241 W Washington St · Oswego, IL 60543

$285,000

3 bd · 1.5 ba · 1,501 sqft · Condo public records · 55 Days on market

Built 2004 $190/sqft · at area comps Est $274k · at est. $140/mo HOA · 5% of rent

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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 +13.0/30.0
• ARV discount +5.7/15.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST CALLED FOR BY 10AM ON MONDAY 7/31. Lovely, 3 bedroom, 1.5 bath home close to downtown Oswego! Gorgeous hardwood flooring on the main level. Great floor plan with a family room, living room, half bath and a laundry room with front loader washer and dryer, all on the first floor! Kitchen features stainless steel appliances, ample counter space and a large dining area. Loads of natural light from the gorgeous bay windows in the front and sliding glass doors in the back. Upstairs, find two nice-sized bedrooms and a Master bedroom featuring a walk-in closet and a vanity area with its own sink, just outside the full shared bath. Attached two car garage and nice green space on the back of the property. New roof in 2021. New furnace and water heater in 2022. Dryer has also been replaced.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 2004

Property features AI

Finance

• Other: Property is in the Hometown subdivision (Oswego); Directions: Route 34 to Washington St. West on Washington St. Park on Washington and walk to unit.
• HOA & community: Monthly association fee of $140; Association covers insurance, exterior maintenance, lawn care, and snow removal; No master association fee required

Exterior

• Parking: Attached garage with garage door opener; Owned garage (2 garage spaces, 2 total parking spaces); Asphalt driveway
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family style condo; 2 stories; Built approximately 21–25 years ago; Asphalt roof; Vinyl siding
• Construction: Vinyl siding construction; Asphalt roof; Built within last 21–25 years
• Exterior features: Common grounds; Landscaped; Park access; Curbs and sidewalks; Street lights; Paved street

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eating area/table space
• Bedrooms: Master bedroom on second level (23 x 13); Second bedroom on second level (15 x 13); Third bedroom on second level (14 x 12)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom; Double sink in bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Walk-in closet(s); Dining combo (kitchen/dining)
• Laundry & utility: Laundry on main level (10 x 7); Washer; Dryer; CO detectors

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $285k.

Deal economics

• At list price, monthly cash flow is $-17 ($-208/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (2.3% below list).
• Recommended offer: $276k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: Fox Chase Elementary School (math 27% / reading 34%, grade F, #644 of 2,056 statewide, top 31%, 634 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); 298 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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.

Recommended offer $276,450 (3.0% 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 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 8.5

CMA / ARV

• ARV (median comp): $273,762
• List price: $285,000
• Delta: 4.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.47% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.46×
• Total profit: $-42,911
• Equity at exit: $42,494

10-year hold

• IRR: -3.6%
• Equity multiple: 0.75×
• Total profit: $-20,322
• Equity at exit: $24,642

Cash invested: $79,800 (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 60543

• Home prices YoY: -30.3%
• Rents YoY: 4.5%
• Active inventory: 298
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,785 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$465 /mo · $5,574/yr
• Insurance: −$119
• HOA: −$140
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $-17

Break-even live

Break-even rent $2,807

Max offer price $281,939

Occupancy floor 96%

Sensitivity live

Price	-10% $144	-5% $63	+0% $-17	+5% $-98	+10% $-179
Rent	-10% $-237	-5% $-127	+0% $-17	+5% $93	+10% $203
Rate	-1.0pp $126	-0.5pp $55	base $-17	+0.5pp $-91	+1.0pp $-166

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
178 Eisenhower Dr Oswego, IL	3.0	2.5	1456	$2,800	$1.92	9d	1	0.17mi
77 S Adams St Unit 629 Oswego, IL	2.0	2.0	1169	$2,750	$2.35	46d	1	0.50mi
77 S Adams St Unit 625 Oswego, IL	2.0	2.0	1050	$2,395	$2.28	46d	1	0.50mi
77 S Adams St Unit 529 Oswego, IL	2.0	2.0	1169	$2,695	$2.31	46d	1	0.50mi
205 S Adams St Oswego, IL	2.0	1.0	1185	$1,975	$1.67	46d	1	0.52mi
154 River Mist Dr #154 Oswego, IL	3.0	3.5	2023	$2,800	$1.38	12d	1	0.63mi
156 Dolores St Oswego, IL	3.0	1.5	1464	$2,321	$1.59	1d	1	0.81mi
317 Madrone Dr Oswego, IL	2.0	2.0	1457	$2,756	$1.89	0d	14	0.94mi
429 Prairieview Dr Unit b Oswego, IL	3.0	2.0	1600	$2,750	$1.72	21d	1	1.03mi

HOA detail condo

• Monthly dues: $140 · $1,680/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-22
   days on market $285,000 Active 55 DOM
2. 2026-06-21
   days on market $285,000 Active 54 DOM
3. 2026-06-18
   days on market $285,000 Active 51 DOM
4. 2026-06-17
   days on market $285,000 Active 50 DOM
5. 2026-06-16
   days on market $285,000 Active 49 DOM
6. 2026-06-15
   days on market $285,000 Active 48 DOM
7. 2026-06-13
   statusdays on market $285,000 Active 46 DOM
8. 2026-06-09
   days on market $285,000 Contingent - Continue to Show 42 DOM
9. 2026-06-08
   days on market $285,000 Contingent - Continue to Show 41 DOM
10. 2026-06-07
    days on market $285,000 Contingent - Continue to Show 40 DOM
11. 2026-06-04
    days on market $285,000 Contingent - Continue to Show 37 DOM
12. 2026-06-03
    days on market $285,000 Contingent - Continue to Show 36 DOM
13. 2026-06-02
    days on market $285,000 Contingent - Continue to Show 35 DOM
14. 2026-06-01
    days on market $285,000 Contingent - Continue to Show 34 DOM
15. 2026-05-31
    days on market $285,000 Contingent - Continue to Show 33 DOM
16. 2026-05-05
    historical Contingent - Continue to Show 959-char remark
17. 2026-04-28
    listed $285,000 Active 959-char remark
18. 2023-09-12
    soldstatus $250,000
19. 2023-09-06
    soldstatus $250,000 Closed 833-char remark

    Show marketing remark (833 chars)

    MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST CALLED FOR BY 10AM ON MONDAY 7/31. Lovely, 3 bedroom, 1.5 bath home close to downtown Oswego! Gorgeous hardwood flooring on the main level. Great floor plan with a family room, living room, half bath and a laundry room with front loader washer and dryer, all on the first floor! Kitchen features stainless steel appliances, ample counter space and a large dining area. Loads of natural light from the gorgeous bay windows in the front and sliding glass doors in the back. Upstairs, find two nice-sized bedrooms and a Master bedroom featuring a walk-in closet and a vanity area with its own sink, just outside the full shared bath. Attached two car garage and nice green space on the back of the property. New roof in 2021. New furnace and water heater in 2022. Dryer has also been replaced.

20. 2023-09-01
    status Pending 833-char remark

    Show marketing remark (833 chars)

    MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST CALLED FOR BY 10AM ON MONDAY 7/31. Lovely, 3 bedroom, 1.5 bath home close to downtown Oswego! Gorgeous hardwood flooring on the main level. Great floor plan with a family room, living room, half bath and a laundry room with front loader washer and dryer, all on the first floor! Kitchen features stainless steel appliances, ample counter space and a large dining area. Loads of natural light from the gorgeous bay windows in the front and sliding glass doors in the back. Upstairs, find two nice-sized bedrooms and a Master bedroom featuring a walk-in closet and a vanity area with its own sink, just outside the full shared bath. Attached two car garage and nice green space on the back of the property. New roof in 2021. New furnace and water heater in 2022. Dryer has also been replaced.

21. 2023-08-01
    historical Contingent - No Showings 833-char remark

    Show marketing remark (833 chars)

    MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST CALLED FOR BY 10AM ON MONDAY 7/31. Lovely, 3 bedroom, 1.5 bath home close to downtown Oswego! Gorgeous hardwood flooring on the main level. Great floor plan with a family room, living room, half bath and a laundry room with front loader washer and dryer, all on the first floor! Kitchen features stainless steel appliances, ample counter space and a large dining area. Loads of natural light from the gorgeous bay windows in the front and sliding glass doors in the back. Upstairs, find two nice-sized bedrooms and a Master bedroom featuring a walk-in closet and a vanity area with its own sink, just outside the full shared bath. Attached two car garage and nice green space on the back of the property. New roof in 2021. New furnace and water heater in 2022. Dryer has also been replaced.

22. 2023-07-27
    listed $235,000 Active 833-char remark

    Show marketing remark (833 chars)

    MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST CALLED FOR BY 10AM ON MONDAY 7/31. Lovely, 3 bedroom, 1.5 bath home close to downtown Oswego! Gorgeous hardwood flooring on the main level. Great floor plan with a family room, living room, half bath and a laundry room with front loader washer and dryer, all on the first floor! Kitchen features stainless steel appliances, ample counter space and a large dining area. Loads of natural light from the gorgeous bay windows in the front and sliding glass doors in the back. Upstairs, find two nice-sized bedrooms and a Master bedroom featuring a walk-in closet and a vanity area with its own sink, just outside the full shared bath. Attached two car garage and nice green space on the back of the property. New roof in 2021. New furnace and water heater in 2022. Dryer has also been replaced.

23. 2005-10-31
    soldstatus $190,000
24. 2005-05-27
    soldstatus $158,000

ⓘ 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: $5,574 · $465/mo
• Projected year-2 tax: $6,022 · $502/mo
• Expected delta: +$448/yr (+$37/mo · 8.0%)

ⓘ 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 · 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: $33,426
• − Mortgage interest: −$15,964
• − Property taxes: −$5,574
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,674
• − Management: −$2,674
• − HOA: −$1,680
• − Depreciation: −$8,291
• Taxable loss: −$4,857
• Est. tax savings @ 24.0%: +$1,166
• After-tax cash flow: $958/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

+80.4% since first listed

10 events — show timeline

• 2026-06-11 Relisted — MRED as Distributed by MLS Grid
• 2026-05-05 Contingent — MRED as Distributed by MLS Grid
• 2026-04-28 Listed $285,000 MRED as Distributed by MLS Grid
• 2023-09-12 Sold (Public Records) $250,000 Public Records
• 2023-09-06 Sold (MLS) $250,000 MRED as Distributed by MLS Grid
• 2023-09-01 Pending — MRED as Distributed by MLS Grid
• 2023-08-01 Contingent — MRED as Distributed by MLS Grid
• 2023-07-27 Listed $235,000 MRED as Distributed by MLS Grid
• 2005-10-31 Sold (Public Records) $190,000 Public Records
• 2005-05-27 Sold (Public Records) $158,000 Public Records

Property tax history

+2.7%/yr

Latest (2024): $5,574 · +5.0% YoY. Source: county tax records.