1965 Eastwick Ln · Aurora, IL 60503

$485,000

4 bd · 2.5 ba · 2,293 sqft · SingleFamily public records · 3 Days on market

Built 1999 7,278 sqft lot Est $516k · 6% 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 +10.2/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0

Listing remarks

Check back on the official launch date to see all the details on this fantastic new listing! No agent? Text the Listing Agent Christy Alwin at 630-399-0356 for a showing. (No Buyers Agency Agreement needed!)

Key facts

• 7,278 sq ft lot
• Garage
• Built 1999

Property features AI

Exterior

• Parking: Has garage
• Home design: Single-family home built in 1999; Two-story (assumed from typical single-family layout)
• Construction: Built in 1999
• Exterior features: Lot approximately 7,278 sq ft

Interior

• Bedrooms: Four bedrooms
• Bathrooms: Three full bathrooms and one half bathroom
• Interior features: 4 bedrooms total; 3.5 bathrooms total

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $485k.

Deal economics

• At list price, monthly cash flow is $-680 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $387k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (30.3% below list).
• Recommended offer: $338k (30.3% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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: schools F, 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.
• Market conditions: 124 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 706 units permitted in Kendall County in 2024 (263 in 5+ unit buildings).

Forward outlook

• In year one you build about $52k of equity ($3k loan paydown + $48k appreciation (10.0% local appreciation)).
• Kendall County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$83k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $338,224 (30.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.70% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.01%
• DSCR: 0.73
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $515,925
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1998 Conway Ln	0.02mi	4/2.5	2,304 (+0%)	4mo	$393,000	$171	95
1970 Summerlin Dr	0.22mi	5/3.5 (+1)	2,292 (-0%)	2mo	$480,000	$209	79
1935 Chesterfield Ln	0.16mi	4/3.5	2,462 (+7%)	1mo	$545,000	$221	75
1800 Diamond Creek Ln	0.28mi	4/2.5	2,100 (-8%)	2mo	$450,000	$214	71
1900 Canyon Creek Dr	0.27mi	4/2.5	2,051 (-11%)	3mo	$499,990	$244	68
1830 Canyon Creek Dr	0.27mi	4/2.5	2,051 (-11%)	3mo	$514,990	$251	68
1870 Canyon Creek Dr	0.27mi	4/2.5	2,051 (-11%)	5mo	$528,990	$258	65
1875 Keating Dr	0.40mi	4/2.5	2,051 (-11%)	1mo	$513,990	$251	62
1870 Keating Dr	0.40mi	4/2.5	2,600 (+13%)	1mo	$583,990	$225	58
1042 Emerald Dr	0.69mi	4/2.5	2,051 (-11%)	3mo	$473,990	$231	47
1966 Congrove Dr	0.54mi	3/2.5 (-1)	1,990 (-13%)	2mo	$430,600	$216	46
1038 Emerald Dr	0.70mi	4/2.5	2,051 (-11%)	6mo	$459,990	$224	45

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: 20.0%
• Equity multiple: 2.63×
• Total profit: $220,901
• Equity at exit: $436,926

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $684,664
• Equity at exit: $942,248

Cash invested: $135,800 (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: 124
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $3,382 high
• Mortgage (P&I): −$2,543
• Tax est. 1.5%: −$606 /mo · $7,275/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $-680

Break-even live

Break-even rent $4,243

Max offer price $386,638

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1998 Conway Ln Aurora, IL	4.0	2.5	2304	$3,200	$1.39	44d	1	0.01mi
2048 Canyon Creek Ct Aurora, IL	4.0	2.5	1794	$3,400	$1.90	22d	1	0.21mi
1801 Turtle Creek Dr Aurora, IL	3.0	2.5	1794	$3,300	$1.84	18d	1	0.26mi
1847 Clubhouse Dr Aurora, IL	1.0–3.0	1.0–2.0	1238	$2,781	$2.25	2d	24	0.28mi
1870 Canyon Creek Dr Aurora, IL	5.0	2.5	2051	$4,200	$2.05	11d	1	0.29mi
2337 Summerlin Dr Aurora, IL	3.0	1.5	1700	$2,500	$1.47	44d	1	0.49mi
2226 Daybreak Dr #2226 Aurora, IL	3.0	2.5	1627	$2,500	$1.54	44d	1	0.94mi
2036 Antietam Ct Aurora, IL	4.0	2.5	2345	$3,450	$1.47	3d	1	1.09mi
260 Devoe Dr Oswego, IL	3.0	2.5	1704	$2,400	$1.41	13d	1	1.43mi
159 Chapin Way Oswego, IL	4.0	3.5	2415	$3,500	$1.45	19d	1	1.45mi

Listing history 4 events

1. 2026-06-18
   days on market $485,000 Coming Soon 3 DOM
2. 2026-06-17
   days on market $485,000 Coming Soon 2 DOM
3. 2026-06-16
   remarks 207-char remark
4. 2026-06-16
   listed $485,000 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: $40,587
• − Mortgage interest: −$27,168
• − Property taxes: −$7,275
• − Insurance: −$2,425
• − Repairs & maintenance: −$3,247
• − Management: −$3,247
• − Depreciation: −$14,109
• Taxable loss: −$16,884
• Est. tax savings @ 24.0%: +$4,052
• After-tax cash flow: $-4,105/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 (Kendall County) Hauer SSP2

• Today (2025): 138,283 people
• By 2030: 144,935 · +4.8%
• By 2040: 156,944 · +13.5%
• By 2050: 165,424 · +19.6%
• By 2075: 174,715 · +26.3%
• By 2100: 168,523 · +21.9%

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 · Kendall

• 2024 margin: Toss-up / Even · D 50.0% · R 48.5% · Other 1.6%
• 2008→2024 swing: -5.7pp toward R · 2008: 7.2pp · 2024: 1.5pp
• All cycles: 2024: D+1.5 2020: D+5.7 2016: R+1.5 2012: R+4.1 2008: D+7.2

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