1200 S Prospect Ave #108 · Elmhurst, IL 60126

$329,000

2 bd · 2.0 ba · 1,201 sqft · Condo public records · 286 Days on market

Built 2000 $375/mo HOA · 13% 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 +10.2/30.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• 1% rule +3.9/10.0
• Rent growth +3.5/5.0
• DSCR +2.9/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Two Bedroom 2 bath Elmhurst condo currently used as a 1 bedroom with a den. Seller will offer credit to close the open wall between den and living room. Sunny large east facing balcony. Impeccably maintained original owner unit. Seller will also credit to repaint unit and remove wallpaper. Eat in kitchen, open floor plan. Primary has 2 closets and a large bath with double vanity, large tub and separate shower. Well maintained building, unit has underground parking designated space and storage. South Elmhurst location near Elmhurst Hospital and easy access to expressways. Just 5 minutes from Oak Brook Shopping Center

Key facts

• East facing balcony
• Double vanity
• Open floor plan

Tags

• EAST FACING BALCONY
• EAT IN KITCHEN
• OPEN FLOOR PLAN
• LARGE BATH
• DOUBLE VANITY
• SEPARATE SHOWER

Property features AI

Finance

• Other: Building has 24 units
• HOA & community: Monthly association fee of $375; Association fee covers water, parking, insurance, security, exterior maintenance, lawn care, scavenger and snow removal; Pets allowed (cats and dogs); max pet weight 35 lbs

Exterior

• Parking: Heated attached garage (1 garage space; 1 total parking space)
• Security: Association includes security
• Utilities: Water source: Lake Michigan; Public sewer and storm sewer
• Home design: Attached single condo; Entry level 1
• Construction: Brick construction; Approximately 26–30 years old
• Exterior features: Common lot/shared grounds; School bus service, commuter bus and commuter train access; Partial flood zone

Interior

• Kitchen: Kitchen with eating area/table space (13 x 12); Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level with full bath, double sink and tub with separate shower; Second bedroom on main level (11 x 10)
• Flooring: Ceramic tile in foyer and kitchen; Carpet in bedrooms, living room and dining room
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Five total rooms; Foyer; Combined dining and living room; Family room
• Laundry & utility: In-unit laundry (5 x 5); Washer; Dryer; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $329k.

Deal economics

• At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (10.9% below list).
• Recommended offer: $284k (13.7% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 2.4% in Elmhurst — 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 87/100 on livability (#11 in IL, #268 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Dupage Hsd 88 (suburban): math 29% / reading 35% proficiency, ranked #212 of 620 in IL (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stella May Swartz Elem School (math 37% / reading 37%, grade F, #457 of 2,056 statewide, top 24%, 150 students, 0% FRL); John E Albright Middle School (math 22% / reading 32%, grade F, #302 of 665 statewide, top 47%, 197 students, 0% FRL); Willowbrook High School (math 34% / reading 41%, grade F, #104 of 693 statewide, top 15%, 1,992 students, 0% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 129 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,378 units permitted in DuPage County in 2024 (594 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $226k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $283,882 (13.7% 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 286 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-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?
9. 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?
10. 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.
11. 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.
12. 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: 0.89% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.28×
• Total profit: $-66,373
• Equity at exit: $49,055

10-year hold

• IRR: -11.2%
• Equity multiple: 0.29×
• Total profit: $-65,345
• Equity at exit: $28,446

Cash invested: $92,120 (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 60126

• Rents YoY: 4.0%
• Active inventory: 129
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,931 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$267 /mo · $3,208/yr
• Insurance: −$137
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$375
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $-255

Break-even live

Break-even rent $3,255

Max offer price $283,882

Occupancy floor —

Sensitivity live

Price	-10% $-69	-5% $-162	+0% $-255	+5% $-349	+10% $-442
Rent	-10% $-487	-5% $-371	+0% $-255	+5% $-140	+10% $-24
Rate	-1.0pp $-90	-0.5pp $-172	base $-255	+0.5pp $-341	+1.0pp $-427

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Elm Creek Dr Elmhurst, IL	1.0–3.0	1.0–3.5	1582	$3,373	$2.13	0d	30	0.16mi
5 Dewalt Ct Elmhurst, IL	3.0	2.5	1305	$2,700	$2.07	0d	1	0.24mi
1 Charlotte Cir Elmhurst, IL	2.0	2.5	1203	$2,300	$1.91	1d	1	0.27mi
995 S Swain Ave Elmhurst, IL	3.0	2.0	1190	$2,900	$2.44	0d	1	0.46mi
620 Old York Rd Elmhurst, IL	1.0–2.0	1.0	650	$1,695	$2.61	0d	3	0.68mi
0S620 Old York Rd Elmhurst, IL	1.0–2.0	1.0	650	$1,795	$2.76	0d	3	0.73mi
171 E Hale St Elmhurst, IL	3.0	2.0	1295	$3,750	$2.90	26d	1	0.80mi
860 S Spring Rd Elmhurst, IL	3.0	2.0	1456	$3,800	$2.61	14d	1	0.80mi
861 S Hawthorne Ave Elmhurst, IL	3.0	1.5	1216	$3,350	$2.75	0d	1	0.88mi
2150 McDonalds Dr Oak Brook, IL	1.0–3.0	1.0–2.0	1258	$5,214	$4.14	0d	29	0.96mi
2150 McDonalds Dr Oak Brook, IL	1.0	1.0	934	$4,305	$4.61	26d	1	0.96mi
753 S Hawthorne Ave Elmhurst, IL	3.0	2.0	1250	$3,950	$3.16	18d	1	1.11mi
1314 Kensington Rd Oak Brook, IL	2.0	2.0	1000	$1,150	$1.15	26d	1	1.44mi

HOA detail condo

• Monthly dues: $375 · $4,500/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $329,000 Active 286 DOM
2. 2026-06-18
   days on market $329,000 Active 283 DOM
3. 2026-06-17
   days on market $329,000 Active 282 DOM
4. 2026-06-16
   days on market $329,000 Active 281 DOM
5. 2026-06-15
   days on market $329,000 Active 280 DOM
6. 2026-06-13
   days on market $329,000 Active 278 DOM
7. 2026-06-09
   days on market $329,000 Active 274 DOM
8. 2026-06-08
   days on market $329,000 Active 273 DOM
9. 2026-06-07
   days on market $329,000 Active 272 DOM
10. 2026-06-04
    days on market $329,000 Active 269 DOM
11. 2026-06-03
    days on market $329,000 Active 268 DOM
12. 2026-06-02
    days on market $329,000 Active 267 DOM
13. 2026-06-01
    days on market $329,000 Active 266 DOM
14. 2026-05-31
    days on market $329,000 Active 265 DOM
15. 2026-03-04
    price $329,000
16. 2025-10-07
    price $335,000
17. 2025-09-08
    listed $345,000 Active
18. 2003-03-14
    soldstatus $226,000

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

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $3,208 · $267/mo
• Projected year-2 tax: $5,338 · $445/mo
• Expected delta: +$2,130/yr (+$178/mo · 66.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,177
• − Mortgage interest: −$18,429
• − Property taxes: −$3,208
• − Insurance: −$2,442
• − Repairs & maintenance: −$2,814
• − Management: −$2,814
• − HOA: −$4,500
• − Depreciation: −$9,571
• Taxable loss: −$8,602
• Est. tax savings @ 24.0%: +$2,065
• After-tax cash flow: $-1,000/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: Dupage Hsd 88
• NCES district ID: 1713940
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 35% ▲ 3.00%
• Median HH income: $64,846
• Composite: 29.26/100
• National rank: #6561
• State rank: #212 of 620 in IL

Livability — Elmhurst

• Score: 87/100
• State rank: #11
• US rank: #268

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elmhurst, IL
• County: DuPage County · 904,569 people
• City population: 47,516
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 47,516
• Household income: $147,566
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 602.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 9% Asian 7% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 10% Italian 3% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 83% English-only · Spanish 6% Other Indo-European 4% Russian/Polish/Slavic 3%

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: ▼ -545.93%
• Current HPI: 212.3309
• Rent YoY: ▲ 4.00%
• 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

+45.6% since first listed

4 events — show timeline

• 2026-03-04 Price Changed $329,000 MRED as Distributed by MLS Grid
• 2025-10-07 Price Changed $335,000 MRED as Distributed by MLS Grid
• 2025-09-08 Listed $345,000 MRED as Distributed by MLS Grid
• 2003-03-14 Sold (Public Records) $226,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $3,208 · +18.6% YoY. Source: county tax records.