3109 Adelwood Cir · Aurora, IL 60503

$564,213

2 bd · 2.0 ba · 1,841 sqft · SingleFamily · 123 Days on market

Built 2026 $306/sqft · 12% below area Est $638k · 12% under

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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 +12.7/15.0
• Appreciation +10.0/10.0
• Livability +3.8/5.0
• Cash flow +3.5/30.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Mystique Ranch Home Available July 2026. Large Corner Homesite. Front Porch Exterior to Enjoy the Morning Sunshine. Walk to the Clubhouse and Amenities Including Pools, Fitness and Pickleball. Enjoy Low Maintenance Living at Del Webb.

Key facts

• Mystique ranch home
• Tennis
• Pickleball

Tags

• MYSTIQUE RANCH HOME
• LINCOLN PRAIRIE DEL WEBB
• AMENITIES INCLUDING POOLS
• FITNESS
• PICKLEBALL
• TENNIS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $564k.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (44.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (51.0% below list).
• Recommended offer: $276k (51.0% below list) — sets the bar for 1% rule.
• Cap rate 2.6% 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: schools F, 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.
• Market conditions: 121 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $60k of equity ($4k loan paydown + $56k 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 ~$97k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($497k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $276,491 (51.0% 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 123 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.49% ✗
• Cap rate: 2.65%
• Cash-on-cash: -13.03%
• DSCR: 0.42
• GRM: 17.0

CMA / ARV

• ARV (median comp): $637,886
• List price: $564,213
• Delta: -11.55%
• 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
3150 Adelwood Cir	0.02mi	2/2.0	1,841 (0%)	1mo	$680,955	$370	98
3268 Oak Creek Ln	0.30mi	2/2.0	1,841 (0%)	8mo	$556,461	$302	79
3120 Adelwood Cir	0.02mi	2/2.5	2,026 (+10%)	4mo	$604,240	$298	77
3238 Lincoln Prairie Blvd	0.49mi	2/2.0	1,841 (0%)	10mo	$568,710	$309	69
3214 Lincoln Prairie Blvd	0.49mi	2/2.0	1,841 (0%)	10mo	$550,000	$299	69
3256 Oak Creek Ln	0.26mi	2/2.5	2,026 (+10%)	2mo	$579,058	$286	67
3262 Oak Creek Ln	0.29mi	3/2.0 (+1)	1,646 (-11%)	0mo	$475,000	$289	64
3284 Wildlight Rd	0.44mi	2/2.0	1,624 (-12%)	3mo	$477,931	$294	57
3379 Fulshear Cir	0.49mi	2/2.0	1,624 (-12%)	0mo	$487,338	$300	57
3371 Fulshear Cir	0.52mi	2/2.0	1,624 (-12%)	0mo	$545,734	$336	56
2799 Squaw Valley Trl	0.73mi	3/2.5 (+1)	1,812 (-2%)	2mo	$409,000	$226	55
3372 Fulshear Cir	0.54mi	2/2.0	1,624 (-12%)	1mo	$476,714	$294	54

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: 15.2%
• Equity multiple: 2.25×
• Total profit: $198,106
• Equity at exit: $508,288

10-year hold

• IRR: 14.8%
• Equity multiple: 5.24×
• Total profit: $669,363
• Equity at exit: $1,096,142

Cash invested: $157,980 (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: 121
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $2,765 high
• Mortgage (P&I): −$2,959
• Tax est. 1.5%: −$705 /mo · $8,463/yr
• Insurance: −$235
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $-1,715

Break-even live

Break-even rent $4,936

Max offer price $316,069

Occupancy floor —

Sensitivity live

Price	-10% $-1,325	-5% $-1,520	+0% $-1,715	+5% $-1,910	+10% $-2,105
Rent	-10% $-1,933	-5% $-1,824	+0% $-1,715	+5% $-1,606	+10% $-1,496
Rate	-1.0pp $-1,431	-0.5pp $-1,571	base $-1,715	+0.5pp $-1,861	+1.0pp $-2,010

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: $141,053
• Closing costs: $16,926
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2873 Carlsbad Cir Aurora, IL	3.0	2.5	1626	$2,990	$1.84	44d	1	0.55mi
2454 Frost Dr Unit 2454 Aurora, IL	2.0	2.5	1230	$2,300	$1.87	44d	1	0.57mi
464 Valentine Way Oswego, IL	3.0	2.5	2071	$2,800	$1.35	0d	1	0.98mi
260 Devoe Dr Oswego, IL	3.0	2.5	1704	$2,400	$1.41	13d	1	1.07mi
246 Cooney Way Oswego, IL	3.0	2.5	1767	$2,800	$1.58	44d	1	1.11mi
337 Devoe Dr #337 Oswego, IL	3.0	2.5	1500	$2,600	$1.73	25d	1	1.26mi
4227 Pond Willow Rd Naperville, IL	2.0	2.0	1370	$3,045	$2.22	3d	1	1.27mi
347 Devoe Dr Oswego, IL	3.0	2.5	1520	$2,595	$1.71	13d	1	1.27mi
4217 Pond Willow Rd Naperville, IL	2.0	2.0	1370	$3,015	$2.20	0d	1	1.30mi
4218 Pond Willow Rd Naperville, IL	2.0	2.0	1370	$2,815	$2.05	19d	1	1.31mi
4209 Pond Willow Rd Naperville, IL	2.0	2.0	1370	$3,045	$2.22	2d	1	1.31mi
4209 Pond Willow Rd Naperville, IL	2.0	2.0	1370	$2,620	$1.91	44d	1	1.31mi
2550 Providence Ave Aurora, IL	2.0	2.5	1550	$2,300	$1.48	44d	1	1.37mi
2531 Congress Ave #2531 Aurora, IL	3.0	2.5	1532	$2,500	$1.63	44d	1	1.39mi
421 Hathaway Ln Oswego, IL	3.0	2.5	2074	$3,850	$1.86	44d	1	1.42mi
2270 Georgetown Cir Unit 2270 Aurora, IL	3.0	2.5	1533	$2,800	$1.83	44d	1	1.43mi
2460 Georgetown Cir Aurora, IL	2.0	2.5	1532	$2,400	$1.57	2d	1	1.44mi
4462 Monroe Ct Naperville, IL	2.0	2.5	1783	$3,400	$1.91	44d	1	1.47mi
2575 Hillsboro Blvd Aurora, IL	3.0	2.5	1530	$2,500	$1.63	44d	1	1.48mi
2923 Madison Dr Naperville, IL	2.0	2.5	1550	$2,550	$1.65	23d	1	1.49mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1588	$2,795	$1.76	44d	1	1.49mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1588	$2,795	$1.76	12d	1	1.49mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1600	$2,850	$1.78	2d	1	1.49mi
2933 Madison Dr Naperville, IL	2.0	2.5	1783	$3,000	$1.68	11d	1	1.49mi
2909 Madison Dr Naperville, IL	3.0	2.5	1783	$3,095	$1.74	19d	1	1.49mi
4444 Monroe Ct Unit 4444 Naperville, IL	3.0	2.5	1783	$3,300	$1.85	2d	1	1.49mi
4444 Monroe Ct Naperville, IL	3.0	2.5	1783	$3,300	$1.85	0d	1	1.49mi

Listing history 23 events

1. 2026-06-21
   days on market $564,213 Active 123 DOM
2. 2026-06-18
   days on market $564,213 Active 120 DOM
3. 2026-06-17
   days on market $564,213 Active 119 DOM
4. 2026-06-16
   days on market $564,213 Active 118 DOM
5. 2026-06-15
   days on market $564,213 Active 117 DOM
6. 2026-06-13
   days on market $564,213 Active 115 DOM
7. 2026-06-09
   days on market $564,213 Active 111 DOM
8. 2026-06-08
   days on market $564,213 Active 110 DOM
9. 2026-06-07
   days on market $564,213 Active 109 DOM
10. 2026-06-04
    pricedays on market $564,213 Active 106 DOM
11. 2026-06-03
    days on market $563,213 Active 105 DOM
12. 2026-06-02
    days on market $563,213 Active 104 DOM
13. 2026-06-01
    days on market $563,213 Active 103 DOM
14. 2026-05-31
    days on market $563,213 Active 102 DOM
15. 2026-05-15
    price $563,213 234-char remark

    Show marketing remark (234 chars)

    Mystique Ranch Home Available July 2026. Large Corner Homesite. Front Porch Exterior to Enjoy the Morning Sunshine. Walk to the Clubhouse and Amenities Including Pools, Fitness and Pickleball. Enjoy Low Maintenance Living at Del Webb.

16. 2026-05-08
    price $562,876 234-char remark

    Show marketing remark (234 chars)

    Mystique Ranch Home Available July 2026. Large Corner Homesite. Front Porch Exterior to Enjoy the Morning Sunshine. Walk to the Clubhouse and Amenities Including Pools, Fitness and Pickleball. Enjoy Low Maintenance Living at Del Webb.

17. 2026-05-07
    price $572,921 234-char remark

    Show marketing remark (234 chars)

    Mystique Ranch Home Available July 2026. Large Corner Homesite. Front Porch Exterior to Enjoy the Morning Sunshine. Walk to the Clubhouse and Amenities Including Pools, Fitness and Pickleball. Enjoy Low Maintenance Living at Del Webb.

18. 2026-05-01
    historical
19. 2026-04-07
    price $569,921 234-char remark

    Show marketing remark (234 chars)

    Mystique Ranch Home Available July 2026. Large Corner Homesite. Front Porch Exterior to Enjoy the Morning Sunshine. Walk to the Clubhouse and Amenities Including Pools, Fitness and Pickleball. Enjoy Low Maintenance Living at Del Webb.

20. 2026-04-03
    price $534,470 234-char remark

    Show marketing remark (234 chars)

    Mystique Ranch Home Available July 2026. Large Corner Homesite. Front Porch Exterior to Enjoy the Morning Sunshine. Walk to the Clubhouse and Amenities Including Pools, Fitness and Pickleball. Enjoy Low Maintenance Living at Del Webb.

21. 2026-04-02
    price
22. 2026-03-19
    listed Active
23. 2026-02-19
    listed $532,470 Active 234-char remark

    Show marketing remark (234 chars)

    Mystique Ranch Home Available July 2026. Large Corner Homesite. Front Porch Exterior to Enjoy the Morning Sunshine. Walk to the Clubhouse and Amenities Including Pools, Fitness and Pickleball. Enjoy Low Maintenance Living at Del Webb.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,179
• − Mortgage interest: −$31,605
• − Property taxes: −$8,463
• − Insurance: −$2,821
• − Repairs & maintenance: −$2,654
• − Management: −$2,654
• − Depreciation: −$16,413
• Taxable loss: −$31,432
• Est. tax savings @ 24.0%: +$7,544
• After-tax cash flow: $-13,035/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

+5.8% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $563,213 Zillow
• 2026-05-08 Price Changed $562,876 Zillow
• 2026-05-07 Price Changed $572,921 Zillow
• 2026-05-01 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-07 Price Changed $569,921 Zillow
• 2026-04-03 Price Changed $534,470 Zillow
• 2026-04-02 Price Changed — MRED as Distributed by MLS Grid
• 2026-03-19 Listed — MRED as Distributed by MLS Grid
• 2026-02-19 Listed $532,470 Zillow