None · Darien, IL 60516

$229,900

2 bd · 2.0 ba · 1,011 sqft · Condo public records · 1 Days on market

Built 1969

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks

One of the best waterfront locations and views in Lake in the Woods! Rarely available, this spacious first-floor unit offers breathtaking water views from nearly every room, with patio doors in the living room and both bedrooms leading to an expansive patio-perfect for relaxing and enjoying the tranquil setting. Meticulously maintained and lovingly cared for, this home features 2 bedrooms, 1.5 baths, and an in-unit washer and dryer and 1 car garage space. Being sold as-is. A rare opportunity-don't miss out!

Key facts

• Tranquil setting
• Waterfront location
• Expansive patio

Tags

• WATERFRONT LOCATION
• BREATHTAKING WATER VIEWS
• EXPANSIVE PATIO
• TRANQUIL SETTING

Property features AI

Exterior

• Parking: Has garage
• Home design: Condo unit
• Construction: Building has elevator
• Exterior features: Condo in a 5-story building; 60-unit building

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1.5 bathrooms
• Interior features: Intercom system

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-462 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (14.2% below list).
• Recommended offer: $197k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 3.1% in Darien — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 84/100 on livability (#33 in IL, #657 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living D-.
• Chsd 99 (suburban): math 46% / reading 46% proficiency, ranked #66 of 620 in IL (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 57 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); high-income renter base; 1,378 units permitted in DuPage County in 2024 (594 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 $7k of value loss. Plan a longer hold.

Negotiation context

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

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $197,291 (14.2% 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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.86% ✗
• Cap rate: 3.88%
• Cash-on-cash: -8.62%
• DSCR: 0.62
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -31.3%
• Equity multiple: -0.03×
• Total profit: $-66,395
• Equity at exit: $34,279

10-year hold

• IRR: -33.9%
• Equity multiple: -0.47×
• Total profit: $-94,521
• Equity at exit: $19,878

Cash invested: $64,372 (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 60516

• Active inventory: 57
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,973 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA est. from 9 same-building comps: −$432
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-462

Break-even live

Break-even rent $2,558

Max offer price $163,021

Occupancy floor —

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
480 74th St #203 Downers Grove, IL	2.0	2.0	968	$1,850	$1.91	12d	1	0.71mi
480 74th St #203 Downers Grove, IL	2.0	2.0	968	$1,900	$1.96	24d	1	0.71mi
7303 Grand Ave Unit AA205 Downers Grove, IL	2.0	2.0	968	$1,750	$1.81	20d	1	0.79mi
7320 Trent Rd Downers Grove, IL	3.0	2.0	1200	$3,000	$2.50	1d	1	0.79mi
7730 Wildwood Ct Unit 2N Darien, IL	2.0	1.0	800	$1,750	$2.19	24d	1	1.00mi
1134 Chalet Dr Unit 3S Darien, IL	2.0	1.0	950	$1,695	$1.78	20d	1	1.08mi
1110 Chalet Dr Unit 301 Darien, IL	2.0	1.0	1095	$1,695	$1.55	20d	1	1.17mi
1102 Plainfield Rd Darien, IL	2.0	1.0	900	$1,675	$1.86	24d	1	1.29mi
909 Plainfield Rd Unit 12 Darien, IL	2.0	1.0	765	$1,850	$2.42	24d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-17
   remarks 512-char remark
2. 2026-06-17
   listed $229,900 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,675
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − HOA: −$5,184
• − Depreciation: −$6,688
• Taxable loss: −$9,461
• Est. tax savings @ 24.0%: +$2,271
• After-tax cash flow: $-3,276/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: Chsd 99
• NCES district ID: 1712570
• Math proficiency: 46% ▼ -8.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $83,473
• Composite: 42.68/100
• National rank: #3174
• State rank: #66 of 620 in IL

Livability — Darien

• Score: 84/100
• State rank: #33
• US rank: #657

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: DuPage County · 904,569 people
• City population: 23,069
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 28,062
• Household income: $115,480
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 384.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 6% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Romanian 13% Italian 2% Iranian 2%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 6% Russian/Polish/Slavic 5% Other Indo-European 4%

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: ▼ -225.92%
• Current HPI: 215.5763
• Rent YoY: —
• 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