2200 S Stewart Ave Unit 1C · Lombard, IL 60148

$158,500

1 bd · 1.0 ba · 780 sqft · Condo public records · 55 Days on market

Built 1969 $415/mo HOA · 22% of rent

---

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 +8.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the ultimate in low-maintenance living with this move-in-ready 1-bedroom, 1-bathroom condo in the heart of Lombard, IL. Designed for both comfort and functionality, this home features a bright and open floor plan that maximizes every square inch. The seamless flow from the kitchen to the living area is perfect for entertaining or relaxing after a long day. Enjoy the ease of an elevator building, making move-in day and grocery trips a breeze. Say goodbye to basement trips-this unit offers laundry facilities on every floor and a private storage unit conveniently located on the 4th level. Take a dip or lounge in the sun at the outdoor pool, perfect for those warm Illinois summers. Y

Key facts

• Outdoor pool
• Move-in-ready
• Private storage unit

Tags

• MOVE-IN-READY
• BRIGHT AND OPEN FLOOR PLAN
• ELEVATOR BUILDING
• PRIVATE STORAGE UNIT
• OUTDOOR POOL
• LOCAL DINING FAVORITES

Property features AI

Finance

• Other: Part of a building with 60 units; Living area source: Estimated; Subdivision: Yorktown Green; Located in Lombard; directions: Highland Ave N to 22nd St, east to Stewart, immediate west to building
• Financial info: Special service area: No
• HOA & community: Monthly association fee of $415; Association covers heat, water, parking, insurance, security, pool, exterior maintenance, lawn care, scavenger and snow removal; Association amenities include coin laundry, storage, pool, security door locks and ceiling fans; Pets allowed (cats and dogs)

Exterior

• Parking: 2 parking spaces (unassigned)
• Security: Security door locks (association amenity)
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single condo; Entry level 1; Condo ownership; Currently leased
• Construction: Brick construction; Built approximately 51–60 years ago; Built before 1978
• Exterior features: Common lot area; School bus service, commuter bus and interstate access nearby

Interior

• Kitchen: Kitchen on main level (15 x 12, vinyl); Range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level (15 x 12, carpet); One additional bedroom (Bedroom 2); Bedroom 3; Bedroom 4
• Flooring: Carpet in living, dining and bedrooms; Wood laminate in foyer; Vinyl in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas and steam heating; Wall unit(s) for cooling
• Interior features: 4 total rooms; Foyer on main level (12 x 5, wood laminate); Living room on main level (20 x 13, carpet); Dining room combined with living room (15 x 6, carpet); Family room; Laundry room
• Laundry & utility: Laundry room (in-unit)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $158k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (14.1% below list).
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $136k (14.1% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 3.8% 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; 136 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $50k; list at $158k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $136,139 (14.1% 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 55 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.17% ✓
• Cap rate: 5.33%
• Cash-on-cash: -3.42%
• DSCR: 0.85
• GRM: 7.1

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: -25.3%
• Equity multiple: 0.16×
• Total profit: $-37,184
• Equity at exit: $23,633

10-year hold

• IRR: -34.2%
• Equity multiple: -0.27×
• Total profit: $-56,256
• Equity at exit: $13,704

Cash invested: $44,380 (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: 136
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,858 high
• Mortgage (P&I): −$831
• Tax from tax record: −$282 /mo · $3,382/yr
• Insurance: −$66
• HOA: −$415
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-127

Break-even live

Break-even rent $2,018

Max offer price $136,139

Occupancy floor —

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: $39,625
• Closing costs: $4,755
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2233 S Highland Ave Lombard, IL	2.0	1.0–2.0	858	$2,062	$2.40	2d	51	0.09mi
2001 S Highland Ave Lombard, IL	—	1.0	575	$1,375	$2.39	14d	1	0.12mi
2001 S Highland Ave Lombard, IL	—	1.0	575	$1,375	$2.39	2d	1	0.12mi
2001 S Highland Ave Lombard, IL	2.0	2.0	740	$1,750	$2.36	7d	1	0.12mi
50 Yorktown Shopping Ctr Unit 141 Lombard, IL	—	1.0	626	$2,063	$3.30	4d	1	0.32mi
50 Yorktown Shopping Ctr Lombard, IL	2.0	1.0–2.0	1206	$2,884	$2.39	1d	23	0.32mi
55 Yorktown Shopping Ctr Lombard, IL	1.0–2.0	1.0–2.5	966	$2,607	$2.70	1d	4	0.33mi
95 Yorktown Shopping Ctr Lombard, IL	1.0–3.0	1.0–2.0	1107	$2,425	$2.19	1d	145	0.43mi
2720 S Highland Ave Lombard, IL	1.0–3.0	1.0–2.0	1060	$1,908	$1.80	1d	20	0.51mi
268 Gazebo Ln #38 Lombard, IL	2.0	1.5	917	$2,295	$2.50	20d	1	0.61mi
1504 S Fairfield Ave Unit 25C Lombard, IL	2.0	1.0	940	$1,800	$1.91	24d	1	0.73mi
2015 S Finley Rd #408 Lombard, IL	1.0	1.0	720	$1,600	$2.22	24d	1	0.76mi
450 Woodmoor Dr Lombard, IL	2.0	1.0–2.0	953	$2,524	$2.65	1d	15	0.92mi
2003 S Meyers Rd Oakbrook Terrace, IL	1.0–3.0	1.0–2.0	1227	$2,282	$1.86	1d	7	0.94mi
830 Foxworth Blvd Lombard, IL	1.0–3.0	1.0–2.0	929	$1,552	$1.67	1d	66	1.12mi
2845 Easton St Downers Grove, IL	2.0	1.0–2.5	1121	$2,778	$2.48	1d	23	1.31mi
1300 S Finley Rd Lombard, IL	1.0–2.0	1.0–2.0	980	$1,745	$1.78	1d	9	1.41mi
1250 Old Bond Ct Unit 12501C Glen Ellyn, IL	1.0	1.0	748	$1,650	$2.21	5d	1	1.46mi
1250 Old Bond Ct Unit 12301D Glen Ellyn, IL	2.0	1.0	900	$1,850	$2.06	24d	1	1.46mi

HOA detail condo

• Monthly dues: $415 · $4,980/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $158,500 Active 55 DOM
2. 2026-06-17
   days on market $158,500 Active 54 DOM
3. 2026-06-16
   days on market $158,500 Active 53 DOM
4. 2026-06-15
   days on market $158,500 Active 52 DOM
5. 2026-06-13
   days on market $158,500 Active 50 DOM
6. 2026-06-13
   days on market $158,500 Active 49 DOM
7. 2026-06-09
   days on market $158,500 Active 46 DOM
8. 2026-06-08
   days on market $158,500 Active 45 DOM
9. 2026-06-07
   pricedays on market $158,500 Active 44 DOM
10. 2026-06-04
    days on market $159,900 Active 41 DOM
11. 2026-06-03
    days on market $159,900 Active 40 DOM
12. 2026-06-02
    days on market $159,900 Active 39 DOM
13. 2026-06-01
    days on market $159,900 Active 38 DOM
14. 2026-05-31
    days on market $159,900 Active 37 DOM
15. 2026-05-08
    status Active
16. 2026-05-02
    historical Contingent - Continue to Show
17. 2026-04-23
    listed $159,900 Active
18. 2013-06-11
    soldstatus $50,000
19. 2010-02-01
    historical
20. 2009-10-30
    listed New
21. 1989-12-12
    soldstatus $43,500

ⓘ 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: $3,382 · $282/mo
• Projected year-2 tax: $3,490 · $291/mo
• Expected delta: +$108/yr (+$9/mo · 3.2%)

ⓘ 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 2/10 Low 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: $22,291
• − Mortgage interest: −$8,878
• − Property taxes: −$3,382
• − Insurance: −$792
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − HOA: −$4,980
• − Depreciation: −$4,611
• Taxable loss: −$3,920
• Est. tax savings @ 24.0%: +$941
• After-tax cash flow: $-578/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

+267.6% since first listed

7 events — show timeline

• 2026-05-08 Relisted — MRED as Distributed by MLS Grid
• 2026-05-02 Contingent — MRED as Distributed by MLS Grid
• 2026-04-23 Listed $159,900 MRED as Distributed by MLS Grid
• 2013-06-11 Sold (Public Records) $50,000 Public Records
• 2010-02-01 Listing Removed — MRED as Distributed by MLS Grid
• 2009-10-30 Listed — MRED as Distributed by MLS Grid
• 1989-12-12 Sold (Public Records) $43,500 Public Records

Property tax history

+2.6%/yr

Latest (2024): $3,382 · +4.5% YoY. Source: county tax records.