263 Green Ct · Wood Dale, IL 60191

$375,000

4 bd · 1.5 ba · 1,584 sqft · Townhouse public records · 6 Days on market

Built 1966 1,200 sqft lot Est $328k · 14% over $385/mo HOA · 12% of rent

---

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 +9.1/30.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

RARELY AVAILABLE 4 BEDROOM TOWNHOME IN GEORGETOWN! KITCHEN FEATURES NEW GRANITE COUNTER-TOPS, BRAND NEW SS APPLIANCES. ALL NEW FLOORING. THE HOME HAS BEEN FRESHLY PAINTED THROUGH-OUT. UPDATED BATH, NEW ELECTRIC PANEL, NEW SUMP PUMP! HUGE SUN-FILLED LIVING ROOM WITH NEW CARPET, SEPARATE DINING ROOM. FINISHED BASEMENT WITH LAUNDRY ROOM AND ADDITIONAL STORAGE. FENCED IN BACK YARD. AMENITIES INCLUDE CLUBHOUSE, POOL AND LARGE PLAYGROUND. CLOSE TO PARKS, TRAIN, SHOPPING AND RESTAURANTS! BROKER OWNED.

Key facts

• Brand new kitchen
• Large backyard
• New deck

Tags

• DESIGNER INSPIRED INTERIOR
• BRAND NEW KITCHEN
• GRANITE COUNTERTOP
• LARGE BACKYARD
• NEW DECK
• FULLY FINISHED BASEMENT

Property features AI

Finance

• Other: 5 units in the building
• HOA & community: HOA fee $385 monthly; HOA covers clubhouse, pool, lawn care, and snow removal; Pets allowed (cats and dogs permitted; large pet weight allowed)

Exterior

• Parking: 2 parking spaces
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single, townhouse - 2 story; Entry level is 1; Fee simple ownership with homeowners association
• Construction: Built 51-60 years ago; Vinyl siding and brick exterior; Built before 1978
• Exterior features: Lot dimensions approximately 24 x 50; School bus service available

Interior

• Kitchen: Kitchen on main level (22 x 10)
• Bedrooms: 4 bedrooms (all on second floor); Master bedroom on second floor
• Flooring: Vinyl flooring throughout main and second-level rooms; Bay window in living room
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas, forced air heating; Central air conditioning
• Interior features: Finished full basement; Total of 7 rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $375k.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $324k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $317k (15.6% below list).
• Recommended offer: $317k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.2% in Wood Dale — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#328 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: commute C-, amenities D, health & safety F.
• Fenton Chsd 100 (suburban): math 20% / reading 26% proficiency, ranked #335 of 620 in IL (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Fenton High School (math 20% / reading 26%, grade F, #312 of 693 statewide, top 46%, 1,448 students, 0% FRL).
• Market conditions: 27 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).

Forward outlook

• 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $196k; list at $375k implies a 92% gain — meaningful room to come down on a strong offer.

Recommended offer $316,683 (15.6% 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 1966 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $327,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
243 Washington Sq	0.05mi	4/2.0	1,584 (0%)	6mo	$309,900	$196	91
266 Station Dr	0.07mi	4/1.5	1,584 (0%)	14mo	$322,000	$203	85
213 Prospect Ave	0.17mi	3/1.5 (-1)	1,676 (+6%)	5mo	$305,000	$182	73
171 N Clare Ct	0.21mi	3/2.5 (-1)	1,510 (-5%)	5mo	$265,000	$175	69
194 N Clare Ct	0.18mi	3/2.5 (-1)	1,725 (+9%)	4mo	$420,000	$243	65
502 W Clare Ct	0.24mi	3/2.5 (-1)	1,510 (-5%)	15mo	$313,000	$207	60
254 Lafayette St	0.10mi	3/1.5 (-1)	1,440 (-9%)	19mo	$289,000	$201	59
492 Victoria Ln #0	0.35mi	3/2.5 (-1)	1,725 (+9%)	0mo	$400,000	$232	59
183 Prospect Ave	0.23mi	3/2.5 (-1)	1,710 (+8%)	14mo	$335,000	$196	56
499 Sarah Ct	0.26mi	3/2.5 (-1)	1,725 (+9%)	12mo	$392,000	$227	54
503 Sarah Ct	0.26mi	3/2.5 (-1)	1,710 (+8%)	18mo	$356,000	$208	50
499 W Clare Ct	0.21mi	3/2.5 (-1)	1,785 (+13%)	18mo	$372,000	$208	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -21.8%
• Equity multiple: 0.25×
• Total profit: $-79,018
• Equity at exit: $55,914

10-year hold

• IRR: -15.4%
• Equity multiple: 0.13×
• Total profit: $-91,837
• Equity at exit: $32,423

Cash invested: $105,000 (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 60191

• Active inventory: 27
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,167 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$283 /mo · $3,399/yr
• Insurance: −$156
• HOA: −$385
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $-289

Break-even live

Break-even rent $3,533

Max offer price $323,904

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Washington Sq Wood Dale, IL	3.0	1.5	1230	$3,000	$2.44	1d	1	0.07mi
366 N Hemlock Ave Wood Dale, IL	4.0	2.0	1728	$5,250	$3.04	24d	1	1.47mi

HOA detail

• Monthly dues: $385 · $4,620/yr
• Likely covers: electricpool

Listing history 6 events

1. 2026-06-18
   days on market $375,000 Active 6 DOM
2. 2026-06-17
   days on market $375,000 Active 5 DOM
3. 2026-06-16
   days on market $375,000 Active 4 DOM
4. 2026-06-15
   days on market $375,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $375,000 Active 1 DOM

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

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $3,399 · $283/mo
• Projected year-2 tax: $5,956 · $496/mo
• Expected delta: +$2,557/yr (+$213/mo · 75.2%)

ⓘ 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 ≥101°F today · 14 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: $38,002
• − Mortgage interest: −$21,006
• − Property taxes: −$3,399
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,040
• − Management: −$3,040
• − HOA: −$4,620
• − Depreciation: −$10,909
• Taxable loss: −$9,887
• Est. tax savings @ 24.0%: +$2,373
• After-tax cash flow: $-1,098/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: Fenton Chsd 100
• NCES district ID: 1715030
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 26% ▼ -2.00%
• Median HH income: $62,621
• Composite: 21.59/100
• National rank: #8301
• State rank: #335 of 620 in IL

Livability — Wood Dale

• Score: 71/100
• State rank: #328
• US rank: #6529

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wood Dale, IL
• City population: 14,381
• Population (ZIP): 14,381

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 29% Two or more races 17% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 19% Puerto Rican 3%
• Common ancestry: Romanian 16% Lithuanian 2% Italian 2%
• Foreign-born: 27% · Canada
• Languages at home: 54% English-only · Spanish 21% Russian/Polish/Slavic 17% Other Indo-European 6%

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: ▼ -116.09%
• Current HPI: 210.3816
• Rent YoY: —
• Metro: —
• 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

+257.1% since first listed

8 events — show timeline

• 2026-06-12 Listed $375,000 MRED as Distributed by MLS Grid
• 2020-08-03 Sold (Public Records) $195,667 Public Records
• 2020-06-29 Sold (MLS) $195,000 MRED as Distributed by MLS Grid
• 2020-04-30 Pending — MRED as Distributed by MLS Grid
• 2020-04-27 Listed $199,900 MRED as Distributed by MLS Grid
• 2006-12-26 Sold (Public Records) $200,000 Public Records
• 1999-08-03 Sold (Public Records) $120,667 Public Records
• 1994-05-13 Sold (Public Records) $105,000 Public Records

Property tax history

-0.4%/yr

Latest (2017): $3,399 · +4.2% YoY. Source: county tax records.