2264 Daybreak Dr · Aurora, IL 60503

$299,999

3 bd · 2.5 ba · 1,396 sqft · Townhouse public records · 18 Days on market

Built 2000 Est $295k · at est. $360/mo HOA · 14% 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).

• Appreciation +10.0/10.0
• ARV discount +6.7/15.0
• Cash flow +6.1/30.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Listing remarks MLS

See attachment for PAS requirements and WFHM offer submittal information in MLS document section. Fresh Paint, New Carpeting / Flooring, Balcony, 2 car attached garage, 1 minute walk to 7-11, CVS, Dentist, Cleaners & Bank!! 2 Minutes to Dunkin Donuts!! School District 308. Sold AS IS Seller Never Occupied No Disclosures. Final Sale subject to corporate approval. Taxes will be pro rate at 100% of most recent tax bill.

Key facts

• Private deck
• Recreation room
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• PRIVATE DECK
• OVERSIZED FAMILY ROOM
• UPDATED FLOORING
• HOME OFFICE
• RECREATION ROOM

Property features AI

Finance

• Other: Part of a 4-unit building; Living area per assessor; School bus service available; Subdivision: Ogden Pointe at the Wheatlands
• HOA & community: Monthly association fee of $214; Association fee covers exterior maintenance, lawn care and snow removal; Manager off-site; Pets allowed (cats and dogs; number limit; max pet weight listed)

Exterior

• Parking: Attached garage (total 2 parking spaces, 2 garage spaces)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Attached single-family condo; Townhouse — 2 story; Entry level is 1
• Construction: 26–30 years old; Aluminum and vinyl siding
• Exterior features: Common grounds; Balcony

Interior

• Kitchen: Kitchen on main level with vinyl flooring
• Bedrooms: 3 bedrooms (master and two additional bedrooms on second level)
• Flooring: Carpet in bedrooms, living room, dining room and family room; Vinyl flooring in kitchen and laundry
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished, daylight basement; 7 total rooms; Balcony
• Laundry & utility: Main-level laundry room (9 x 5) with vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $-559 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (32.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (11.7% below list).
• Recommended offer: $201k (32.9% below list) — sets the bar for cash-flow.

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: 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.
• Zoned schools: The Wheatlands Elementary School (math 39% / reading 46%, grade F, #329 of 2,056 statewide, top 16%, 550 students, 0% FRL); Bednarcik Junior High School (math 39% / reading 38%, grade F, #154 of 665 statewide, top 24%, 571 students, 0% FRL); Oswego East High School (math 35% / reading 40%, grade F, #104 of 693 statewide, top 15%, 2,836 students, 0% FRL) — zoned schools average 0% FRL vs 20% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 122 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Will County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $120k; list at $300k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $201,225 (32.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.99%
• DSCR: 0.64
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $294,556
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2310 Twilight Dr	0.10mi	2/2.5 (-1)	1,396 (0%)	4mo	$298,000	$213	87
2406 Sunshine Ln	0.20mi	2/2.5 (-1)	1,406 (+1%)	2mo	$315,000	$224	83
2233 Hillsboro Ct	0.38mi	3/2.5	1,482 (+6%)	1mo	$340,000	$229	71
2598 Hillsboro Blvd	0.37mi	3/2.5	1,482 (+6%)	2mo	$313,000	$211	71
2578 Hillsboro Blvd Unit -	0.33mi	2/2.5 (-1)	1,482 (+6%)	1mo	$299,500	$202	68
2255 Georgetown Cir	0.37mi	2/1.5 (-1)	1,532 (+10%)	0mo	$275,000	$180	57
2413 Sunrise Cir #2413	0.26mi	2/2.5 (-1)	1,599 (+14%)	2mo	$315,000	$197	57
1850 Wisteria Dr	0.73mi	2/2.0 (-1)	1,448 (+4%)	1mo	$269,500	$186	52
1889 Stoneheather Ave	0.71mi	2/2.5 (-1)	1,448 (+4%)	4mo	$285,000	$197	52
1959 Misty Ridge Ct #1959	0.60mi	2/2.0 (-1)	1,572 (+13%)	3mo	$310,000	$197	42
1893 Indian Hill Ln #0	0.66mi	2/1.5 (-1)	1,196 (-14%)	2mo	$267,000	$223	35
1851 Indian Hill Ln	0.71mi	2/1.5 (-1)	1,196 (-14%)	2mo	$260,000	$217	32

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: 18.7%
• Equity multiple: 2.53×
• Total profit: $128,172
• Equity at exit: $270,263

10-year hold

• IRR: 17.4%
• Equity multiple: 5.84×
• Total profit: $406,236
• Equity at exit: $582,832

Cash invested: $84,000 (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 60503

• Home prices YoY: 4.6%
• Active inventory: 122
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,650 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$594 /mo · $7,130/yr
• Insurance: −$125
• HOA: −$360
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-559

Break-even live

Break-even rent $3,357

Max offer price $201,225

Occupancy floor —

Sensitivity live

Price	-10% $-389	-5% $-474	+0% $-559	+5% $-644	+10% $-729
Rent	-10% $-768	-5% $-664	+0% $-559	+5% $-454	+10% $-350
Rate	-1.0pp $-408	-0.5pp $-483	base $-559	+0.5pp $-637	+1.0pp $-716

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2226 Daybreak Dr #2226 Aurora, IL	3.0	2.5	1627	$2,500	$1.54	45d	1	0.07mi
2205 Daybreak Dr #2205 Aurora, IL	2.0	2.5	1700	$2,500	$1.47	6d	1	0.08mi
2460 Georgetown Cir Aurora, IL	2.0	2.5	1532	$2,400	$1.57	3d	1	0.23mi
2516 Hillsboro Blvd Aurora, IL	2.0	2.5	1482	$2,300	$1.55	19d	1	0.24mi
2531 Congress Ave #2531 Aurora, IL	3.0	2.5	1532	$2,500	$1.63	45d	1	0.29mi
2550 Providence Ave Aurora, IL	2.0	2.5	1550	$2,300	$1.48	45d	1	0.32mi
2575 Hillsboro Blvd Aurora, IL	3.0	2.5	1530	$2,500	$1.63	45d	1	0.34mi
2598 Hillsboro Blvd Aurora, IL	3.0	2.5	1482	$2,395	$1.62	22d	1	0.37mi
2270 Georgetown Cir Unit 2270 Aurora, IL	3.0	2.5	1533	$2,800	$1.83	45d	1	0.38mi
1801 Turtle Creek Dr Aurora, IL	3.0	2.5	1794	$3,300	$1.84	19d	1	0.74mi
2048 Canyon Creek Ct Aurora, IL	4.0	2.5	1794	$3,400	$1.90	23d	1	0.79mi
2337 Summerlin Dr Aurora, IL	3.0	1.5	1700	$2,500	$1.47	45d	1	0.82mi
2333 Summerlin Dr #2333 Aurora, IL	2.0	2.0	1572	$2,500	$1.59	45d	1	0.82mi
1636 Fredericksburg Ln Aurora, IL	2.0	2.0	1168	$2,250	$1.93	45d	1	0.89mi
690 Lincoln Station Dr Oswego, IL	3.0	2.5	1318	$2,100	$1.59	3d	1	0.93mi
669 Lincoln Station Dr #669 Oswego, IL	3.0	2.5	1315	$2,250	$1.71	22d	1	0.94mi
2552 Dickens Dr Unit 2552 Aurora, IL	2.0	2.0	1120	$2,150	$1.92	45d	1	0.99mi
2554 Dickens Dr Aurora, IL	2.0	2.5	1116	$2,050	$1.84	26d	1	0.99mi
652 Lincoln Station Dr Oswego, IL	3.0	2.5	1500	$1,999	$1.33	5d	1	1.00mi
652 Lincoln Station Dr Oswego, IL	3.0	2.5	1500	$1,999	$1.33	19d	1	1.00mi
2565 Dickens Ct Aurora, IL	2.0	2.5	1116	$2,300	$2.06	45d	1	1.00mi
1914 Spinnaker Ct Aurora, IL	3.0	2.5	1412	$3,000	$2.12	45d	1	1.01mi
640 Lincoln Station Dr Oswego, IL	2.0	2.5	1318	$2,100	$1.59	45d	1	1.01mi
644 Lincoln Station Dr #644 Oswego, IL	3.0	2.5	1318	$2,250	$1.71	45d	1	1.01mi
616 Lincoln Station Dr Oswego, IL	2.0	2.5	1318	$2,250	$1.71	26d	1	1.02mi
2454 Frost Dr Unit 2454 Aurora, IL	2.0	2.5	1230	$2,300	$1.87	45d	1	1.02mi
3153 Teal Bay Ct Aurora, IL	2.0	2.5	1600	$2,400	$1.50	8d	1	1.05mi
1419 Farrington Ln Aurora, IL	3.0	1.5	1476	$2,959	$2.00	4d	1	1.06mi
1860 Middlebury Dr Unit 1860 Aurora, IL	2.0	2.5	1471	$2,450	$1.67	20d	1	1.08mi
2873 Carlsbad Cir Aurora, IL	3.0	2.5	1626	$2,990	$1.84	45d	1	1.09mi
3192 Teal Bay Ct Aurora, IL	2.0	2.5	1600	$2,500	$1.56	45d	1	1.10mi
337 Devoe Dr #337 Oswego, IL	3.0	2.5	1500	$2,600	$1.73	26d	1	1.11mi
2503 Dickens Dr #2503 Aurora, IL	2.0	2.0	1150	$2,050	$1.78	45d	1	1.11mi
4475 Monroe Ct Naperville, IL	2.0	2.5	1555	$3,100	$1.99	0d	1	1.12mi
347 Devoe Dr Oswego, IL	3.0	2.5	1520	$2,595	$1.71	14d	1	1.12mi
4462 Monroe Ct Naperville, IL	2.0	2.5	1783	$3,400	$1.91	45d	1	1.13mi
1464 Farrington Ln Aurora, IL	4.0	2.5	1836	$3,300	$1.80	0d	1	1.14mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1588	$2,795	$1.76	13d	1	1.14mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1588	$2,795	$1.76	45d	1	1.14mi
4456 Monroe Ct Naperville, IL	2.0	2.5	1600	$2,850	$1.78	2d	1	1.14mi

HOA detail

• Monthly dues: $360 · $4,320/yr

Listing history 11 events

1. 2026-06-21
   days on market $299,999 Active 18 DOM
2. 2026-06-18
   days on market $299,999 Active 15 DOM
3. 2026-06-17
   days on market $299,999 Active 14 DOM
4. 2026-06-16
   days on market $299,999 Active 13 DOM
5. 2026-06-15
   days on market $299,999 Active 12 DOM
6. 2026-06-13
   days on market $299,999 Active 10 DOM
7. 2026-06-09
   days on market $299,999 Active 6 DOM
8. 2026-06-08
   days on market $299,999 Active 5 DOM
9. 2026-06-07
   days on market $299,999 Active 4 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $299,999 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: $7,130 · $594/mo
• Projected year-2 tax: $7,130 · $594/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,796
• − Mortgage interest: −$16,805
• − Property taxes: −$7,130
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − HOA: −$4,320
• − Depreciation: −$8,727
• Taxable loss: −$11,773
• Est. tax savings @ 24.0%: +$2,826
• After-tax cash flow: $-3,884/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 (Will County) Hauer SSP2

• Today (2025): 705,368 people
• By 2030: 708,154 · +0.4%
• By 2040: 702,692 · -0.4%
• By 2050: 680,249 · -3.6%
• By 2075: 611,990 · -13.2%
• By 2100: 516,215 · -26.8%

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 · Will

• 2024 margin: Toss-up / Even · D 50.1% · R 48.5% · Other 1.4%
• 2008→2024 swing: -11.6pp toward R · 2008: 13.2pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+8.3 2016: D+5.7 2012: D+3.7 2008: D+13.2

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

Price history

+115.7% since first listed

13 events — show timeline

• 2026-06-03 Listed $299,999 MRED as Distributed by MLS Grid
• 2015-02-20 Sold (MLS) $120,100 MRED as Distributed by MLS Grid
• 2015-01-03 Pending — MRED as Distributed by MLS Grid
• 2014-12-17 Contingent — MRED as Distributed by MLS Grid
• 2014-12-03 Price Changed $119,900 MRED as Distributed by MLS Grid
• 2014-11-22 Relisted — MRED as Distributed by MLS Grid
• 2014-10-23 Pending — MRED as Distributed by MLS Grid
• 2014-10-14 Contingent — MRED as Distributed by MLS Grid
• 2014-10-08 Price Changed $122,900 MRED as Distributed by MLS Grid
• 2014-10-03 Relisted — MRED as Distributed by MLS Grid
• 2014-09-28 Contingent — MRED as Distributed by MLS Grid
• 2014-08-27 Listed $129,900 MRED as Distributed by MLS Grid
• 2000-10-13 Sold (Public Records) $139,065 Public Records

Property tax history

+3.2%/yr

Latest (2024): $7,130 · +3.5% YoY. Source: county tax records.