263 Green Ct

Wood Dale, IL 60191

$375,000F

4 bd · 1.5 ba · 1,584 sqft · Built 1966 · Townhouse · Active · 6 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,167/mo
• Mortgage (P&I): −$1,967
• Tax + insurance: −$440
• HOA: −$385
• Vac / Maint / Mgmt: −$665
• Net cashflow: $-289/mo
• Annual: $-3,471/yr
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• 1% rule: 0.84%
• Cash to close: $105,000

Investor read

• This is a 4-bed/1.5-bath townhouse listed at $375k.
• 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).
• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $317k (15.6% 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 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).
• 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.
• 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.

Questions for listing agent

• 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?
• Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.