0S044 Kerry Ct

Winfield, IL 60190

$415,000D

3 bd · 2.5 ba · 2,244 sqft · Built 2009 · Other · Active · 26 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,681/mo
• Mortgage (P&I): −$2,176
• Tax + insurance: −$692
• HOA: −$0
• Vac / Maint / Mgmt: −$773
• Net cashflow: $40/mo
• Annual: $480/yr
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• 1% rule: 0.89%
• Cash to close: $116,200

Investor read

• This is a 3-bed/2.5-bath other listed at $415k. Condition is rated good.
• At list price, monthly cash flow is $40 ($480/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $368k (11.3% below list).
• It's been on market 26 days — a 2% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $368k (11.3% 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 $12k of value loss. Plan a longer hold.
• Location reads 81/100 on livability (#88 in IL, #1,455 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• Chsd 94 (suburban): math 20% / reading 21% proficiency, ranked #378 of 620 in IL (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Winfield Primary School (93 students, 0% FRL); Winfield Central School (math 42% / reading 42%, grade D-, #116 of 665 statewide, top 19%, 213 students, 0% FRL); West Chicago Comm High School (math 20% / reading 21%, grade F, #350 of 693 statewide, top 51%, 2,076 students, 0% FRL).
• Market conditions: 21 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).
• Cap rate 6.4% vs local median 3.2% in Winfield — 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.