3S550 Wilbur Ave · Warrenville, IL 60555

$240,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 19 Days on market

Built 1959 7,405 sqft lot Est $317k · 24% under

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Why this score? — see what drove the B 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +8.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A rare chance to build equity from day one doesn't come up often. This 3-bedroom, 1-bath ranch is a blank canvas and priced for the investor ready to put in the work and reap the reward. Bring your ideas and restore this home. Rehab scope includes a full kitchen build-out (no existing kitchen or flooring), complete bathroom renovation, needs all appliances, new paint needed throughout; a clean, well-defined project with a clear path to value. Ranch layout is ideal for resale and rental demand. No garage. Cash offers only. Sold as-is. Run your numbers, this one works.

Key facts

• Ranch layout
• 7,405 sq ft lot
• 2 parking spots

Tags

• FULL KITCHEN BUILD-OUT
• COMPLETE BATHROOM RENOVATION
• RANCH LAYOUT

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: 2 off-street parking spaces; Asphalt driveway
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Brick construction; Built 61-70 years ago; Home built before 1978
• Exterior features: Lot dimensions approximately 51 x 143; Lot size less than 0.25 acre

Interior

• Kitchen: Kitchen on main level (approx. 10 x 14)
• Bedrooms: Master bedroom on main level (approx. 11 x 12) with hardwood floors; Bedroom on main level (approx. 10 x 11) with hardwood floors; Bedroom on main level (approx. 9 x 10) with hardwood floors
• Flooring: Hardwood flooring in living room, master bedroom and two additional bedrooms; Hardwood flooring in living room (approx. 12 x 15)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Crawl space basement; 5 total rooms
• Laundry & utility: Main-level laundry (approx. 6 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $719 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $236k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.3% in Warrenville — 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 (#96 in IL, #1,550 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F.
• CUSD 200 (suburban): math 43% / reading 44% proficiency, ranked #78 of 620 in IL (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bower Elem School (math 42% / reading 32%, grade F, #457 of 2,056 statewide, top 24%, 403 students, 0% FRL); Hubble Middle School (math 23% / reading 40%, grade F, #230 of 665 statewide, top 35%, 714 students, 0% FRL); Wheaton Warrenville South H S (math 41% / reading 48%, grade F, #62 of 693 statewide, top 10%, 1,845 students, 0% FRL) — zoned schools average 0% FRL vs 23% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 22 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,378 units permitted in DuPage County in 2024 (594 in 5+ unit buildings).
• This rent runs 37% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $67k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; list at $240k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $236,400 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.85%
• DSCR: 1.57
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $317,304
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3S582 Tinker Ave	0.27mi	2/1.5 (-1)	1,012 (+8%)	3mo	$315,000	$311	64
3S505 Haylett Ave	0.31mi	3/1.5	1,032 (+10%)	14mo	$350,000	$339	55
3S675 Wilbur Ave	0.16mi	2/1.0 (-1)	804 (-14%)	20mo	$191,000	$238	48
3s520 Batavia Rd	0.69mi	2/1.0 (-1)	840 (-10%)	15mo	$300,000	$357	33

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 · 4.3% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.17×
• Total profit: $11,199
• Equity at exit: $35,785

10-year hold

• IRR: 15.0%
• Equity multiple: 2.29×
• Total profit: $86,721
• Equity at exit: $20,751

Cash invested: $67,200 (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 60555

• Rents YoY: 4.3%
• Active inventory: 22
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,139 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$401 /mo · $4,817/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $719

Break-even live

Break-even rent $2,228

Max offer price $240,000

Occupancy floor 72%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30000 Village Green Blvd Warrenville, IL	1.0–3.0	1.0–2.0	1050	$3,208	$3.06	1d	27	0.41mi
28262 Diehl Rd Warrenville, IL	3.0	1.0–2.0	974	$3,859	$3.96	1d	24	1.12mi
1995 Yellowstone Dr Naperville, IL	1.0–2.0	1.0–2.0	890	$2,648	$2.97	2d	16	1.39mi

Listing history 14 events

1. 2026-06-16
   statusdays on market $240,000 Pending 19 DOM
2. 2026-06-15
   days on market $240,000 Contingent - Continue to Show 18 DOM
3. 2026-06-13
   days on market $240,000 Contingent - Continue to Show 16 DOM
4. 2026-06-13
   days on market $240,000 Contingent - Continue to Show 15 DOM
5. 2026-06-09
   days on market $240,000 Contingent - Continue to Show 12 DOM
6. 2026-06-08
   days on market $240,000 Contingent - Continue to Show 11 DOM
7. 2026-06-07
   days on market $240,000 Contingent - Continue to Show 10 DOM
8. 2026-06-04
   statusdays on market $240,000 Contingent - Continue to Show 7 DOM
9. 2026-06-03
   days on market $240,000 Active 6 DOM
10. 2026-06-02
    days on market $240,000 Active 5 DOM
11. 2026-06-01
    days on market $240,000 Active 4 DOM
12. 2026-05-31
    days on market $240,000 Active 3 DOM
13. 2026-05-28
    listed $240,000 Active
14. 1999-11-24
    soldstatus $110,000

ⓘ 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: $4,817 · $401/mo
• Projected year-2 tax: $5,132 · $428/mo
• Expected delta: +$316/yr (+$26/mo · 6.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,662
• − Mortgage interest: −$13,444
• − Property taxes: −$4,817
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,013
• − Management: −$3,013
• − Depreciation: −$6,982
• Taxable income: $5,194
• Est. tax owed @ 24.0%: −$1,247
• After-tax cash flow: $7,387/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 200
• NCES district ID: 1742180
• Math proficiency: 43% ▼ -6.00%
• Reading proficiency: 44% ▼ -8.00%
• Median HH income: $85,077
• Composite: 40.75/100
• National rank: #3653
• State rank: #78 of 620 in IL

Livability — Warrenville

• Score: 81/100
• State rank: #96
• US rank: #1550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrenville, IL
• County: DuPage County · 904,569 people
• City population: 15,223
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 15,223
• Household income: $101,859
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 345.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 23% Asian 7% Two or more races 6% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 2%
• Common ancestry: Romanian 7% Italian 4% Portuguese 2%
• Foreign-born: 19% · Canada, Philippines, China
• Languages at home: 71% English-only · Spanish 19% Other Indo-European 5% Other Asian/Pacific 1%

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: ▼ -150.09%
• Current HPI: 211.7335
• Rent YoY: ▲ 4.30%
• 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

+118.2% since first listed

2 events — show timeline

• 2026-05-28 Listed $240,000 MRED as Distributed by MLS Grid
• 1999-11-24 Sold (Public Records) $110,000 Public Records

Property tax history

+2.9%/yr

Latest (2024): $4,817 · +6.2% YoY. Source: county tax records.