2275 Country Club Dr #11 · Woodridge, IL 60517

$155,000

1 bd · 1.0 ba · 937 sqft · Condo public records · 17 Days on market

Built 1979 $290/mo HOA · 17% 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 +10.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Updated spacious 1 bedroom condo located in secured building. Living room with sliding glass door leads to balcony (Unit is on 1st floor, above Garden Unit) Separate Dining Room, and Galley Kitchen. Building is directly across from pool and clubhouse. Coin laundry located in lower level. Great Location. Shopping, restaurants I355/I55 minutes away. Great Investment Property. Tenant currently leasing for $1350.

Key facts

• $290 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (10.4% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $139k (10.4% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 2.6% in Woodridge — 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 85/100 on livability (#31 in IL, #570 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities C-, health & safety F.
• Chsd 99 (suburban): math 46% / reading 46% proficiency, ranked #66 of 620 in IL (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.7%/yr); 60 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); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $155k implies a 454% gain — meaningful room to come down on a strong offer.

Recommended offer $138,806 (10.4% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.10% ✓
• Cap rate: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.73% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.32×
• Total profit: $-29,440
• Equity at exit: $23,111

10-year hold

• IRR: -9.6%
• Equity multiple: 0.38×
• Total profit: $-26,869
• Equity at exit: $13,402

Cash invested: $43,400 (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 60517

• Rents YoY: 3.7%
• Active inventory: 60
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$813
• Tax from tax record: −$273 /mo · $3,271/yr
• Insurance: −$65
• HOA: −$290
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-92

Break-even live

Break-even rent $1,823

Max offer price $138,806

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-48	+0% $-92	+5% $-136	+10% $-179
Rent	-10% $-227	-5% $-159	+0% $-92	+5% $-24	+10% $43
Rate	-1.0pp $-14	-0.5pp $-52	base $-92	+0.5pp $-132	+1.0pp $-173

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7731 Woodward Ave Unit 2A Woodridge, IL	2.0	1.0	1000	$1,850	$1.85	25d	1	0.14mi
8055 Janes Ave Woodridge, IL	2.0–3.0	1.0–2.0	1140	$1,900	$1.67	1d	4	0.45mi
7940 Janes Ave Woodridge, IL	1.0–3.0	1.0–2.0	1032	$1,625	$1.57	18d	1	0.49mi
7499 Woodward Ave Woodridge, IL	2.0	1.0	680	$1,575	$2.32	1d	56	0.54mi
2472 Emerald Ct Woodridge, IL	1.0–3.0	1.0–2.0	962	$1,500	$1.56	3d	1	0.61mi
2449 Spring St #3801 Woodridge, IL	2.0	1.0	905	$1,800	$1.99	19d	1	0.67mi
2504 Waterbury Dr Unit 506 Woodridge, IL	2.0	1.0	905	$1,800	$1.99	25d	1	0.71mi
7030 Park Lane Ct Unit 204 Woodridge, IL	2.0	2.0	1102	$2,150	$1.95	22d	1	0.98mi
7030 Barrington Ct #204 Woodridge, IL	2.0	2.0	1102	$2,250	$2.04	25d	1	1.01mi
2709 Northcreek Dr #2102 Woodridge, IL	2.0	1.5	963	$1,850	$1.92	13d	1	1.19mi

HOA detail condo

• Monthly dues: $290 · $3,480/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $155,000 Active 17 DOM
2. 2026-06-17
   days on market $155,000 Active 16 DOM
3. 2026-06-16
   days on market $155,000 Active 15 DOM
4. 2026-06-15
   days on market $155,000 Active 14 DOM
5. 2026-06-13
   days on market $155,000 Active 12 DOM
6. 2026-06-13
   days on market $155,000 Active 11 DOM
7. 2026-06-09
   days on market $155,000 Active 8 DOM
8. 2026-06-08
   days on market $155,000 Active 7 DOM
9. 2026-06-07
   days on market $155,000 Active 6 DOM
10. 2026-06-04
    days on market $155,000 Active 3 DOM
11. 2026-06-03
    days on market $155,000 Active 2 DOM
12. 2026-06-02
    statusdays on market $155,000 Active 1 DOM
13. 2026-06-01
    days on market $155,000 Active (Private) 7 DOM
14. 2026-05-31
    days on market $155,000 Active (Private) 6 DOM
15. 2026-05-25
    historical $155,000
16. 1987-08-01
    soldstatus $28,000

ⓘ 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: $3,271 · $273/mo
• Projected year-2 tax: $3,395 · $283/mo
• Expected delta: +$124/yr (+$10/mo · 3.8%)

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

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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,481
• − Mortgage interest: −$8,682
• − Property taxes: −$3,271
• − Insurance: −$775
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − HOA: −$3,480
• − Depreciation: −$4,509
• Taxable loss: −$3,513
• Est. tax savings @ 24.0%: +$843
• After-tax cash flow: $-257/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: Chsd 99
• NCES district ID: 1712570
• Math proficiency: 46% ▼ -8.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $83,473
• Composite: 42.68/100
• National rank: #3174
• State rank: #66 of 620 in IL

Livability — Woodridge

• Score: 85/100
• State rank: #31
• US rank: #570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodridge, IL
• County: DuPage County · 904,569 people
• City population: 33,156
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 33,156
• Household income: $99,024
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 795.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 17% Two or more races 11% Black 11% Asian 11%
• Hispanic origin (detail): Mexican 12% Puerto Rican 3%
• Common ancestry: Romanian 8% Scandinavian 2% Iranian 2%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 70% English-only · Spanish 13% Other Indo-European 6% Tagalog/Filipino 2%

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: ▼ -201.67%
• Current HPI: 212.2246
• Rent YoY: ▲ 3.73%
• 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

+453.6% since first listed

2 events — show timeline

• 2026-05-25 Coming Soon $155,000 MRED as Distributed by MLS Grid
• 1987-08-01 Sold (Public Records) $28,000 Public Records

Property tax history

+3.3%/yr

Latest (2024): $3,271 · +4.0% YoY. Source: county tax records.