28W686 Townline Rd · Warrenville, IL 60555

$370,000

4 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 100 Days on market

Built 1951 0.46 ac lot $321/sqft · 7% above area Est $388k · at est.

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Why this score? — see what drove the C- 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 +17.3/30.0
• ARV discount +9.6/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this beautifully renovated Cape Cod home! With 4 bedrooms and 1.5 bathrooms, this stunning remodel has been updated from top to bottom, offering everything you're looking for. Step into the stylish kitchen, where brand-new soft-close cabinets and drawers are paired with upgraded hardware for a modern touch. Enjoy the convenience of all-new LG appliances, including a washer and dryer. Upstairs, a brand-new half bath adds comfort and functionality. This home also boasts newer windows, siding, and a roof with brand-new window frames. The basement features a fresh epoxy floor, while brand-new carpeting and an updated full-size bathroom enhance the interior. Outside, a long and spacious asphalt driveway provides ample parking for you and your guests. Completely redesigned and move-in ready, this home won't last long-schedule your showing today!

Key facts

• Soft-close cabinets
• Brand-new half bath
• Stylish kitchen

Tags

• RENOVATED CAPE COD HOME
• STYLISH KITCHEN
• SOFT-CLOSE CABINETS
• UPGRADED HARDWARE
• ALL-NEW LG APPLIANCES
• BRAND-NEW HALF BATH

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/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 $359k (2.9% below list).
• Recommended offer: $337k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.3% in Warrenville — 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 (#96 in IL, #1,550 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, schools D+, amenities F.
• CUSD 200 (suburban): math 43% / reading 44% proficiency, ranked #78 of 620 in IL (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.3%/yr); 22 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,378 units permitted in DuPage County in 2024 (594 in 5+ unit buildings).
• This rent runs 42% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 100 days — a 9% lower offer ($337k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $259k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $336,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.97% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.17%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $388,500
• List price: $370,000
• Delta: -4.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28w705 Rogers Ave	0.06mi	3/1.5 (-1)	1,176 (+2%)	9mo	$405,000	$344	80
28w671 Rogers Ave	0.06mi	4/2.0	1,081 (-6%)	5mo	$392,000	$363	78
28W544 Forest View Ave	0.19mi	3/1.0 (-1)	1,200 (+4%)	4mo	$420,000	$350	76
3s550 Warren Ave	0.41mi	3/1.5 (-1)	1,092 (-5%)	23mo	$295,000	$270	46
3S323 Curtis Ave	0.60mi	3/2.0 (-1)	1,243 (+8%)	11mo	$420,000	$338	41
3S269 Gates Pl	0.69mi	3/2.0 (-1)	1,257 (+9%)	9mo	$428,500	$341	36

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 · 4.3% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-37,687
• Equity at exit: $55,168

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $9,952
• Equity at exit: $31,991

Cash invested: $103,600 (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 60555

• Rents YoY: 4.3%
• Active inventory: 22
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,594 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$470 /mo · $5,646/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$755
• Net cashflow: $274

Break-even live

Break-even rent $3,247

Max offer price $370,000

Occupancy floor 87%

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28262 Diehl Rd Warrenville, IL	3.0	1.0–2.0	974	$3,859	$3.96	1d	24	0.75mi
30000 Village Green Blvd Warrenville, IL	1.0–3.0	1.0–2.0	1050	$3,208	$3.06	1d	27	0.87mi
1420 W Diehl Rd Naperville, IL	1.0–3.0	1.0–2.0	1201	$4,266	$3.55	1d	44	0.92mi
3S635 Everton Dr Warrenville, IL	3.0	1.0–2.0	957	$3,269	$3.42	1d	29	1.00mi

Listing history 33 events

1. 2026-06-18
   days on market $370,000 Active 100 DOM
2. 2026-06-17
   days on market $370,000 Active 99 DOM
3. 2026-06-16
   days on market $370,000 Active 98 DOM
4. 2026-06-15
   days on market $370,000 Active 97 DOM
5. 2026-06-13
   days on market $370,000 Active 95 DOM
6. 2026-06-13
   days on market $370,000 Active 94 DOM
7. 2026-06-09
   days on market $370,000 Active 91 DOM
8. 2026-06-08
   statusdays on market $370,000 Active 90 DOM
9. 2026-06-07
   statusdays on market $370,000 Contingent - Continue to Show 89 DOM
10. 2026-06-04
    days on market $370,000 Active 86 DOM
11. 2026-06-03
    days on market $370,000 Active 85 DOM
12. 2026-06-02
    days on market $370,000 Active 84 DOM
13. 2026-06-01
    days on market $370,000 Active 83 DOM
14. 2026-05-31
    days on market $370,000 Active 82 DOM
15. 2026-05-16
    price $370,000 871-char remark

    Show marketing remark (871 chars)

    Don't miss this beautifully renovated Cape Cod home! With 4 bedrooms and 1.5 bathrooms, this stunning remodel has been updated from top to bottom, offering everything you're looking for. Step into the stylish kitchen, where brand-new soft-close cabinets and drawers are paired with upgraded hardware for a modern touch. Enjoy the convenience of all-new LG appliances, including a washer and dryer. Upstairs, a brand-new half bath adds comfort and functionality. This home also boasts newer windows, siding, and a roof with brand-new window frames. The basement features a fresh epoxy floor, while brand-new carpeting and an updated full-size bathroom enhance the interior. Outside, a long and spacious asphalt driveway provides ample parking for you and your guests. Completely redesigned and move-in ready, this home won't last long-schedule your showing today!

16. 2026-05-15
    status Active 871-char remark

    Show marketing remark (871 chars)

    Don't miss this beautifully renovated Cape Cod home! With 4 bedrooms and 1.5 bathrooms, this stunning remodel has been updated from top to bottom, offering everything you're looking for. Step into the stylish kitchen, where brand-new soft-close cabinets and drawers are paired with upgraded hardware for a modern touch. Enjoy the convenience of all-new LG appliances, including a washer and dryer. Upstairs, a brand-new half bath adds comfort and functionality. This home also boasts newer windows, siding, and a roof with brand-new window frames. The basement features a fresh epoxy floor, while brand-new carpeting and an updated full-size bathroom enhance the interior. Outside, a long and spacious asphalt driveway provides ample parking for you and your guests. Completely redesigned and move-in ready, this home won't last long-schedule your showing today!

17. 2026-05-15
    historical Contingent - Continue to Show 871-char remark

    Show marketing remark (871 chars)

    Don't miss this beautifully renovated Cape Cod home! With 4 bedrooms and 1.5 bathrooms, this stunning remodel has been updated from top to bottom, offering everything you're looking for. Step into the stylish kitchen, where brand-new soft-close cabinets and drawers are paired with upgraded hardware for a modern touch. Enjoy the convenience of all-new LG appliances, including a washer and dryer. Upstairs, a brand-new half bath adds comfort and functionality. This home also boasts newer windows, siding, and a roof with brand-new window frames. The basement features a fresh epoxy floor, while brand-new carpeting and an updated full-size bathroom enhance the interior. Outside, a long and spacious asphalt driveway provides ample parking for you and your guests. Completely redesigned and move-in ready, this home won't last long-schedule your showing today!

18. 2026-05-05
    price $385,000 871-char remark

    Show marketing remark (871 chars)

    Don't miss this beautifully renovated Cape Cod home! With 4 bedrooms and 1.5 bathrooms, this stunning remodel has been updated from top to bottom, offering everything you're looking for. Step into the stylish kitchen, where brand-new soft-close cabinets and drawers are paired with upgraded hardware for a modern touch. Enjoy the convenience of all-new LG appliances, including a washer and dryer. Upstairs, a brand-new half bath adds comfort and functionality. This home also boasts newer windows, siding, and a roof with brand-new window frames. The basement features a fresh epoxy floor, while brand-new carpeting and an updated full-size bathroom enhance the interior. Outside, a long and spacious asphalt driveway provides ample parking for you and your guests. Completely redesigned and move-in ready, this home won't last long-schedule your showing today!

19. 2026-04-10
    price $390,000 871-char remark

    Show marketing remark (871 chars)

    Don't miss this beautifully renovated Cape Cod home! With 4 bedrooms and 1.5 bathrooms, this stunning remodel has been updated from top to bottom, offering everything you're looking for. Step into the stylish kitchen, where brand-new soft-close cabinets and drawers are paired with upgraded hardware for a modern touch. Enjoy the convenience of all-new LG appliances, including a washer and dryer. Upstairs, a brand-new half bath adds comfort and functionality. This home also boasts newer windows, siding, and a roof with brand-new window frames. The basement features a fresh epoxy floor, while brand-new carpeting and an updated full-size bathroom enhance the interior. Outside, a long and spacious asphalt driveway provides ample parking for you and your guests. Completely redesigned and move-in ready, this home won't last long-schedule your showing today!

20. 2026-03-31
    status Active 871-char remark

    Show marketing remark (871 chars)

    Don't miss this beautifully renovated Cape Cod home! With 4 bedrooms and 1.5 bathrooms, this stunning remodel has been updated from top to bottom, offering everything you're looking for. Step into the stylish kitchen, where brand-new soft-close cabinets and drawers are paired with upgraded hardware for a modern touch. Enjoy the convenience of all-new LG appliances, including a washer and dryer. Upstairs, a brand-new half bath adds comfort and functionality. This home also boasts newer windows, siding, and a roof with brand-new window frames. The basement features a fresh epoxy floor, while brand-new carpeting and an updated full-size bathroom enhance the interior. Outside, a long and spacious asphalt driveway provides ample parking for you and your guests. Completely redesigned and move-in ready, this home won't last long-schedule your showing today!

21. 2026-03-28
    historical Contingent - Continue to Show 871-char remark

    Show marketing remark (871 chars)

    Don't miss this beautifully renovated Cape Cod home! With 4 bedrooms and 1.5 bathrooms, this stunning remodel has been updated from top to bottom, offering everything you're looking for. Step into the stylish kitchen, where brand-new soft-close cabinets and drawers are paired with upgraded hardware for a modern touch. Enjoy the convenience of all-new LG appliances, including a washer and dryer. Upstairs, a brand-new half bath adds comfort and functionality. This home also boasts newer windows, siding, and a roof with brand-new window frames. The basement features a fresh epoxy floor, while brand-new carpeting and an updated full-size bathroom enhance the interior. Outside, a long and spacious asphalt driveway provides ample parking for you and your guests. Completely redesigned and move-in ready, this home won't last long-schedule your showing today!

22. 2026-03-10
    listed $400,000 Active 871-char remark

    Show marketing remark (871 chars)

    Don't miss this beautifully renovated Cape Cod home! With 4 bedrooms and 1.5 bathrooms, this stunning remodel has been updated from top to bottom, offering everything you're looking for. Step into the stylish kitchen, where brand-new soft-close cabinets and drawers are paired with upgraded hardware for a modern touch. Enjoy the convenience of all-new LG appliances, including a washer and dryer. Upstairs, a brand-new half bath adds comfort and functionality. This home also boasts newer windows, siding, and a roof with brand-new window frames. The basement features a fresh epoxy floor, while brand-new carpeting and an updated full-size bathroom enhance the interior. Outside, a long and spacious asphalt driveway provides ample parking for you and your guests. Completely redesigned and move-in ready, this home won't last long-schedule your showing today!

23. 2025-11-26
    historical
24. 2025-10-29
    listed Active
25. 2025-10-28
    historical
26. 2025-07-02
    listed Active
27. 2025-05-14
    historical Contingent - Continue to Show
28. 2025-05-13
    historical
29. 2025-04-17
    price
30. 2025-04-08
    status Active
31. 2025-04-08
    historical Contingent - Continue to Show
32. 2025-03-29
    listed Active
33. 2024-12-16
    soldstatus $259,000

ⓘ 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: $5,646 · $470/mo
• Projected year-2 tax: $7,022 · $585/mo
• Expected delta: +$1,377/yr (+$115/mo · 24.4%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,123
• − Mortgage interest: −$20,726
• − Property taxes: −$5,646
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,450
• − Management: −$3,450
• − Depreciation: −$10,764
• Taxable loss: −$2,762
• Est. tax savings @ 24.0%: +$663
• After-tax cash flow: $3,950/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 200
• NCES district ID: 1742180
• Math proficiency: 43% ▼ -6.00%
• Reading proficiency: 44% ▼ -8.00%
• Median HH income: $85,077
• Composite: 40.75/100
• National rank: #3653
• State rank: #78 of 620 in IL

Livability — Warrenville

• Score: 81/100
• State rank: #96
• US rank: #1550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrenville, IL
• County: DuPage County · 904,569 people
• City population: 15,223
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 15,223
• Household income: $101,859
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 345.0

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 (63%)
• Race & ethnicity: White 63% Hispanic / Latino 23% Asian 7% Two or more races 6% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 2%
• Common ancestry: Romanian 7% Italian 4% Portuguese 2%
• Foreign-born: 19% · Canada, Philippines, China
• Languages at home: 71% English-only · Spanish 19% Other Indo-European 5% Other Asian/Pacific 1%

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: ▼ -150.09%
• Current HPI: 211.7335
• Rent YoY: ▲ 4.30%
• 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

+42.9% since first listed

19 events — show timeline

• 2026-05-16 Price Changed $370,000 MRED as Distributed by MLS Grid
• 2026-05-15 Relisted — MRED as Distributed by MLS Grid
• 2026-05-15 Contingent — MRED as Distributed by MLS Grid
• 2026-05-05 Price Changed $385,000 MRED as Distributed by MLS Grid
• 2026-04-10 Price Changed $390,000 MRED as Distributed by MLS Grid
• 2026-03-31 Relisted — MRED as Distributed by MLS Grid
• 2026-03-28 Contingent — MRED as Distributed by MLS Grid
• 2026-03-10 Listed $400,000 MRED as Distributed by MLS Grid
• 2025-11-26 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-29 Listed — MRED as Distributed by MLS Grid
• 2025-10-28 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-02 Listed — MRED as Distributed by MLS Grid
• 2025-05-14 Contingent — MRED as Distributed by MLS Grid
• 2025-05-13 Listing Removed — MRED as Distributed by MLS Grid
• 2025-04-17 Price Changed — MRED as Distributed by MLS Grid
• 2025-04-08 Relisted — MRED as Distributed by MLS Grid
• 2025-04-08 Contingent — MRED as Distributed by MLS Grid
• 2025-03-29 Listed — MRED as Distributed by MLS Grid
• 2024-12-16 Sold (Public Records) $259,000 Public Records

Property tax history

+2.3%/yr

Latest (2024): $5,646 · +7.3% YoY. Source: county tax records.