3106 Adelwood Cir · Aurora, IL 60503

$571,664

2 bd · 2.0 ba · 1,892 sqft · SingleFamily · 223 Days on market

Built 2025 $302/sqft · 15% below area Est $674k · 15% 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 +14.4/15.0
• Appreciation +10.0/10.0
• Livability +3.8/5.0
• Cash flow +3.4/30.0
• 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

Lincoln Prairie by Del Webb is the complete resort lifestyle. 55+ community that offers a 17,600sf amenity center not to be missed. This Palmary home is ready for you to select your interior design. Call now for a tour.

Key facts

• 2 garage spots
• Built 2025
• Listed 222 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $572k.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (44.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (51.4% below list).
• Recommended offer: $278k (51.4% 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: 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: Wolfs Crossing Elem School (math 42% / reading 42%, grade F, #336 of 2,056 statewide, top 18%, 485 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $61k of equity ($4k loan paydown + $57k 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 ~$98k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($503k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $277,967 (51.4% 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 223 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: 2.61%
• Cash-on-cash: -13.15%
• DSCR: 0.41
• GRM: 17.1

CMA / ARV

• ARV (median comp): $674,427
• List price: $571,664
• Delta: -15.24%
• 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	0.04mi	2/2.0	1,841 (-3%)	2mo	$680,955	$370	92
3120 Adelwood Cir	0.04mi	2/2.5	2,026 (+7%)	4mo	$604,240	$298	81
3268 Oak Creek Ln	0.32mi	2/2.0	1,841 (-3%)	8mo	$556,461	$302	74
3256 Oak Creek Ln	0.29mi	2/2.5	2,026 (+7%)	2mo	$579,058	$286	71
3214 Lincoln Prairie Blvd	0.47mi	2/2.0	1,841 (-3%)	10mo	$550,000	$299	65
3238 Lincoln Prairie Blvd	0.48mi	2/2.0	1,841 (-3%)	10mo	$568,710	$309	65
3262 Oak Creek Ln	0.31mi	3/2.0 (+1)	1,646 (-13%)	0mo	$475,000	$289	59
3284 Wildlight Rd	0.44mi	2/2.0	1,624 (-14%)	3mo	$477,931	$294	53
3379 Fulshear Cir	0.50mi	2/2.0	1,624 (-14%)	0mo	$487,338	$300	53
2799 Squaw Valley Trl	0.70mi	3/2.5 (+1)	1,812 (-4%)	2mo	$409,000	$226	52
3371 Fulshear Cir	0.53mi	2/2.0	1,624 (-14%)	0mo	$545,734	$336	52
3372 Fulshear Cir	0.54mi	2/2.0	1,624 (-14%)	1mo	$476,714	$294	50

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: 15.1%
• Equity multiple: 2.25×
• Total profit: $199,627
• Equity at exit: $515,000

10-year hold

• IRR: 14.8%
• Equity multiple: 5.22×
• Total profit: $675,839
• Equity at exit: $1,110,617

Cash invested: $160,066 (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: 17.1×

Monthly cashflow live

• Estimated rent: $2,780 high
• Mortgage (P&I): −$2,998
• Tax est. 1.5%: −$715 /mo · $8,575/yr
• Insurance: −$238
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $-1,755

Break-even live

Break-even rent $5,001

Max offer price $317,756

Occupancy floor —

Sensitivity live

Price	-10% $-1,360	-5% $-1,557	+0% $-1,755	+5% $-1,952	+10% $-2,150
Rent	-10% $-1,974	-5% $-1,864	+0% $-1,755	+5% $-1,645	+10% $-1,535
Rate	-1.0pp $-1,467	-0.5pp $-1,609	base $-1,755	+0.5pp $-1,903	+1.0pp $-2,054

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: $142,916
• Closing costs: $17,150
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2873 Carlsbad Cir Aurora, IL	3.0	2.5	1626	$2,990	$1.84	45d	1	0.54mi
2454 Frost Dr Unit 2454 Aurora, IL	2.0	2.5	1230	$2,300	$1.87	45d	1	0.59mi
464 Valentine Way Oswego, IL	3.0	2.5	2071	$2,800	$1.35	0d	1	1.03mi
260 Devoe Dr Oswego, IL	3.0	2.5	1704	$2,400	$1.41	14d	1	1.11mi
246 Cooney Way Oswego, IL	3.0	2.5	1767	$2,800	$1.58	45d	1	1.16mi
4227 Pond Willow Rd Naperville, IL	2.0	2.0	1370	$3,045	$2.22	3d	1	1.22mi
4217 Pond Willow Rd Naperville, IL	2.0	2.0	1370	$3,015	$2.20	0d	1	1.25mi
4209 Pond Willow Rd Naperville, IL	2.0	2.0	1370	$2,620	$1.91	45d	1	1.27mi
4209 Pond Willow Rd Naperville, IL	2.0	2.0	1370	$3,045	$2.22	3d	1	1.27mi
4218 Pond Willow Rd Naperville, IL	2.0	2.0	1370	$2,815	$2.05	20d	1	1.27mi
337 Devoe Dr #337 Oswego, IL	3.0	2.5	1500	$2,600	$1.73	26d	1	1.30mi
347 Devoe Dr Oswego, IL	3.0	2.5	1520	$2,595	$1.71	14d	1	1.31mi
2550 Providence Ave Aurora, IL	2.0	2.5	1550	$2,300	$1.48	45d	1	1.37mi
2531 Congress Ave #2531 Aurora, IL	3.0	2.5	1532	$2,500	$1.63	45d	1	1.40mi
2270 Georgetown Cir Unit 2270 Aurora, IL	3.0	2.5	1533	$2,800	$1.83	45d	1	1.43mi
2460 Georgetown Cir Aurora, IL	2.0	2.5	1532	$2,400	$1.57	3d	1	1.45mi
4462 Monroe Ct Naperville, IL	2.0	2.5	1783	$3,400	$1.91	45d	1	1.45mi
2923 Madison Dr Naperville, IL	2.0	2.5	1550	$2,550	$1.65	23d	1	1.46mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1600	$2,850	$1.78	3d	1	1.46mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1588	$2,795	$1.76	13d	1	1.46mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1588	$2,795	$1.76	45d	1	1.46mi
2933 Madison Dr Naperville, IL	2.0	2.5	1783	$3,000	$1.68	12d	1	1.46mi
2909 Madison Dr Naperville, IL	3.0	2.5	1783	$3,095	$1.74	20d	1	1.46mi
4444 Monroe Ct Unit 4444 Naperville, IL	3.0	2.5	1783	$3,300	$1.85	3d	1	1.47mi
4444 Monroe Ct Naperville, IL	3.0	2.5	1783	$3,300	$1.85	0d	1	1.47mi
421 Hathaway Ln Oswego, IL	3.0	2.5	2074	$3,850	$1.86	45d	1	1.47mi
2575 Hillsboro Blvd Aurora, IL	3.0	2.5	1530	$2,500	$1.63	45d	1	1.49mi
4475 Monroe Ct Naperville, IL	2.0	2.5	1555	$3,100	$1.99	0d	1	1.49mi
2995 Madison Dr Naperville, IL	2.0	2.5	1793	$3,000	$1.67	13d	1	1.49mi

Listing history 33 events

1. 2026-06-18
   days on market $571,664 Active 223 DOM
2. 2026-06-17
   days on market $571,664 Active 222 DOM
3. 2026-06-16
   days on market $571,664 Active 221 DOM
4. 2026-06-15
   days on market $571,664 Active 220 DOM
5. 2026-06-13
   days on market $571,664 Active 218 DOM
6. 2026-06-09
   days on market $571,664 Active 214 DOM
7. 2026-06-08
   days on market $571,664 Active 213 DOM
8. 2026-06-07
   days on market $571,664 Active 212 DOM
9. 2026-06-04
   pricedays on market $571,664 Active 209 DOM
10. 2026-06-03
    days on market $570,664 Active 208 DOM
11. 2026-06-02
    days on market $570,664 Active 207 DOM
12. 2026-06-01
    days on market $570,664 Active 206 DOM
13. 2026-05-31
    days on market $570,664 Active 205 DOM
14. 2026-05-15
    price $570,664 219-char remark

    Show marketing remark (219 chars)

    Lincoln Prairie by Del Webb is the complete resort lifestyle. 55+ community that offers a 17,600sf amenity center not to be missed. This Palmary home is ready for you to select your interior design. Call now for a tour.

15. 2026-05-13
    historical
16. 2026-05-08
    price $570,327 219-char remark

    Show marketing remark (219 chars)

    Lincoln Prairie by Del Webb is the complete resort lifestyle. 55+ community that offers a 17,600sf amenity center not to be missed. This Palmary home is ready for you to select your interior design. Call now for a tour.

17. 2026-05-07
    price

    Show marketing remark (219 chars)

    Lincoln Prairie by Del Webb is the complete resort lifestyle. 55+ community that offers a 17,600sf amenity center not to be missed. This Palmary home is ready for you to select your interior design. Call now for a tour.

18. 2026-05-07
    price $581,430 219-char remark

    Show marketing remark (219 chars)

    Lincoln Prairie by Del Webb is the complete resort lifestyle. 55+ community that offers a 17,600sf amenity center not to be missed. This Palmary home is ready for you to select your interior design. Call now for a tour.

19. 2026-04-03
    price $578,430 219-char remark

    Show marketing remark (219 chars)

    Lincoln Prairie by Del Webb is the complete resort lifestyle. 55+ community that offers a 17,600sf amenity center not to be missed. This Palmary home is ready for you to select your interior design. Call now for a tour.

20. 2026-04-02
    price
21. 2026-03-06
    price $576,430 219-char remark

    Show marketing remark (219 chars)

    Lincoln Prairie by Del Webb is the complete resort lifestyle. 55+ community that offers a 17,600sf amenity center not to be missed. This Palmary home is ready for you to select your interior design. Call now for a tour.

22. 2026-03-03
    listed Active
23. 2026-03-03
    historical
24. 2026-02-19
    price $576,225 219-char remark

    Show marketing remark (219 chars)

    Lincoln Prairie by Del Webb is the complete resort lifestyle. 55+ community that offers a 17,600sf amenity center not to be missed. This Palmary home is ready for you to select your interior design. Call now for a tour.

25. 2026-02-19
    status Active 219-char remark

    Show marketing remark (219 chars)

    Lincoln Prairie by Del Webb is the complete resort lifestyle. 55+ community that offers a 17,600sf amenity center not to be missed. This Palmary home is ready for you to select your interior design. Call now for a tour.

26. 2026-02-05
    price
27. 2026-02-03
    historical 219-char remark

    Show marketing remark (219 chars)

    Lincoln Prairie by Del Webb is the complete resort lifestyle. 55+ community that offers a 17,600sf amenity center not to be missed. This Palmary home is ready for you to select your interior design. Call now for a tour.

28. 2025-11-26
    price
29. 2025-11-14
    price $539,699 219-char remark

    Show marketing remark (219 chars)

    Lincoln Prairie by Del Webb is the complete resort lifestyle. 55+ community that offers a 17,600sf amenity center not to be missed. This Palmary home is ready for you to select your interior design. Call now for a tour.

30. 2025-11-03
    price
31. 2025-11-02
    price $549,799 219-char remark

    Show marketing remark (219 chars)

    Lincoln Prairie by Del Webb is the complete resort lifestyle. 55+ community that offers a 17,600sf amenity center not to be missed. This Palmary home is ready for you to select your interior design. Call now for a tour.

32. 2025-10-30
    listed Active
33. 2025-10-24
    listed $548,799 Active 219-char remark

    Show marketing remark (219 chars)

    Lincoln Prairie by Del Webb is the complete resort lifestyle. 55+ community that offers a 17,600sf amenity center not to be missed. This Palmary home is ready for you to select your interior design. Call now for a tour.

ⓘ 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: $33,356
• − Mortgage interest: −$32,022
• − Property taxes: −$8,575
• − Insurance: −$2,858
• − Repairs & maintenance: −$2,668
• − Management: −$2,668
• − Depreciation: −$16,630
• Taxable loss: −$32,067
• Est. tax savings @ 24.0%: +$7,696
• After-tax cash flow: $-13,360/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

+4.0% since first listed

20 events — show timeline

• 2026-05-15 Price Changed $570,664 Zillow
• 2026-05-13 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-08 Price Changed $570,327 Zillow
• 2026-05-07 Price Changed — MRED as Distributed by MLS Grid
• 2026-05-07 Price Changed $581,430 Zillow
• 2026-04-03 Price Changed $578,430 Zillow
• 2026-04-02 Price Changed — MRED as Distributed by MLS Grid
• 2026-03-06 Price Changed $576,430 Zillow
• 2026-03-03 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-03 Listed — MRED as Distributed by MLS Grid
• 2026-02-19 Relisted — Zillow
• 2026-02-19 Price Changed $576,225 Zillow
• 2026-02-05 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-03 Delisted — Zillow
• 2025-11-26 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-14 Price Changed $539,699 Zillow
• 2025-11-03 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-02 Price Changed $549,799 Zillow
• 2025-10-30 Listed — MRED as Distributed by MLS Grid
• 2025-10-24 Listed $548,799 Zillow