315 Vandalia St · Elgin, IL 60123

$211,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 393 Days on market

Built 1920 $176/sqft · 9% below area Est $232k · 9% under

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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).

• Cash flow +12.6/30.0
• ARV discount +11.7/15.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out opportunity to make this your home. 3 bedrooms, 2 full bathrooms. House has tons of potential bring your ideas. Upstirs 2 bedrooms with 1 bathroom and 1 bedroom located on main level. Unfinished basement has planty of room for storage. Nice size back yard. Great and convenient location.

Key facts

• 2 parking spots
• Built 1920
• Listed 393 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $211k.

Deal economics

• At list price, monthly cash flow is $-25 ($-304/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (2.8% below list).
• Recommended offer: $186k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 3.4% in Elgin — 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 83/100 on livability (#47 in IL, #975 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: health & safety C-.
• SD U-46 (suburban): math 19% / reading 20% proficiency, ranked #386 of 620 in IL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Harriet Gifford Elem School (math 2% / reading 2%, grade F, #1,927 of 2,056 statewide, top 100%, 461 students, 0% FRL); Abbott Middle School (math 5% / reading 10%, grade F, #612 of 665 statewide, top 93%, 551 students, 0% FRL); Larkin High School (math 10% / reading 13%, grade F, #520 of 693 statewide, top 75%, 2,264 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 7% at this address vs 20% district-wide (-12 pts) — the specific schools serving this property underperform the SD U-46 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.7%/yr); 89 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,944 units permitted in Kane County in 2024 (357 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.

Negotiation context

• It's been on market 393 days — a 12% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $28k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $211k implies a 559% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,680 (12.0% 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. It's been on market 393 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 8.6

CMA / ARV

• ARV (median comp): $232,461
• List price: $211,000
• Delta: -9.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Sheridan St	0.36mi	3/1.0	1,200 (0%)	2mo	$250,000	$208	78
375 S Edison Ave	0.39mi	3/2.0	1,125 (-6%)	0mo	$300,000	$267	71
63 S Union St	0.34mi	2/1.5 (-1)	1,264 (+5%)	1mo	$330,000	$261	67
800 Morgan St	0.26mi	2/1.0 (-1)	1,128 (-6%)	3mo	$275,000	$244	66
353 Wilcox Ave	0.12mi	4/2.0 (+1)	1,352 (+13%)	3mo	$229,000	$169	66
121 Wilcox Ave	0.24mi	4/2.0 (+1)	1,060 (-12%)	1mo	$290,000	$274	64
30 S Commonwealth Ave	0.46mi	3/2.0	1,088 (-9%)	2mo	$250,000	$230	62
25 N Worth Ave	0.59mi	3/1.0	1,264 (+5%)	1mo	$306,000	$242	59
490 S Alfred Ave	0.56mi	3/1.0	1,320 (+10%)	4mo	$280,000	$212	50
12 N Du Bois Ave	0.60mi	3/2.0	1,047 (-13%)	3mo	$300,000	$287	48
231 S Aldine St	0.53mi	2/1.0 (-1)	1,079 (-10%)	6mo	$259,900	$241	45
78 S Edison Ave	0.52mi	2/1.0 (-1)	1,368 (+14%)	3mo	$270,000	$197	41

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 · 3.69% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-34,227
• Equity at exit: $31,461

10-year hold

• IRR: -6.4%
• Equity multiple: 0.57×
• Total profit: $-25,326
• Equity at exit: $18,243

Cash invested: $59,080 (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 60123

• Rents YoY: 3.7%
• Active inventory: 89
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,051 high
• Mortgage (P&I): −$1,107
• Tax from tax record: −$451 /mo · $5,411/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-25

Break-even live

Break-even rent $2,083

Max offer price $206,520

Occupancy floor 96%

Sensitivity live

Price	-10% $94	-5% $34	+0% $-25	+5% $-85	+10% $-145
Rent	-10% $-187	-5% $-106	+0% $-25	+5% $56	+10% $137
Rate	-1.0pp $81	-0.5pp $28	base $-25	+0.5pp $-80	+1.0pp $-136

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: $52,750
• Closing costs: $6,330
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
261 Orchard St Elgin, IL	2.0	1.0	1200	$2,750	$2.29	45d	1	0.26mi
202 Perry St Unit 1 Elgin, IL	3.0	1.5	1100	$2,000	$1.82	45d	1	0.41mi
276 Morgan St Unit 1 Elgin, IL	2.0	1.0	1200	$1,800	$1.50	12d	1	0.59mi
719 W Highland Ave Elgin, IL	2.0	2.0	900	$1,485	$1.65	3d	1	0.61mi
52 N Crystal St Elgin, IL	2.0	1.0	1200	$1,895	$1.58	26d	1	0.71mi
50 S Grove Ave Elgin, IL	1.0–3.0	1.0–2.0	1563	$3,100	$1.98	45d	3	0.84mi
3 Times Square Rd Unit 102 Elgin, IL	2.0	1.0	775	$1,450	$1.87	20d	1	1.06mi
203 Symphony Way Unit B Elgin, IL	2.0	1.0	750	$1,425	$1.90	45d	1	1.10mi
292 Villa St Apt 4 Elgin, IL	2.0	1.0	800	$1,350	$1.69	45d	1	1.16mi
92 Pauline Dr Unit 2 Elgin, IL	2.0	1.0	800	$1,300	$1.62	22d	1	1.24mi
418 Saint Charles St Unit B Elgin, IL	2.0	1.0	900	$1,700	$1.89	19d	1	1.26mi
1716 Maple Ln Elgin, IL	2.0	1.0	791	$1,850	$2.34	5d	1	1.38mi
406 Prospect Blvd Unit 2 Elgin, IL	2.0	1.0	900	$1,525	$1.69	6d	1	1.43mi
420 Prospect Blvd Unit 1-N Elgin, IL	2.0	1.0	800	$1,700	$2.12	9d	1	1.45mi

Listing history 32 events

1. 2026-06-21
   days on market $211,000 Active 393 DOM
2. 2026-06-18
   days on market $211,000 Active 390 DOM
3. 2026-06-17
   days on market $211,000 Active 389 DOM
4. 2026-06-16
   days on market $211,000 Active 388 DOM
5. 2026-06-15
   days on market $211,000 Active 387 DOM
6. 2026-06-13
   days on market $211,000 Active 385 DOM
7. 2026-06-09
   days on market $211,000 Active 381 DOM
8. 2026-06-08
   days on market $211,000 Active 380 DOM
9. 2026-06-07
   days on market $211,000 Active 379 DOM
10. 2026-06-04
    days on market $211,000 Active 376 DOM
11. 2026-06-03
    days on market $211,000 Active 375 DOM
12. 2026-06-02
    days on market $211,000 Active 374 DOM
13. 2026-06-01
    days on market $211,000 Active 373 DOM
14. 2026-05-31
    days on market $211,000 Active 372 DOM
15. 2025-10-15
    price $211,000 304-char remark

    Show marketing remark (304 chars)

    Don't miss out opportunity to make this your home. 3 bedrooms, 2 full bathrooms. House has tons of potential bring your ideas. Upstirs 2 bedrooms with 1 bathroom and 1 bedroom located on main level. Unfinished basement has planty of room for storage. Nice size back yard. Great and convenient location.

16. 2025-08-28
    price $215,000 304-char remark

    Show marketing remark (304 chars)

    Don't miss out opportunity to make this your home. 3 bedrooms, 2 full bathrooms. House has tons of potential bring your ideas. Upstirs 2 bedrooms with 1 bathroom and 1 bedroom located on main level. Unfinished basement has planty of room for storage. Nice size back yard. Great and convenient location.

17. 2025-05-24
    listed $239,500 Active 304-char remark

    Show marketing remark (304 chars)

    Don't miss out opportunity to make this your home. 3 bedrooms, 2 full bathrooms. House has tons of potential bring your ideas. Upstirs 2 bedrooms with 1 bathroom and 1 bedroom located on main level. Unfinished basement has planty of room for storage. Nice size back yard. Great and convenient location.

18. 2014-04-30
    soldstatus $32,000 Closed Sale 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2014-04-18
    status Pending 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2014-03-28
    historical 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2014-02-28
    status Pending 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2014-02-12
    historical
23. 2014-02-07
    listed $38,500 New 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

24. 2013-10-10
    status Pending
25. 2013-06-04
    historical Contingent
26. 2013-05-22
    price Price Change
27. 2013-03-14
    status Reactivated
28. 2013-02-08
    historical Contingent
29. 2013-01-07
    price Price Change
30. 2012-12-07
    price Price Change
31. 2012-10-26
    listed New
32. 2003-12-16
    soldstatus $141,000

ⓘ 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: $5,411 · $451/mo
• Projected year-2 tax: $5,411 · $451/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 ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,607
• − Mortgage interest: −$11,819
• − Property taxes: −$5,411
• − Insurance: −$1,055
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$6,138
• Taxable loss: −$3,753
• Est. tax savings @ 24.0%: +$901
• After-tax cash flow: $596/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: SD U-46
• NCES district ID: 1713710
• Math proficiency: 19% ▼ -7.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $69,757
• Composite: 19.39/100
• National rank: #8783
• State rank: #386 of 620 in IL

Livability — Elgin

• Score: 83/100
• State rank: #47
• US rank: #975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elgin, IL
• County: Kane County · 361,735 people
• City population: 124,091
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 48,379
• Household income: $87,693
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 1119.0

Population outlook (Kane County) Hauer SSP2

• Today (2025): 559,449 people
• By 2030: 568,757 · +1.7%
• By 2040: 575,969 · +3.0%
• By 2050: 563,477 · +0.7%
• By 2075: 492,321 · -12.0%
• By 2100: 380,943 · -31.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 47% White 38% Two or more races 17% Black 6% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 38% Puerto Rican 4%
• Common ancestry: Romanian 5% Italian 2% Slovak 1%
• Foreign-born: 23% · Canada, Jamaica
• Languages at home: 57% English-only · Spanish 38% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Kane

• 2024 margin: Lean D (+9.4) · D 54.0% · R 44.6% · Other 1.4%
• 2008→2024 swing: -2.4pp toward R · 2008: 11.8pp · 2024: 9.4pp
• All cycles: 2024: D+9.4 2020: D+14.4 2016: D+8.9 2012: D+0.9 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -140.80%
• Current HPI: 226.0713
• Rent YoY: ▲ 3.69%
• 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

+49.6% since first listed

18 events — show timeline

• 2025-10-15 Price Changed $211,000 MRED as Distributed by MLS Grid
• 2025-08-28 Price Changed $215,000 MRED as Distributed by MLS Grid
• 2025-05-24 Listed $239,500 MRED as Distributed by MLS Grid
• 2014-04-30 Sold (MLS) $32,000 MRED as Distributed by MLS Grid
• 2014-04-18 Pending — MRED as Distributed by MLS Grid
• 2014-03-28 Listing Removed — MRED as Distributed by MLS Grid
• 2014-02-28 Pending — MRED as Distributed by MLS Grid
• 2014-02-12 Listing Removed — MRED as Distributed by MLS Grid
• 2014-02-07 Listed $38,500 MRED as Distributed by MLS Grid
• 2013-10-10 Pending — MRED as Distributed by MLS Grid
• 2013-06-04 Contingent — MRED as Distributed by MLS Grid
• 2013-05-22 Price Changed — MRED as Distributed by MLS Grid
• 2013-03-14 Relisted — MRED as Distributed by MLS Grid
• 2013-02-08 Contingent — MRED as Distributed by MLS Grid
• 2013-01-07 Price Changed — MRED as Distributed by MLS Grid
• 2012-12-07 Price Changed — MRED as Distributed by MLS Grid
• 2012-10-26 Listed — MRED as Distributed by MLS Grid
• 2003-12-16 Sold (Public Records) $141,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $5,411 · +3.9% YoY. Source: county tax records.