14B Kingery Quarter #108 · Burr Ridge, IL 60527

$175,000

2 bd · 1.0 ba · 1,080 sqft · Condo · 36 Days on market

$477/mo HOA · 19% 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 +23.0/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Schools +6.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Remodeled larger model 2Br condo in Hinsdale Point with expanded kitchen. Buyers must see to appreciate. Every inch of this unit has been remodeled from the new stainless steel appliances, cabinets, counter tops, flooring throughout, bathroom, doors, trim, windows, SGD, etc. Large Master Bedroom with a walk in closet thats 11 feet deep! Owner may assist w/ closing costs.

Key facts

• End unit
• Separate storage
• Newly refreshed pool

Tags

• END UNIT
• STAINLESS STEEL APPLIANCES
• EXPANSIVE 11 FOOT DEEP CLOSET
• SEPARATE STORAGE
• NEWLY REFRESHED POOL
• CLUBHOUSE WITH EXERCISE ROOM

Property features AI

Finance

• Other: Part of a 16-unit building; Parcel number provided
• HOA & community: Monthly association fee of $477; Association fee includes heat, water, gas, parking, insurance, pool, exterior maintenance, lawn care, trash collection, and snow removal; Pets allowed (cats and dogs) with limits — pet weight limit 25 lbs

Exterior

• Parking: Two parking spaces (unassigned)
• Utilities: Lake Michigan water source; Public sewer
• Home design: Attached single (condo ownership); Entry level: 1; Estimated living area; Built approximately 41–50 years ago; Brick construction
• Construction: Brick exterior
• Exterior features: Common lot/grounds; Interstate access nearby

Interior

• Kitchen: Kitchen on main level (13 x 10)
• Bedrooms: Master bedroom on lower level (18 x 12); Second bedroom on main level (14 x 12); Two additional bedrooms listed
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; Family room; Living room (21 x 16); Dining room (10 x 10)
• Laundry & utility: Laundry in common area; Laundry room listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 1.4% in Burr Ridge — 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 76/100 on livability (#200 in IL, #3,725 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: health & safety D+, amenities F, cost of living F.
• Hinsdale Twp Hsd 86 (suburban): math 62% / reading 64% proficiency, ranked #17 of 620 in IL (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.3%/yr); 127 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.40% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.35% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,242
• Equity at exit: $26,093

10-year hold

• IRR: 11.5%
• Equity multiple: 2.03×
• Total profit: $50,424
• Equity at exit: $15,131

Cash invested: $49,000 (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 60527

• Rents YoY: 5.3%
• Active inventory: 127
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,455 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$160 /mo · $1,919/yr
• Insurance: −$73
• HOA: −$477
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $312

Break-even live

Break-even rent $2,060

Max offer price $175,000

Occupancy floor 82%

Sensitivity live

Price	-10% $411	-5% $362	+0% $312	+5% $263	+10% $213
Rent	-10% $118	-5% $215	+0% $312	+5% $409	+10% $506
Rate	-1.0pp $400	-0.5pp $357	base $312	+0.5pp $267	+1.0pp $221

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8401 Meadowbrook Dr Burr Ridge, IL	3.0	1.5	1190	$3,600	$3.03	1d	1	1.22mi
9S220 Lake Dr Unit 16A-102 Willowbrook, IL	2.0	1.0	920	$1,800	$1.96	25d	1	1.45mi

HOA detail condo

• Monthly dues: $477 · $5,724/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-04-28
   historical Contingent - Continue to Show
2. 2026-04-19
   listed $175,000 Active
3. 2015-04-15
   historical
4. 2014-10-04
   listed New
5. 2008-07-06
   soldstatus $155,500 385-char remark

   Show marketing remark (385 chars)

   Beautifully Remodeled larger model 2Br condo in Hinsdale Point with expanded kitchen. Buyers must see to appreciate. Every inch of this unit has been remodeled from the new stainless steel appliances, cabinets, counter tops, flooring throughout, bathroom, doors, trim, windows, SGD, etc. Large Master Bedroom with a walk in closet thats 11 feet deep! Owner may assist w/ closing costs.

6. 2008-05-20
   soldstatus $155,500
7. 2008-04-17
   historical 385-char remark

   Show marketing remark (385 chars)

   Beautifully Remodeled larger model 2Br condo in Hinsdale Point with expanded kitchen. Buyers must see to appreciate. Every inch of this unit has been remodeled from the new stainless steel appliances, cabinets, counter tops, flooring throughout, bathroom, doors, trim, windows, SGD, etc. Large Master Bedroom with a walk in closet thats 11 feet deep! Owner may assist w/ closing costs.

8. 2008-02-25
   listed $155,900 385-char remark

   Show marketing remark (385 chars)

   Beautifully Remodeled larger model 2Br condo in Hinsdale Point with expanded kitchen. Buyers must see to appreciate. Every inch of this unit has been remodeled from the new stainless steel appliances, cabinets, counter tops, flooring throughout, bathroom, doors, trim, windows, SGD, etc. Large Master Bedroom with a walk in closet thats 11 feet deep! Owner may assist w/ closing costs.

9. 2006-09-27
   soldstatus $149,000
10. 2006-05-22
    soldstatus $115,000
11. 2002-09-05
    soldstatus $110,000
12. 1994-05-06
    soldstatus $56,000
13. 1992-08-26
    soldstatus $54,000
14. 1986-11-01
    soldstatus $41,000

ⓘ 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: $1,919 · $160/mo
• Projected year-2 tax: $2,946 · $245/mo
• Expected delta: +$1,027/yr (+$86/mo · 53.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,464
• − Mortgage interest: −$9,803
• − Property taxes: −$1,919
• − Insurance: −$875
• − Repairs & maintenance: −$2,357
• − Management: −$2,357
• − HOA: −$5,724
• − Depreciation: −$5,091
• Taxable income: $1,338
• Est. tax owed @ 24.0%: −$321
• After-tax cash flow: $3,424/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: Hinsdale Twp Hsd 86
• NCES district ID: 1719320
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 64% ▬ 0.00%
• Median HH income: $118,692
• Composite: 60.13/100
• National rank: #868
• State rank: #17 of 620 in IL

Livability — Burr Ridge

• Score: 76/100
• State rank: #200
• US rank: #3725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: DuPage County · 904,569 people
• City population: 29,024
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 29,028
• Household income: $106,543
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 675.0

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% Asian 13% Black 8% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 12% Iranian 1% Slovak 1%
• Foreign-born: 23% · Canada, China, Vietnam
• Languages at home: 67% English-only · Other Indo-European 9% Russian/Polish/Slavic 9% Spanish 6%

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: ▼ -171.58%
• Current HPI: 184.6453
• Rent YoY: ▲ 5.35%
• 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

+326.8% since first listed

14 events — show timeline

• 2026-04-28 Contingent — MRED as Distributed by MLS Grid
• 2026-04-19 Listed $175,000 MRED as Distributed by MLS Grid
• 2015-04-15 Listing Removed — MRED as Distributed by MLS Grid
• 2014-10-04 Listed — MRED as Distributed by MLS Grid
• 2008-07-06 Sold (MLS) $155,500 MRED as Distributed by MLS Grid
• 2008-05-20 Sold (Public Records) $155,500 Public Records
• 2008-04-17 Listing Removed — MRED as Distributed by MLS Grid
• 2008-02-25 Listed $155,900 MRED as Distributed by MLS Grid
• 2006-09-27 Sold (Public Records) $149,000 Public Records
• 2006-05-22 Sold (Public Records) $115,000 Public Records
• 2002-09-05 Sold (Public Records) $110,000 Public Records
• 1994-05-06 Sold (Public Records) $56,000 Public Records
• 1992-08-26 Sold (Public Records) $54,000 Public Records
• 1986-11-01 Sold (Public Records) $41,000 Public Records

Property tax history

+1.4%/yr

Latest (2024): $1,919 · +5.8% YoY. Source: county tax records.