 Aurora, IL	2.0	2.0	1150	$2,050	$1.78	45d	1	1.13mi
2873 Carlsbad Cir Aurora, IL	3.0	2.5	1626	$2,990	$1.84	45d	1	1.17mi
464 Valentine Way Oswego, IL	3.0	2.5	2071	$2,800	$1.35	0d	1	1.19mi
1419 Farrington Ln Aurora, IL	3.0	1.5	1476	$2,959	$2.00	4d	1	1.21mi
1914 Spinnaker Ct Aurora, IL	3.0	2.5	1412	$3,000	$2.12	45d	1	1.27mi
3153 Teal Bay Ct Aurora, IL	2.0	2.5	1600	$2,400	$1.50	9d	1	1.31mi
2000 Emblem Cir Oswego, IL	1.0–2.0	1.0–2.0	966	$2,362	$2.45	0d	29	1.33mi
1860 Middlebury Dr Unit 1860 Aurora, IL	2.0	2.5	1471	$2,450	$1.67	21d	1	1.34mi
3192 Teal Bay Ct Aurora, IL	2.0	2.5	1600	$2,500	$1.56	45d	1	1.36mi
4475 Monroe Ct Naperville, IL	2.0	2.5	1555	$3,100	$1.99	0d	1	1.37mi
4462 Monroe Ct Naperville, IL	2.0	2.5	1783	$3,400	$1.91	45d	1	1.37mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1600	$2,850	$1.78	3d	1	1.39mi

HOA detail

• Monthly dues: $360 · $4,320/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-21
   days on market $450,000 Active 80 DOM
2. 2026-06-18
   days on market $450,000 Active 77 DOM
3. 2026-06-17
   days on market $450,000 Active 76 DOM
4. 2026-06-16
   days on market $450,000 Active 75 DOM
5. 2026-06-15
   days on market $450,000 Active 74 DOM
6. 2026-06-13
   days on market $450,000 Active 72 DOM
7. 2026-06-09
   days on market $450,000 Active 68 DOM
8. 2026-06-08
   days on market $450,000 Active 67 DOM
9. 2026-06-07
   days on market $450,000 Active 66 DOM
10. 2026-06-04
    days on market $450,000 Active 63 DOM
11. 2026-06-03
    days on market $450,000 Active 62 DOM
12. 2026-06-02
    days on market $450,000 Active 61 DOM
13. 2026-06-01
    days on market $450,000 Active 60 DOM
14. 2026-05-31
    days on market $450,000 Active 59 DOM
15. 2026-04-21
    price $455,000 1417-char remark

    Show marketing remark (1417 chars)

    This NEW RESALE Vista floor plan is your opportunity home! Why wait to build and close late in the year, when you can close now on this fantastic home with a charming full front porch? One of the most popular designs in the neighborhood, and numerous upgrades make this the one to own. Western exposure across the backyard, plus premium lot located on the greenbelt and path, with no neighbor directly behind. Upgraded elevation; extensive luxury vinyl plank flooring throughout; upgraded owners' suite bath with tiled shower surround. Whole house humidifier. Upgraded cabinets in a soft gray stain in kitchen, and pecan finish in bathrooms. Upgraded Whirlpool kitchen appliances with LG refrigerator. Upgraded quartz countertops in both bathrooms and kitchen. Pendant lighting over huge breakfast bar island. Door hardware and light fixture upgrade, too. Builder installed passive radon mitigation system. Quiet low traffic street, and location close to ponds, paths, clubhouse, pickleball and tennis courts, bocce ball, pools and clubhouse patios. Very active HOA with numerous clubs and interest groups and endless social events for living your best life! Builder's one year warranty to October. (Note that although this home is within school district boundaries, it is exempt from the district, and no occupants are eligible for school district services. Most furniture available for purchase at additional cost.)

16. 2026-04-02
    listed $460,000 Active 1417-char remark

    Show marketing remark (1417 chars)

    This NEW RESALE Vista floor plan is your opportunity home! Why wait to build and close late in the year, when you can close now on this fantastic home with a charming full front porch? One of the most popular designs in the neighborhood, and numerous upgrades make this the one to own. Western exposure across the backyard, plus premium lot located on the greenbelt and path, with no neighbor directly behind. Upgraded elevation; extensive luxury vinyl plank flooring throughout; upgraded owners' suite bath with tiled shower surround. Whole house humidifier. Upgraded cabinets in a soft gray stain in kitchen, and pecan finish in bathrooms. Upgraded Whirlpool kitchen appliances with LG refrigerator. Upgraded quartz countertops in both bathrooms and kitchen. Pendant lighting over huge breakfast bar island. Door hardware and light fixture upgrade, too. Builder installed passive radon mitigation system. Quiet low traffic street, and location close to ponds, paths, clubhouse, pickleball and tennis courts, bocce ball, pools and clubhouse patios. Very active HOA with numerous clubs and interest groups and endless social events for living your best life! Builder's one year warranty to October. (Note that although this home is within school district boundaries, it is exempt from the district, and no occupants are eligible for school district services. Most furniture available for purchase at additional cost.)

ⓘ 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: $29,707
• − Mortgage interest: −$25,207
• − Property taxes: −$6,750
• − Insurance: −$2,250
• − Repairs & maintenance: −$2,377
• − Management: −$2,377
• − HOA: −$4,320
• − Depreciation: −$13,091
• Taxable loss: −$26,664
• Est. tax savings @ 24.0%: +$6,399
• After-tax cash flow: $-11,770/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

-1.1% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $455,000 MRED as Distributed by MLS Grid
• 2026-04-02 Listed $460,000 MRED as Distributed by MLS Grid