124 Chicago Rd · Oswego, IL 60543

$199,900

3 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 1 Days on market

Built 1940 0.83 ac lot Est $307k · 35% under

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Why this score? — see what drove the B 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Serene Riverfront Retreat in the Heart of Oswego - Nestled on a generous 0.83-acre exclusive rear lot with 140 feet of scenic Waubonsie Creek frontage, this unique property offers a rare opportunity to restore a once-glorious retreat to its original prestige. Perfectly situated in the heart of Oswego, this hidden gem seamlessly combines natural tranquility with exceptional investment potential. The property consists of two separate parcels: one encompassing the physical structures and a second dedicated parcel providing private access. Main Residence: Features 3 bedrooms, a full kitchen, a formal dining room, and a spacious living room. The full basement includes a convenient walk-out to a

Key facts

• 0.83 acre lot
• 2 garage spots
• Built 1940

Property features AI

Finance

• Other: Property tax information available (not included per instructions)
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned) — 2 garage spaces; 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Built 81–90 years ago; Fee simple ownership; Not rebuilt or rehabbed; Lot dimensions approx. 129 x 270
• Construction: Construction materials: Other; Built before 1978
• Exterior features: Patio; Outdoor grill; Other exterior features; Water view with stream; Wooded, irregular lot located toward the rear

Interior

• Kitchen: Range; Refrigerator; Main-level kitchen with eating area/table space
• Bedrooms: Four bedrooms (Master bedroom on main level; other bedrooms on main and second levels)
• Bathrooms: One full bathroom
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Nine total rooms; Full, unfinished basement; Wood-burning fireplace in the living room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 10.1% vs local median 3.9% in Oswego — 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 81/100 on livability (#83 in IL, #1,366 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute 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: Old Post Elementary School (math 27% / reading 37%, grade F, #586 of 2,056 statewide, top 31%, 418 students, 0% FRL); Thompson Jr High School (math 21% / reading 28%, grade F, #332 of 665 statewide, top 55%, 840 students, 0% FRL); Oswego High School (math 29% / reading 36%, grade F, #152 of 693 statewide, top 22%, 2,901 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: Rents rising fast (+4.5%/yr); 296 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 706 units permitted in Kendall County in 2024 (263 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 $6k of value loss. Plan a longer hold.
• Kendall County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.34% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.68%
• DSCR: 1.61
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $307,164
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 E Benton St	0.44mi	3/1.0	1,120 (+4%)	0mo	$290,000	$259	72
104 Park St	0.29mi	2/2.0 (-1)	1,064 (-1%)	8mo	$339,900	$319	69
281 Chicago Rd	0.21mi	3/1.0	988 (-8%)	12mo	$289,900	$293	67
99 Park St	0.26mi	2/2.0 (-1)	1,044 (-3%)	9mo	$298,500	$286	66
137 E Tyler St	0.43mi	2/1.0 (-1)	1,050 (-2%)	9mo	$269,900	$257	63
26 E Tyler St	0.37mi	2/1.0 (-1)	1,026 (-4%)	9mo	$260,000	$253	62
131 E Jackson St	0.34mi	3/1.5	1,176 (+10%)	7mo	$307,000	$261	60
96 E Jackson St	0.26mi	2/1.5 (-1)	1,000 (-7%)	11mo	$355,000	$355	60
26 E Van Buren St	0.31mi	2/2.0 (-1)	1,216 (+13%)	1mo	$320,000	$263	54
130 Fox Chase Dr S	0.61mi	3/2.0	1,171 (+9%)	2mo	$365,000	$312	50
4450 State Route 71	0.54mi	2/1.0 (-1)	1,176 (+10%)	7mo	$273,500	$233	48
431 Badger Ln	0.71mi	3/2.0	1,171 (+9%)	4mo	$387,500	$331	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 · 4.47% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $8,862
• Equity at exit: $29,806

10-year hold

• IRR: 15.0%
• Equity multiple: 2.31×
• Total profit: $73,067
• Equity at exit: $17,284

Cash invested: $55,972 (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 60543

• Home prices YoY: -30.3%
• Rents YoY: 4.5%
• Active inventory: 296
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,685 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$351 /mo · $4,217/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $582

Break-even live

Break-even rent $1,947

Max offer price $199,900

Occupancy floor 73%

Sensitivity live

Price	-10% $695	-5% $639	+0% $582	+5% $526	+10% $469
Rent	-10% $370	-5% $476	+0% $582	+5% $688	+10% $794
Rate	-1.0pp $683	-0.5pp $633	base $582	+0.5pp $531	+1.0pp $478

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
77 S Adams St Unit 529 Oswego, IL	2.0	2.0	1169	$2,695	$2.31	44d	1	0.29mi
77 S Adams St Unit 621 Oswego, IL	2.0	2.0	1047	$2,325	$2.22	44d	1	0.29mi
77 S Adams St Unit 625 Oswego, IL	2.0	2.0	1050	$2,395	$2.28	44d	1	0.29mi
77 S Adams St Unit 629 Oswego, IL	2.0	2.0	1169	$2,750	$2.35	44d	1	0.29mi
205 S Adams St Oswego, IL	2.0	1.0	1185	$1,975	$1.67	44d	1	0.46mi
178 Eisenhower Dr Oswego, IL	3.0	2.5	1456	$2,800	$1.92	8d	1	0.86mi
156 Dolores St Oswego, IL	3.0	1.5	1464	$2,411	$1.65	8d	1	1.23mi
103 Harbor Dr Unit B Oswego, IL	2.0	1.0	925	$1,650	$1.78	25d	1	1.36mi
501 Vinca Ln Oswego, IL	2.0–3.0	1.5–2.5	1792	$4,000	$2.23	0d	19	1.42mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $199,900 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: $4,217 · $351/mo
• Projected year-2 tax: $4,377 · $365/mo
• Expected delta: +$161/yr (+$13/mo · 3.8%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% 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: $32,215
• − Mortgage interest: −$11,198
• − Property taxes: −$4,217
• − Insurance: −$1,666
• − Repairs & maintenance: −$2,577
• − Management: −$2,577
• − Depreciation: −$5,815
• Taxable income: $4,166
• Est. tax owed @ 24.0%: −$1,000
• After-tax cash flow: $5,988/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 — Oswego

• Score: 81/100
• State rank: #83
• US rank: #1366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oswego, IL
• County: Kendall County · 71,842 people
• City population: 43,047
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 43,047
• Household income: $119,371
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 317.0

Population outlook (Kendall County) Hauer SSP2

• Today (2025): 138,283 people
• By 2030: 144,935 · +4.8%
• By 2040: 156,944 · +13.5%
• By 2050: 165,424 · +19.6%
• By 2075: 174,715 · +26.3%
• By 2100: 168,523 · +21.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 18% Two or more races 13% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Romanian 7% Lithuanian 2% Italian 2%
• Foreign-born: 13% · Canada
• Languages at home: 79% English-only · Spanish 14% Other Indo-European 2% Russian/Polish/Slavic 2%

Political lean MEDSL · Kendall

• 2024 margin: Toss-up / Even · D 50.0% · R 48.5% · Other 1.6%
• 2008→2024 swing: -5.7pp toward R · 2008: 7.2pp · 2024: 1.5pp
• All cycles: 2024: D+1.5 2020: D+5.7 2016: R+1.5 2012: R+4.1 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.42%
• Current HPI: 210.3944
• Rent YoY: ▲ 4.47%
• 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

3 events — show timeline

• 2026-06-18 Listed $199,900 MRED as Distributed by MLS Grid
• 2026-06-18 Listing Removed — MRED as Distributed by MLS Grid
• 2026-06-18 Listed — MRED as Distributed by MLS Grid

Property tax history

-1.3%/yr

Latest (2024): $4,217 · +4.7% YoY. Source: county tax records.