3087 Kelly Ct · Aurora, IL 60504

$300,000

3 bd · 1.5 ba · 1,251 sqft · Townhouse public records · 2 Days on market

Built 1991 Est $286k · at est. $23/mo HOA · 1% of rent

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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).

• Cash flow +12.1/30.0
• ARV discount +5.4/15.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• 1% rule +3.6/10.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Aurora IL. Home to Illinois' oldest farmers market and so much more! Live peacefully in a Modern Townhome, that has everything you need, and lives much more like a detached home. This home has been very well cared for. From the second you enter the generously sized foyer to the great room! This space shows a vast bright living room, & open concept dining room space, finished with a contemporary chandelier, built-in buffet table, and wood laminate flooring. Buffet table is moveable and can be moved and used as a kitchen island. The walls and trims have been painted and are complimented with gray, cream and white, tones, and new baseboards; leading you to your clean light gra

Key facts

• Bright living room
• Great room
• $23 HOA

Tags

• GENEROUSLY SIZED FOYER
• GREAT ROOM
• BRIGHT LIVING ROOM
• OPEN CONCEPT DINING ROOM
• BUILT-IN BUFFET TABLE
• WOOD LAMINATE FLOORING

Property features AI

Exterior

• Parking: Includes a garage
• Home design: Condo; Two-story building; Two units in building

Interior

• Kitchen: Microwave; Dishwasher
• Bedrooms: Three bedrooms
• Bathrooms: One full bathroom and one half bathroom
• Heating & cooling: Air conditioning
• Interior features: Six total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $-66 ($-791/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (14.3% below list).
• Recommended offer: $257k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.5% in Aurora — 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 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.
• Indian Prairie CUSD 204 (urban): math 47% / reading 47% proficiency, ranked #52 of 620 in IL (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Peter M Gombert Elementary Sch (math 27% / reading 22%, grade F, #850 of 2,056 statewide, top 45%, 403 students, 0% FRL); Still Middle School (math 37% / reading 40%, grade F, #154 of 665 statewide, top 24%, 642 students, 0% FRL); Waubonsie Valley High School (math 47% / reading 52%, grade D, #44 of 693 statewide, top 7%, 2,766 students, 0% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 60 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,378 units permitted in DuPage County in 2024 (594 in 5+ unit buildings).
• This rent runs 31% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $257,007 (14.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.86% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $286,479
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2843 Dorothy Dr	0.22mi	3/1.5	1,251 (0%)	3mo	$325,000	$260	87
2970 Dorothy Dr	0.14mi	3/1.5	1,270 (+2%)	8mo	$298,000	$235	85
2992 Dorothy Dr	0.12mi	3/1.5	1,251 (0%)	14mo	$270,000	$216	83
2870 Dorothy Dr	0.25mi	3/1.5	1,235 (-1%)	7mo	$270,000	$219	80
2922 Dorothy Dr	0.19mi	3/1.5	1,251 (0%)	16mo	$285,000	$228	78
1154 Brunswick Ln	0.62mi	3/1.5	1,297 (+4%)	1mo	$322,500	$249	64
1140 Brunswick Ln	0.60mi	3/1.5	1,194 (-5%)	2mo	$210,020	$176	63
1200 Andover Cir	0.56mi	3/1.5	1,159 (-7%)	7mo	$265,000	$229	56
1114 Brunswick Ln	0.68mi	3/1.5	1,194 (-5%)	7mo	$300,000	$251	55
1165 S Brockton Ct	0.57mi	3/1.5	1,194 (-5%)	19mo	$264,900	$222	50
3180 Cambria Ct #3180	0.29mi	2/1.5 (-1)	1,405 (+12%)	15mo	$277,000	$197	48
1202 Andover Cir	0.56mi	3/1.5	1,194 (-5%)	22mo	$285,000	$239	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.91% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.43×
• Total profit: $-47,723
• Equity at exit: $44,731

10-year hold

• IRR: -4.2%
• Equity multiple: 0.70×
• Total profit: $-25,269
• Equity at exit: $25,939

Cash invested: $84,000 (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 60504

• Home prices YoY: -33.8%
• Rents YoY: 4.9%
• Active inventory: 60
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,570 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$23
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-66

Break-even live

Break-even rent $2,653

Max offer price $290,467

Occupancy floor 98%

Sensitivity live

Price	-10% $141	-5% $38	+0% $-66	+5% $-170	+10% $-273
Rent	-10% $-269	-5% $-167	+0% $-66	+5% $36	+10% $137
Rate	-1.0pp $85	-0.5pp $10	base $-66	+0.5pp $-144	+1.0pp $-223

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3162 Cambria Ct Aurora, IL	3.0	2.5	1620	$2,500	$1.54	45d	1	0.26mi
1860 Middlebury Dr Unit 1860 Aurora, IL	2.0	2.5	1471	$2,450	$1.67	21d	1	0.30mi
3153 Teal Bay Ct Aurora, IL	2.0	2.5	1600	$2,400	$1.50	9d	1	0.34mi
3192 Teal Bay Ct Aurora, IL	2.0	2.5	1600	$2,500	$1.56	45d	1	0.34mi
1914 Spinnaker Ct Aurora, IL	3.0	2.5	1412	$3,000	$2.12	45d	1	0.34mi
1632 Normantown Rd Naperville, IL	2.0	1.5	1052	$2,150	$2.04	3d	1	0.35mi
1420 Andover Dr Aurora, IL	3.0	1.5	1300	$2,200	$1.69	4d	1	0.41mi
1516 Normantown Rd Unit 1516 Naperville, IL	2.0	1.5	1052	$2,100	$2.00	26d	1	0.41mi
1210 Andover Cir Aurora, IL	3.0	1.5	1194	$2,100	$1.76	9d	1	0.59mi
1464 Farrington Ln Aurora, IL	4.0	2.5	1836	$3,300	$1.80	0d	1	0.62mi
1419 Farrington Ln Aurora, IL	3.0	1.5	1476	$2,959	$2.00	4d	1	0.62mi
1227 Andover Cir Aurora, IL	3.0	1.5	1194	$2,300	$1.93	45d	1	0.63mi
1111 Brunswick Ln Aurora, IL	3.0	1.5	1159	$2,200	$1.90	14d	1	0.67mi
1111 Brunswick Ln Aurora, IL	3.0	2.0	1159	$2,200	$1.90	8d	1	0.67mi
1045 Camden Ln Aurora, IL	3.0	1.5	1620	$2,836	$1.75	13d	1	0.83mi
2598 Hillsboro Blvd Aurora, IL	3.0	2.5	1482	$2,395	$1.62	22d	1	0.87mi
1009 Pheasant Run Ln Aurora, IL	3.0	2.0	1034	$2,050	$1.98	45d	1	0.88mi
2516 Hillsboro Blvd Aurora, IL	2.0	2.5	1482	$2,300	$1.55	19d	1	0.90mi
2575 Hillsboro Blvd Aurora, IL	3.0	2.5	1530	$2,500	$1.63	45d	1	0.91mi
826 Terrace Lake Dr Aurora, IL	2.0	1.5	1090	$2,132	$1.96	0d	9	0.93mi
2270 Georgetown Cir Unit 2270 Aurora, IL	3.0	2.5	1533	$2,800	$1.83	45d	1	0.94mi
4475 Monroe Ct Naperville, IL	2.0	2.5	1555	$3,100	$1.99	0d	1	0.99mi
2460 Georgetown Cir Aurora, IL	2.0	2.5	1532	$2,400	$1.57	3d	1	1.03mi
4462 Monroe Ct Naperville, IL	2.0	2.5	1783	$3,400	$1.91	45d	1	1.03mi
2531 Congress Ave #2531 Aurora, IL	3.0	2.5	1532	$2,500	$1.63	45d	1	1.03mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1588	$2,795	$1.76	45d	1	1.03mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1600	$2,850	$1.78	3d	1	1.03mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1588	$2,795	$1.76	13d	1	1.03mi
2550 Providence Ave Aurora, IL	2.0	2.5	1550	$2,300	$1.48	45d	1	1.04mi
4444 Monroe Ct Unit 4444 Naperville, IL	3.0	2.5	1783	$3,300	$1.85	3d	1	1.04mi
4444 Monroe Ct Naperville, IL	3.0	2.5	1783	$3,300	$1.85	0d	1	1.04mi
2226 Daybreak Dr #2226 Aurora, IL	3.0	2.5	1627	$2,500	$1.54	45d	1	1.06mi
2909 Madison Dr Naperville, IL	3.0	2.5	1783	$3,095	$1.74	20d	1	1.09mi
2205 Daybreak Dr #2205 Aurora, IL	2.0	2.5	1700	$2,500	$1.47	7d	1	1.10mi
2923 Madison Dr Naperville, IL	2.0	2.5	1550	$2,550	$1.65	23d	1	1.11mi
2933 Madison Dr Naperville, IL	2.0	2.5	1783	$3,000	$1.68	12d	1	1.12mi
2995 Madison Dr Naperville, IL	2.0	2.5	1793	$3,000	$1.67	13d	1	1.19mi
2420 Harbor Ct Aurora, IL	3.0	2.0	1705	$3,150	$1.85	26d	1	1.21mi
710 S Eola Rd Aurora, IL	1.0–2.0	1.0–2.0	1105	$2,448	$2.22	0d	32	1.23mi
3302 Acorn Ct Aurora, IL	3.0	1.0	1018	$1,900	$1.87	26d	1	1.27mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 6 events

1. 2026-06-21
   statusdays on marketlisting id $300,000 Active 2 DOM
2. 2026-06-18
   days on market $300,000 Coming Soon 3 DOM
3. 2026-06-17
   days on market $300,000 Coming Soon 2 DOM
4. 2026-06-16
   remarks 695-char remark
5. 2026-06-16
   remarks 691-char remark
6. 2026-06-16
   listed $300,000 Coming Soon 1 DOM

ⓘ 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: $30,841
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − HOA: −$276
• − Depreciation: −$8,727
• Taxable loss: −$5,902
• Est. tax savings @ 24.0%: +$1,416
• After-tax cash flow: $626/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: Indian Prairie CUSD 204
• NCES district ID: 1741690
• Math proficiency: 47% ▼ -10.00%
• Reading proficiency: 47% ▼ -12.00%
• Median HH income: $100,618
• Composite: 45.14/100
• National rank: #2680
• State rank: #52 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: DuPage County · 904,569 people
• City population: 186,692
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 39,358
• Household income: $98,008
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1270.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 38% Hispanic / Latino 23% Asian 20% Two or more races 15% Black 14%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Romanian 5% Italian 1% Slovak 1%
• Foreign-born: 24% · Canada, China, South Korea
• Languages at home: 64% English-only · Spanish 16% Other Indo-European 8% Other Asian/Pacific 5%

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: ▼ -116.46%
• Current HPI: 228.255
• Rent YoY: ▲ 4.91%
• 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