597 N West Ave · Elmhurst, IL 60126

$500,000

4 bd · 1.5 ba · 1,618 sqft · SingleFamily public records · 33 Days on market

Built 1958 8,350 sqft lot $309/sqft · 13% above area Est $696k · 28% 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).

• ARV discount +15.0/15.0
• Cash flow +6.0/30.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Updated & Expanded Cape Cod offering 4 bedrooms, 3 full baths, and a 2.5-car garage on a large private lot. The newly updated kitchen features custom cabinetry, quartz countertops, newer flooring, stylish backsplash, and stainless steel appliances. A separate dining room flows into a bright, inviting family room-perfect for everyday living and entertaining. The main level includes a bedroom and full bath, ideal for guests or flexible living. Upstairs, you'll find three additional bedrooms, including a spacious primary suite and an updated full bath. Additional highlights include new furnace, updated windows, beautiful cherry wood flooring on the main level, and a finished basement wit

Key facts

• Custom cabinetry
• Quartz countertops
• Stylish backsplash

Tags

• NEWLY UPDATED KITCHEN
• CUSTOM CABINETRY
• QUARTZ COUNTERTOPS
• STYLISH BACKSPLASH
• STAINLESS STEEL APPLIANCES
• BRIGHT INVITING FAMILY ROOM

Property features AI

Finance

• Other: Parcel number available; Property not currently leased; Possession at closing
• Financial info: Special service area: No
• HOA & community: No master association fee required; Community amenities include tennis courts

Exterior

• Parking: Detached garage owned with garage door opener; Asphalt driveway; Two garage spaces (two total parking spaces)
• Security: Carbon monoxide detectors
• Utilities: Water source: Lake Michigan; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; 1.5-story residence; Fee simple ownership; Built before 1978 (approx. 61–70 years old); Facing and entry level not specified
• Construction: Aluminum siding and brick exterior; Asphalt roof; Concrete perimeter foundation; Approximately 2,543 total finished/unfinshed square footage (assessor source); Main level and upper level areas reported
• Exterior features: Patio; Lot dimensions approximately 55 x 150; Less than 0.25-acre lot; School bus service and commuter-train access nearby; Curbs, sidewalks, street lights, and paved streets

Interior

• Kitchen: Kitchen with custom cabinetry and updated finishes; Marble flooring in kitchen; Range; Microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: Master bedroom on second floor (20 x 14) with hardwood flooring; Bedroom 2 on second floor (13 x 8) with hardwood flooring; Bedroom 3 on second floor (13 x 11) with hardwood flooring; Bedroom 4 on main level (12 x 10) with hardwood flooring; Office on lower level (10 x 8); Recreation room in basement (12 x 10) with wood laminate flooring; Family room in basement (13 x 13) with wood laminate flooring
• Flooring: Hardwood flooring throughout main living areas and bedrooms; Marble flooring in kitchen; Wood laminate flooring in basement recreation and family rooms; Other flooring in laundry
• Bathrooms: Three full bathrooms; Basement includes a bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; Carbon monoxide detectors; Ceiling fans
• Interior features: First-floor bedroom; First-floor full bathroom; Finished basement with exterior entry; Screens on windows; 10 total rooms
• Laundry & utility: Laundry room in basement (8 x 8); Washer; Dryer; Sump pump

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-960 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $330k (33.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $326k (34.8% below list).
• Recommended offer: $326k (34.8% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 2.4% in Elmhurst — 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 87/100 on livability (#11 in IL, #268 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Elmhurst SD 205 (suburban): math 44% / reading 44% proficiency, ranked #72 of 620 in IL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Emerson Elem School (math 42% / reading 38%, grade F, #385 of 2,056 statewide, top 19%, 439 students, 0% FRL); Churchville Middle School (math 25% / reading 24%, grade F, #332 of 665 statewide, top 55%, 486 students, 0% FRL); York Comm High School (math 54% / reading 53%, grade C-, #32 of 693 statewide, top 5%, 2,707 students, 0% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 126 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($485k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $325,983 (34.8% 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 33 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 3.99%
• Cash-on-cash: -8.22%
• DSCR: 0.63
• GRM: 12.8

CMA / ARV

• ARV (median comp): $696,401
• List price: $500,000
• Delta: -28.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
558 N Oaklawn Ave	0.04mi	4/2.0	1,700 (+5%)	2mo	$815,000	$479	86
566 W Babcock Ave	0.27mi	3/2.0 (-1)	1,600 (-1%)	11mo	$405,000	$253	70
461 W Grantley Ave	0.57mi	3/2.0 (-1)	1,610 (-0%)	2mo	$820,000	$509	63
451 N Highview Ave	0.33mi	3/2.0 (-1)	1,457 (-10%)	1mo	$550,000	$377	60
311 N Shady Ln	0.68mi	4/2.0	1,637 (+1%)	6mo	$595,000	$363	59
370 N Oak St	0.62mi	3/2.0 (-1)	1,586 (-2%)	2mo	$481,000	$303	59
407 W North Ave	0.74mi	4/2.0	1,598 (-1%)	6mo	$385,000	$241	56
128 S Villa Ave	0.68mi	3/2.0 (-1)	1,665 (+3%)	3mo	$435,000	$261	54
330 N Oaklawn Ave	0.61mi	5/2.5 (+1)	1,648 (+2%)	8mo	$799,000	$485	52
318 N Oaklawn Ave	0.65mi	3/2.5 (-1)	1,640 (+1%)	11mo	$531,000	$324	49
315 N Ridgeland Ave	0.70mi	3/2.0 (-1)	1,576 (-3%)	11mo	$589,000	$374	47
251 W Armitage Ave	0.66mi	3/2.0 (-1)	1,486 (-8%)	5mo	$380,000	$256	45

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 · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -29.6%
• Equity multiple: 0.01×
• Total profit: $-138,727
• Equity at exit: $74,552

10-year hold

• IRR: -26.4%
• Equity multiple: -0.32×
• Total profit: $-185,227
• Equity at exit: $43,231

Cash invested: $140,000 (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 60126

• Rents YoY: 4.0%
• Active inventory: 126
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $3,260 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$704 /mo · $8,453/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$685
• Net cashflow: $-960

Break-even live

Break-even rent $4,474

Max offer price $330,488

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
574 Comstock Ave Elmhurst, IL	4.0	1.5	1510	$3,000	$1.99	44d	1	0.20mi
473 Highview Ave Elmhurst, IL	3.0	1.0	1113	$3,450	$3.10	5d	1	0.22mi
253 W Kimbell Ave Elmhurst, IL	3.0	2.0	1847	$2,995	$1.62	12d	1	0.65mi
425 W North Ave Elmhurst, IL	3.0	1.0	1150	$2,800	$2.43	3d	1	0.71mi
509 N Willow Rd Elmhurst, IL	3.0	1.0	1561	$3,600	$2.31	1d	1	1.27mi
251 E Plymouth St Villa Park, IL	3.0	1.5	1402	$3,100	$2.21	1d	1	1.33mi
782 N Van Auken St Elmhurst, IL	3.0	1.0	2120	$3,495	$1.65	1d	1	1.36mi

Listing history 25 events

1. 2026-06-02
   status $500,000 Pending 33 DOM
2. 2026-06-01
   days on market $500,000 Contingent - Continue to Show 33 DOM
3. 2026-05-31
   days on market $500,000 Contingent - Continue to Show 32 DOM
4. 2026-05-06
   historical Contingent - Continue to Show 1060-char remark
5. 2026-04-29
   listed $500,000 Active 1060-char remark
6. 2026-04-25
   historical Contingent - No Showings
7. 2026-04-24
   historical
8. 2026-04-22
   listed Active
9. 2021-07-21
   historical
10. 2021-06-07
    listed New
11. 2014-12-08
    soldstatus $299,500
12. 2014-12-05
    soldstatus $299,250 Closed Sale
13. 2014-10-08
    status Pending
14. 2014-10-03
    listed $309,996 New
15. 2014-10-03
    historical
16. 2014-09-16
    price Price Change
17. 2014-08-04
    status Reactivated
18. 2014-07-31
    historical
19. 2014-07-29
    listed New
20. 2007-06-26
    soldstatus $308,000
21. 2007-06-13
    soldstatus $308,000
22. 2007-04-14
    historical
23. 2007-04-09
    listed $321,900
24. 1993-06-08
    soldstatus $145,500
25. 1987-07-01
    soldstatus $130,000

ⓘ 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: $8,453 · $704/mo
• Projected year-2 tax: $9,902 · $825/mo
• Expected delta: +$1,448/yr (+$121/mo · 17.1%)

ⓘ 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 ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,118
• − Mortgage interest: −$28,008
• − Property taxes: −$8,453
• − Insurance: −$2,500
• − Repairs & maintenance: −$3,129
• − Management: −$3,129
• − Depreciation: −$14,545
• Taxable loss: −$20,648
• Est. tax savings @ 24.0%: +$4,955
• After-tax cash flow: $-6,559/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: Elmhurst SD 205
• NCES district ID: 1713970
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $94,932
• Composite: 42.12/100
• National rank: #3314
• State rank: #72 of 620 in IL

Livability — Elmhurst

• Score: 87/100
• State rank: #11
• US rank: #268

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elmhurst, IL
• County: DuPage County · 904,569 people
• City population: 47,516
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 47,516
• Household income: $147,566
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 602.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 9% Asian 7% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 10% Italian 3% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 83% English-only · Spanish 6% Other Indo-European 4% Russian/Polish/Slavic 3%

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: ▼ -545.93%
• Current HPI: 212.3309
• Rent YoY: ▲ 4.00%
• 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

+301.9% since first listed

25 events — show timeline

• 2026-06-09 Sold (Public Records) $522,500 Public Records
• 2026-06-05 Sold (MLS) $522,500 MRED as Distributed by MLS Grid
• 2026-06-01 Pending — MRED as Distributed by MLS Grid
• 2026-05-06 Contingent — MRED as Distributed by MLS Grid
• 2026-04-29 Listed $500,000 MRED as Distributed by MLS Grid
• 2026-04-25 Contingent — MRED as Distributed by MLS Grid
• 2026-04-24 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-22 Listed — MRED as Distributed by MLS Grid
• 2021-07-21 Listing Removed — MRED as Distributed by MLS Grid
• 2021-06-07 Listed — MRED as Distributed by MLS Grid
• 2014-12-08 Sold (Public Records) $299,500 Public Records
• 2014-12-05 Sold (MLS) $299,250 MRED as Distributed by MLS Grid
• 2014-10-08 Pending — MRED as Distributed by MLS Grid
• 2014-10-03 Listed $309,996 MRED as Distributed by MLS Grid
• 2014-10-03 Listing Removed — MRED as Distributed by MLS Grid
• 2014-09-16 Price Changed — MRED as Distributed by MLS Grid
• 2014-08-04 Relisted — MRED as Distributed by MLS Grid
• 2014-07-31 Listing Removed — MRED as Distributed by MLS Grid
• 2014-07-29 Listed — MRED as Distributed by MLS Grid
• 2007-06-26 Sold (Public Records) $308,000 Public Records
• 2007-06-13 Sold (MLS) $308,000 MRED as Distributed by MLS Grid
• 2007-04-14 Listing Removed — MRED as Distributed by MLS Grid
• 2007-04-09 Listed $321,900 MRED as Distributed by MLS Grid
• 1993-06-08 Sold (Public Records) $145,500 Public Records
• 1987-07-01 Sold (Public Records) $130,000 Public Records

Property tax history

+3.4%/yr

Latest (2024): $8,453 · +8.5% YoY. Source: county tax records.