7A Kingery Quarter Ave #201 · Burr Ridge, IL 60527

$209,999

3 bd · 2.0 ba · 1,200 sqft · Condo · 17 Days on market

Built 1981 $497/mo HOA · 18% of rent

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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 +21.4/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +6.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated, move-in ready 3-bedroom, 2-bath second-floor condo in desirable Hinsdale Point. Recent upgrades include new appliances, updated flooring in all bedrooms, and a brand-new furnace installed in 2025, offering both style and peace of mind. The unit features spacious living and dining areas, ample closet space, and convenient on-site laundry. Enjoy access to fantastic community amenities including a clubhouse, fitness center, outdoor pool, and private party room. Ideally located near walking trails, expressways, shopping, restaurants, and within a highly rated school district. A great opportunity to own a beautifully maintained condo in an unbeatable location

Key facts

• Fitness center
• Clubhouse
• Community amenities

Tags

• UPDATED FLOORING
• NEW APPLIANCES
• BRAND NEW FURNACE
• COMMUNITY AMENITIES
• CLUBHOUSE
• FITNESS CENTER

Property features AI

Finance

• Other: Building contains 16 units
• Financial info: Special service area: No
• HOA & community: Monthly association fee of $497; Association covers heat, water, parking, insurance, clubhouse, exercise facilities, pool, lawn care, and snow removal; Pets allowed (cats and dogs permitted; max pet weight listed as 99 lbs)

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Attached single condo; Entry level: 2
• Construction: Brick construction; Estimated age: 41–50 years; Not rebuilt or rehabilitated
• Exterior features: Common lot/grounds; Directions: Clarendon Hills and Kingery Quarter

Interior

• Kitchen: Kitchen on main level (10 x 10)
• Bedrooms: Three bedrooms (including a main-level master bedroom with full bath); Bedroom 2 on main level (14 x 11); Bedroom 3 on main level (12 x 10)
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 1.4% in Burr Ridge — 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 76/100 on livability (#200 in IL, #3,725 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: health & safety D+, amenities F, cost of living F.
• Hinsdale Twp Hsd 86 (suburban): math 62% / reading 64% proficiency, ranked #17 of 620 in IL (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.3%/yr); 127 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,378 units permitted in DuPage County in 2024 (594 in 5+ unit buildings).
• This rent runs 31% of the median local income ($107k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $206,849 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.35% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-7,263
• Equity at exit: $31,312

10-year hold

• IRR: 9.6%
• Equity multiple: 1.84×
• Total profit: $49,230
• Equity at exit: $18,157

Cash invested: $58,800 (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 60527

• Rents YoY: 5.3%
• Active inventory: 127
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,771 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$194 /mo · $2,322/yr
• Insurance: −$87
• HOA: −$497
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $310

Break-even live

Break-even rent $2,379

Max offer price $209,999

Occupancy floor 84%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8401 Meadowbrook Dr Burr Ridge, IL	3.0	1.5	1190	$3,600	$3.03	1d	1	1.28mi

HOA detail condo

• Monthly dues: $497 · $5,964/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $209,999 Active 17 DOM
2. 2026-06-17
   days on market $209,999 Active 16 DOM
3. 2026-06-16
   days on market $209,999 Active 15 DOM
4. 2026-06-15
   days on market $209,999 Active 14 DOM
5. 2026-06-13
   days on market $209,999 Active 12 DOM
6. 2026-06-13
   days on market $209,999 Active 11 DOM
7. 2026-06-09
   days on market $209,999 Active 8 DOM
8. 2026-06-08
   days on market $209,999 Active 7 DOM
9. 2026-06-07
   days on market $209,999 Active 6 DOM
10. 2026-06-04
    days on market $209,999 Active 3 DOM
11. 2026-06-03
    days on market $209,999 Active 2 DOM
12. 2026-06-02
    pricedays on marketlisting id $209,999 Active 1 DOM
13. 2026-06-01
    days on market $210,000 Active 42 DOM
14. 2026-05-31
    days on market $210,000 Active 41 DOM
15. 2026-05-15
    price $210,000
16. 2026-04-20
    listed $221,900 Active
17. 2026-04-20
    historical
18. 2026-04-07
    listed Active
19. 2024-09-06
    soldstatus $190,000
20. 1998-02-03
    soldstatus $69,500

ⓘ 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: $2,322 · $194/mo
• Projected year-2 tax: $3,545 · $295/mo
• Expected delta: +$1,222/yr (+$102/mo · 52.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,257
• − Mortgage interest: −$11,763
• − Property taxes: −$2,322
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,661
• − Management: −$2,661
• − HOA: −$5,964
• − Depreciation: −$6,109
• Taxable income: $728
• Est. tax owed @ 24.0%: −$175
• After-tax cash flow: $3,547/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: Hinsdale Twp Hsd 86
• NCES district ID: 1719320
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 64% ▬ 0.00%
• Median HH income: $118,692
• Composite: 60.13/100
• National rank: #868
• State rank: #17 of 620 in IL

Livability — Burr Ridge

• Score: 76/100
• State rank: #200
• US rank: #3725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: DuPage County · 904,569 people
• City population: 29,024
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 29,028
• Household income: $106,543
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 675.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Asian 13% Black 8% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 12% Iranian 1% Slovak 1%
• Foreign-born: 23% · Canada, China, Vietnam
• Languages at home: 67% English-only · Other Indo-European 9% Russian/Polish/Slavic 9% Spanish 6%

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: ▼ -171.58%
• Current HPI: 184.6453
• Rent YoY: ▲ 5.35%
• 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

+202.2% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $210,000 MRED as Distributed by MLS Grid
• 2026-04-20 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-20 Listed $221,900 MRED as Distributed by MLS Grid
• 2026-04-07 Listed — MRED as Distributed by MLS Grid
• 2024-09-06 Sold (Public Records) $190,000 Public Records
• 1998-02-03 Sold (Public Records) $69,500 Public Records

Property tax history

+1.5%/yr

Latest (2024): $2,322 · +5.4% YoY. Source: county tax records.