N350 County Farm Rd

Winfield, IL 60190

$374,000C-

5 bd · 1.5 ba · 2,000 sqft · Built 1912 · SingleFamily · Active · 40 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,583/mo
• Mortgage (P&I): −$1,961
• Tax + insurance: −$623
• HOA: −$0
• Vac / Maint / Mgmt: −$752
• Net cashflow: $246/mo
• Annual: $2,951/yr
• Cap rate: 7.08%
• Cash-on-cash: 2.82%
• DSCR: 1.13
• 1% rule: 0.96%
• Cash to close: $104,720

Investor read

• This is a 5-bed/1.5-bath single-family listed at $374k. Condition is rated fair.
• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $358k (4.2% below list).
• It's been on market 40 days — a 3% lower offer ($363k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $358k (4.2% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Location reads 81/100 on livability (#88 in IL, #1,455 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• Chsd 94 (suburban): math 20% / reading 21% proficiency, ranked #378 of 620 in IL (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Winfield Primary School (93 students, 0% FRL); Winfield Central School (math 42% / reading 42%, grade D-, #116 of 665 statewide, top 19%, 213 students, 0% FRL); West Chicago Comm High School (math 20% / reading 21%, grade F, #350 of 693 statewide, top 51%, 2,076 students, 0% FRL).
• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 21 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,378 units permitted in DuPage County in 2024 (594 in 5+ unit buildings).
• Cap rate 7.1% vs local median 3.2% in Winfield — 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.

Questions for listing agent

• It's been on market 40 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Moderate: Kitchen cabinets — Cabinets are worn and need updating.
• Moderate: Bathroom fixtures — Fixtures appear old and need replacement.
• Moderate: Paint — Paint is chipped and worn in some areas, requiring touch-ups or repainting.
• Minor: Landscaping — Landscaping is green but not landscaped for curb appeal, requiring some attention.