1848 Kerrybrook Ct #1848 · Sycamore, IL 60178

$175,000

2 bd · 1.0 ba · 1,096 sqft · Condo · 3 Days on market

Built 1989 $219/mo HOA · 14% of rent

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Why this score? — see what drove the F 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 +8.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor or 1st time buyer...Location, Location, Location...Quiet community...close to everything. Not a SS or foreclosure. Move-In Ready! Master BR has sink/vanity off full bath. Penthouse...Green space view off your private balcony. Not a drive by...come in and check it out! Community Pool & Clubhouse. Siding Replacement Sch Summer 2012 on this bldg and will be the same as unit across the street.

Key facts

• Private balcony
• Walk-in closet
• Community clubhouse

Tags

• PRIVATE BALCONY
• WALK-IN CLOSET
• COMMUNITY CLUBHOUSE
• INGROUND SWIMMING POOL
• TENNIS AND PICKLEBALL COURTS
• BASKETBALL COURT

Property features AI

Finance

• Other: Subdivision: Woodgate; School bus service available; Not currently leased
• HOA & community: Monthly association fee of $219; HOA fee covers parking, insurance, clubhouse, pool, exterior maintenance, lawn care, and snow removal; Pets allowed (cats and dogs), pet policy permissive

Exterior

• Parking: Attached garage (garage owned) with garage door opener; Asphalt parking; Total of 1 parking space
• Security: Smoke/CO detectors present
• Utilities: Public water; Public sewer; Electric with circuit breakers; Gas for heating and water heater
• Home design: Attached single condo (PENTHOUSE model); Entry level 2; Fee simple ownership with homeowners association; Building contains 4 units; Asphalt roof
• Construction: Built 31–40 years ago; Vinyl siding; Concrete perimeter foundation
• Exterior features: Deck

Interior

• Kitchen: Galley kitchen (9 x 8), laminate flooring; Range, microwave, dishwasher, refrigerator, electric oven, disposal
• Bedrooms: Master bedroom on main level (13 x 14), carpeted; Second bedroom on main level (11 x 10), carpeted
• Flooring: Carpet in main living areas and bedrooms; Laminate in kitchen; Vinyl in laundry
• Bathrooms: One full bathroom
• Fireplace: One gas-log fireplace in the living room
• Heating & cooling: Natural gas forced air heating; Central air conditioning; CO detectors and ceiling fans installed; Circuit breaker electrical
• Interior features: Walk-in closet(s); Skylight(s) and window treatments (drapes); Five total rooms
• Laundry & utility: Upper-level laundry with washer hookup — in-unit laundry closet (5 x 6), vinyl flooring; Washer and dryer included; Gas water heater

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 $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (7.3% below list).
• Recommended offer: $154k (12.2% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 2.5% in Sycamore — 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 (#203 in IL, #3,734 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, housing A+; Watch: amenities F.
• Sycamore CUSD 427 (suburban): math 26% / reading 32% proficiency, ranked #234 of 620 in IL (top 38%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Sycamore Middle School (math 20% / reading 26%, grade F, #377 of 665 statewide, top 58%, 822 students, 0% FRL); Sycamore High School (math 28% / reading 38%, grade F, #151 of 693 statewide, top 22%, 1,191 students, 0% FRL) — zoned schools average 0% FRL vs 23% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 121 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 260 units permitted in DeKalb County in 2024 (73 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.
• DeKalb County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $59k; list at $175k implies a 197% gain — meaningful room to come down on a strong offer.

Recommended offer $153,725 (12.2% 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. 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. 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 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: 0.93% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -22.2%
• Equity multiple: 0.23×
• Total profit: $-37,563
• Equity at exit: $26,093

10-year hold

• IRR: -16.0%
• Equity multiple: 0.10×
• Total profit: $-44,121
• 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 60178

• Active inventory: 121
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$219
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-147

Break-even live

Break-even rent $1,808

Max offer price $153,725

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

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1846 Kerrybrook Ct #1846 Sycamore, IL	2.0	1.0	1050	$1,750	$1.67	1d	1	0.04mi
2050 Coltonville Rd Unit 2050 Sycamore, IL	2.0	1.0	725	$975	$1.34	1d	1	0.29mi
400 S Peace Rd Sycamore, IL	2.0	1.5	1155	$1,800	$1.56	1d	1	1.01mi
927 Townsend St Sycamore, IL	3.0	2.0	988	$1,925	$1.95	43d	1	1.48mi

HOA detail condo

• Monthly dues: $219 · $2,628/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-18
   days on market $175,000 Active 3 DOM
2. 2026-06-17
   days on market $175,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $175,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,464
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − HOA: −$2,628
• − Depreciation: −$5,091
• Taxable loss: −$4,672
• Est. tax savings @ 24.0%: +$1,121
• After-tax cash flow: $-643/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: Sycamore CUSD 427
• NCES district ID: 1738460
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 32% ▼ -13.00%
• Median HH income: $68,274
• Composite: 27.1/100
• National rank: #7041
• State rank: #234 of 620 in IL

Livability — Sycamore

• Score: 76/100
• State rank: #203
• US rank: #3734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sycamore, IL
• County: DeKalb County · 64,760 people
• City population: 22,224
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 22,224
• Household income: $92,913
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 403.0

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 104,983 people
• By 2030: 104,428 · -0.5%
• By 2040: 102,199 · -2.7%
• By 2050: 99,303 · -5.4%
• By 2075: 93,978 · -10.5%
• By 2100: 88,527 · -15.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 4% Black 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 8% Lithuanian 4% Portuguese 4%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 5% Russian/Polish/Slavic 1%

Political lean MEDSL · DeKalb

• 2024 margin: Toss-up / Even · D 50.1% · R 48.1% · Other 1.7%
• 2008→2024 swing: -14.8pp toward R · 2008: 16.8pp · 2024: 2.0pp
• All cycles: 2024: D+2.0 2020: D+5.7 2016: D+3.0 2012: D+5.5 2008: D+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -253.78%
• Current HPI: 187.7932
• 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

+94.7% since first listed

26 events — show timeline

• 2026-06-15 Listed $175,000 MRED as Distributed by MLS Grid
• 2012-04-23 Sold (MLS) $59,000 MRED as Distributed by MLS Grid
• 2012-04-11 Pending — MRED as Distributed by MLS Grid
• 2012-02-29 Price Changed $68,900 MRED as Distributed by MLS Grid
• 2012-01-10 Price Changed $71,900 MRED as Distributed by MLS Grid
• 2011-12-09 Price Changed $79,900 MRED as Distributed by MLS Grid
• 2011-11-17 Listed $89,900 MRED as Distributed by MLS Grid
• 2011-08-14 Listing Removed — MRED as Distributed by MLS Grid
• 2011-02-18 Price Changed — MRED as Distributed by MLS Grid
• 2010-06-07 Price Changed — MRED as Distributed by MLS Grid
• 2010-05-21 Price Changed — MRED as Distributed by MLS Grid
• 2010-04-19 Price Changed — MRED as Distributed by MLS Grid
• 2010-04-06 Price Changed — MRED as Distributed by MLS Grid
• 2010-03-23 Price Changed — MRED as Distributed by MLS Grid
• 2010-02-22 Price Changed — MRED as Distributed by MLS Grid
• 2010-02-15 Price Changed — MRED as Distributed by MLS Grid
• 2010-02-08 Price Changed — MRED as Distributed by MLS Grid
• 2010-02-01 Price Changed — MRED as Distributed by MLS Grid
• 2009-12-18 Price Changed — MRED as Distributed by MLS Grid
• 2009-10-29 Price Changed — MRED as Distributed by MLS Grid
• 2009-10-01 Price Changed — MRED as Distributed by MLS Grid
• 2009-08-03 Price Changed — MRED as Distributed by MLS Grid
• 2009-06-02 Price Changed — MRED as Distributed by MLS Grid
• 2009-05-08 Price Changed — MRED as Distributed by MLS Grid
• 2009-04-01 Price Changed — MRED as Distributed by MLS Grid
• 2009-02-16 Listed — MRED as Distributed by MLS Grid