1611 Maple Ter Unit 113-1G · Lisle, IL 60532

$239,900

2 bd · 1.5 ba · 920 sqft · Condo public records · 66 Days on market

Built 1965 $587/mo HOA · 32% of rent

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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
• Schools +4.3/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Cash flow +2.6/30.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Significant price improvement on this spacious Four Lakes condo - do not miss this exceptional opportunity! This generously sized 2 bedroom, 2 bath unit offers an impressive amount of living space at a remarkable price point in this sought-after Lisle community. Four Lakes Village offers resort style living with beautiful wooded surroundings all year round making this an ideal retreat from everyday life. Conveniently located near I-88, shopping, dining, and the Lisle Metra station. Outstanding value at the adjusted price - schedule your showing today

Key facts

• Fresh paint
• Updated half bath
• New lvt flooring

Tags

• FULLY RENOVATED KITCHEN
• REFRESHED FULL BATHROOM
• UPDATED HALF BATH
• REFINISHED HARDWOOD FLOORS
• NEW LVT FLOORING
• FRESH PAINT

Property features AI

Finance

• Other: 48 units in building; Living area reported by landlord/tenant/seller; Property in a flood zone; Parcel number on file
• HOA & community: Monthly association fee of $561; Master association fee $26 monthly; Association fee includes water, gas, insurance, pool, exterior maintenance, lawn care, trash (scavenger) and snow removal; Pets allowed (cats and dogs) with limits; large maximum pet weight listed

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water; Public sewer
• Home design: Attached single condo; Entry level 1; Unincorporated Lisle location
• Construction: Brick construction; Building age approximately 61–70 years; Built before 1978
• Exterior features: Common lot/grounds; Flood zone

Interior

• Kitchen: Kitchen on main level (10 x 4) with porcelain tile; Range; Microwave; Dishwasher; Eating area (7 x 5) with hardwood flooring
• Bedrooms: Master bedroom on main level (15 x 11) with hardwood flooring; Second bedroom on main level (12 x 10) with hardwood flooring
• Flooring: Hardwood flooring in living room, master bedroom, second bedroom, and eating area; Porcelain tile in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 5 total rooms; Crawl space basement; Some photos virtually staged
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-885 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $84k (65.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (24.6% below list).
• Recommended offer: $84k (65.2% below list) — sets the bar for cash-flow.
• Cap rate 2.2% vs local median 2.8% in Lisle — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 84/100 on livability (#36 in IL, #748 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities D+, health & safety D+, cost of living F.
• 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.
• Zoned schools: Goodrich Elem School (math 27% / reading 32%, grade F, #658 of 2,056 statewide, top 35%, 367 students, 0% FRL); Thomas Jefferson Jr High School (math 35% / reading 42%, grade F, #154 of 665 statewide, top 24%, 566 students, 0% FRL); Comm H S Dist 99 - North H S (math 53% / reading 52%, grade C-, #34 of 693 statewide, top 5%, 2,138 students, 0% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 92 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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

• It's been on market 66 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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.
• Current owner paid $154k; list at $240k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 32% of rent.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,580 (65.2% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 65% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
12. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
13. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
14. 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.
15. 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.

Investment metrics

• 1% rule: 0.75% ✗
• Cap rate: 2.20%
• Cash-on-cash: -14.62%
• DSCR: 0.35
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -44.6%
• Equity multiple: -0.38×
• Total profit: $-92,743
• Equity at exit: $35,770

10-year hold

• IRR: -64.9%
• Equity multiple: -1.13×
• Total profit: $-142,931
• Equity at exit: $20,742

Cash invested: $67,172 (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 60532

• Rents YoY: 4.1%
• Active inventory: 92
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$302 /mo · $3,626/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$587
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-885

Break-even live

Break-even rent $2,929

Max offer price $83,580

Occupancy floor —

Sensitivity live

Price	-10% $-749	-5% $-817	+0% $-885	+5% $-953	+10% $-1,021
Rent	-10% $-1,028	-5% $-956	+0% $-885	+5% $-813	+10% $-742
Rate	-1.0pp $-764	-0.5pp $-824	base $-885	+0.5pp $-947	+1.0pp $-1,010

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5500 Hillcrest Ln Unit 3C Lisle, IL	1.0	1.0	750	$1,575	$2.10	26d	1	0.15mi
5550 Abbey Dr Lisle, IL	1.0	1.0	700	$1,780	$2.54	13d	1	0.20mi
5550 Abbey Dr Unit 55502-K Lisle, IL	1.0	1.0	700	$1,715	$2.45	9d	1	0.20mi
5750 Abbey Dr Unit 57502-E Lisle, IL	1.0	1.0	700	$1,705	$2.44	26d	1	0.32mi
5760 Abbey Dr Unit 4E Lisle, IL	1.0	1.0	700	$1,780	$2.54	26d	1	0.35mi
5820 Oakwood Dr Unit 2H Lisle, IL	1.0	1.0	615	$1,575	$2.56	26d	1	0.44mi
5821 Oakwood Dr Unit A Lisle, IL	2.0	1.0	850	$2,200	$2.59	9d	1	0.45mi
1811 Four Lakes Ave Unit 4F Lisle, IL	1.0	1.0	615	$1,400	$2.28	0d	1	0.54mi
5950 Oakwood Dr Unit 3E Lisle, IL	1.0	1.0	750	$1,700	$2.27	12d	1	0.57mi
5915 Meadow Dr Lisle, IL	1.0	1.5	910	$2,200	$2.42	26d	1	0.58mi
6000 Oakwood Dr Unit 4D Lisle, IL	1.0	1.0	750	$1,750	$2.33	14d	1	0.64mi
6000 Oakwood Dr Lisle, IL	1.0	1.0	755	$1,725	$2.28	26d	2	0.64mi
6010 Forest View Rd Lisle, IL	1.0	1.0	780	$1,795	$2.30	19d	1	0.67mi
6019 Forest View Rd Unit 2B Lisle, IL	1.0	1.0	825	$1,750	$2.12	18d	1	0.73mi
6018 E Lake Dr Unit 1C Lisle, IL	1.0	1.0	780	$1,700	$2.18	23d	1	0.74mi
6020 Oakwood Dr Unit 4H Lisle, IL	1.0	1.0	750	$1,650	$2.20	22d	1	0.75mi
1111 Burlington Ave #419 Lisle, IL	2.0	2.0	750	$2,150	$2.87	45d	1	0.97mi
1007 Front St Lisle, IL	1.0	1.0	700	$1,549	$2.21	17d	1	1.00mi
1007 Front St Apt 202 Lisle, IL	1.0	1.0	700	$1,435	$2.05	5d	1	1.00mi
565 Maple Ave #8 Lisle, IL	2.0	2.0	987	$2,100	$2.13	23d	1	1.20mi
4758 St Joseph Creek Rd Lisle, IL	1.0	1.0	657	$1,713	$2.61	0d	13	1.27mi
4525 Blackhawk Ln #202 Lisle, IL	2.0	2.0	1054	$1,950	$1.85	4d	1	1.42mi
4525 Blackhawk Ln #202 Lisle, IL	2.0	2.0	1054	$1,950	$1.85	26d	1	1.42mi
6466 Double Eagle Dr Woodridge, IL	1.0–2.0	1.0–2.0	939	$2,969	$3.16	0d	39	1.44mi
2300 Beau Monde Ter #111 Lisle, IL	2.0	2.0	1100	$1,900	$1.73	26d	1	1.47mi
2300 Beau Monde Ter #111 Lisle, IL	2.0	2.0	1100	$1,900	$1.73	9d	1	1.47mi

HOA detail condo

• Monthly dues: $587 · $7,044/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $239,900 Active 66 DOM
2. 2026-06-18
   days on market $239,900 Active 63 DOM
3. 2026-06-17
   days on market $239,900 Active 62 DOM
4. 2026-06-16
   days on market $239,900 Active 61 DOM
5. 2026-06-15
   days on market $239,900 Active 60 DOM
6. 2026-06-13
   days on market $239,900 Active 58 DOM
7. 2026-06-13
   remarks 556-char remark
8. 2026-06-13
   pricedays on market $239,900 Active 57 DOM
9. 2026-06-09
   days on market $244,900 Active 54 DOM
10. 2026-06-08
    days on market $244,900 Active 53 DOM
11. 2026-06-07
    days on market $244,900 Active 52 DOM
12. 2026-06-04
    days on market $244,900 Active 49 DOM
13. 2026-06-03
    days on market $244,900 Active 48 DOM
14. 2026-06-02
    days on market $244,900 Active 47 DOM
15. 2026-06-01
    days on market $244,900 Active 46 DOM
16. 2026-05-31
    days on market $244,900 Active 45 DOM
17. 2026-04-28
    historical Contingent - No Showings
18. 2026-04-23
    price $244,900
19. 2026-04-16
    listed $249,900 Active
20. 2026-03-06
    soldstatus $153,500
21. 2009-01-31
    historical
22. 2008-08-27
    listed
23. 2006-03-29
    soldstatus $142,000
24. 1999-04-27
    soldstatus $102,667
25. 1992-03-30
    soldstatus $68,500
26. 1986-11-19
    soldstatus $66,000

ⓘ 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: $3,626 · $302/mo
• Projected year-2 tax: $4,536 · $378/mo
• Expected delta: +$910/yr (+$76/mo · 25.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥104°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,702
• − Mortgage interest: −$13,438
• − Property taxes: −$3,626
• − Insurance: −$1,997
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − HOA: −$7,044
• − Depreciation: −$6,979
• Taxable loss: −$14,854
• Est. tax savings @ 24.0%: +$3,565
• After-tax cash flow: $-7,054/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 — Lisle

• Score: 84/100
• State rank: #36
• US rank: #748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: DuPage County · 904,569 people
• City population: 28,547
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 28,547
• Household income: $102,085
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 972.0

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 (70%)
• Race & ethnicity: White 70% Asian 14% Hispanic / Latino 8% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 11% Lithuanian 3% Italian 2%
• Foreign-born: 15% · China, Canada, South Korea
• Languages at home: 80% English-only · Other Indo-European 6% Spanish 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: ▼ -212.98%
• Current HPI: 207.7525
• Rent YoY: ▲ 4.12%
• 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

+271.1% since first listed

10 events — show timeline

• 2026-04-28 Contingent — MRED as Distributed by MLS Grid
• 2026-04-23 Price Changed $244,900 MRED as Distributed by MLS Grid
• 2026-04-16 Listed $249,900 MRED as Distributed by MLS Grid
• 2026-03-06 Sold (Public Records) $153,500 Public Records
• 2009-01-31 Listing Removed — MRED as Distributed by MLS Grid
• 2008-08-27 Listed — MRED as Distributed by MLS Grid
• 2006-03-29 Sold (Public Records) $142,000 Public Records
• 1999-04-27 Sold (Public Records) $102,667 Public Records
• 1992-03-30 Sold (Public Records) $68,500 Public Records
• 1986-11-19 Sold (Public Records) $66,000 Public Records

Property tax history

+1.1%/yr

Latest (2024): $3,626 · +35.7% YoY. Source: county tax records.