17W452 Butterfield Rd · Oakbrook Terrace, IL 60181

$250,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 43 Days on market

Built 1951 0.33 ac lot Est $232k · 8% over

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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 +14.1/30.0
• DSCR +4.3/10.0
• ARV discount +4.0/15.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Wonderful Butterfield Road Location!!! Step into a fresh, airy and Bright living room. The layout flows seamlessly into the eat-in kitchen, creating an ideal space for both everyday living and entertaining. Down the hall you'll find two comfortable bedrooms and one full bath. A large mudroom sits just off the kitchen which offers nice versatality. Outside, the Huge backyard is perfect for outdoor enjoyment, while the oversized garage is an added Plus. But the real magic is the location. You're minutes from everything: Oakbrook Center, one of the premier outdoor lifestyle malls in the Midwest Easy access to I-88, I-294, Route 83, and major commuter corridors Restaurants, coffee shops, fitne

Key facts

• Easy access to i-294
• Large mudroom
• Huge backyard

Tags

• EAT-IN KITCHEN
• LARGE MUDROOM
• HUGE BACKYARD
• OVERSIZED GARAGE
• EASY ACCESS TO I-88
• EASY ACCESS TO I-294

Property features AI

Finance

• Other: Possession at closing; Earnest money is held; Directions: Butterfield Road west of Rt 83, east of Summit
• Financial info: Special service area: Yes
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 garage space, 1 total parking space)
• Utilities: Sewer: Other
• Home design: Detached single-family home; One-story; Fee simple ownership; Built before 1978
• Construction: Construction materials: Other; Estimated age: 71–80 years
• Exterior features: Lot dimensions approximately 100 x 145

Interior

• Kitchen: Kitchen located on lower level (approx. 9 x 14)
• Bedrooms: Master bedroom on main level (approx. 10 x 10); Second bedroom on main level (approx. 8 x 10); Two additional bedrooms listed (bedrooms possible = 2)
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: 4 total rooms; Living room on main level (approx. 12 x 18)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $38 ($460/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (11.9% below list).
• Recommended offer: $220k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.5% in Oakbrook Terrace — 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 75/100 on livability (#231 in IL, #4,260 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B+, health & safety B; Watch: cost of living F.
• Dupage Hsd 88 (suburban): math 29% / reading 35% proficiency, ranked #212 of 620 in IL (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.0%/yr); 41 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,311 (11.9% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $232,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1S310 Euclid Ave	0.35mi	3/1.0 (+1)	1,079 (+8%)	8mo	$250,000	$232	59

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 · 4.01% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-35,792
• Equity at exit: $37,276

10-year hold

• IRR: -3.8%
• Equity multiple: 0.74×
• Total profit: $-18,481
• Equity at exit: $21,615

Cash invested: $70,000 (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 60181

• Rents YoY: 4.0%
• Active inventory: 41
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,203 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$287 /mo · $3,443/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $38

Break-even live

Break-even rent $2,155

Max offer price $250,000

Occupancy floor 93%

Sensitivity live

Price	-10% $180	-5% $109	+0% $38	+5% $-32	+10% $-103
Rent	-10% $-136	-5% $-49	+0% $38	+5% $125	+10% $212
Rate	-1.0pp $164	-0.5pp $102	base $38	+0.5pp $-26	+1.0pp $-92

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17W720 Butterfield Rd Oakbrook Terrace, IL	3.0	1.0–2.0	811	$2,466	$3.04	0d	40	0.22mi
1645 S Michigan Ave Unit 302 Villa Park, IL	1.0	1.0	700	$1,409	$2.01	22d	1	0.74mi
18W269 Kirkland Ln Villa Park, IL	3.0	2.0	1414	$2,200	$1.56	18d	1	0.79mi
18W269 Kirkland Ln Villa Park, IL	3.0	2.0	1414	$2,400	$1.70	0d	1	0.79mi
2003 S Meyers Rd Oakbrook Terrace, IL	1.0–3.0	1.0–2.0	1227	$3,211	$2.62	0d	7	1.01mi
1314 Kensington Rd Oak Brook, IL	2.0	2.0	1000	$1,150	$1.15	25d	1	1.23mi
2150 McDonalds Dr Oak Brook, IL	1.0–3.0	1.0–2.0	1258	$5,214	$4.14	0d	30	1.40mi
2150 McDonalds Dr Oak Brook, IL	1.0	1.0	934	$4,305	$4.61	24d	1	1.40mi
1 Charlotte Cir Elmhurst, IL	2.0	2.5	1203	$2,300	$1.91	0d	1	1.47mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $250,000 Pending 43 DOM
2. 2026-06-04
   days on market $250,000 Active 41 DOM
3. 2026-06-03
   days on market $250,000 Active 40 DOM
4. 2026-06-02
   days on market $250,000 Active 39 DOM
5. 2026-06-01
   days on market $250,000 Active 38 DOM
6. 2026-05-31
   days on market $250,000 Active 37 DOM
7. 2026-04-24
   listed $250,000 Active
8. 2007-10-02
   historical
9. 2007-10-02
   historical
10. 2006-12-01
    listed
11. 2006-11-29
    listed

ⓘ 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: $3,443 · $287/mo
• Projected year-2 tax: $4,559 · $380/mo
• Expected delta: +$1,116/yr (+$93/mo · 32.4%)

ⓘ 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 · 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,437
• − Mortgage interest: −$14,004
• − Property taxes: −$3,443
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$7,273
• Taxable loss: −$3,763
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $1,363/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: Dupage Hsd 88
• NCES district ID: 1713940
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 35% ▲ 3.00%
• Median HH income: $64,846
• Composite: 29.26/100
• National rank: #6561
• State rank: #212 of 620 in IL

Livability — Oakbrook Terrace

• Score: 75/100
• State rank: #231
• US rank: #4260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakbrook Terrace, IL
• County: DuPage County · 904,569 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 30,346
• Household income: $92,142
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 508.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 25% Two or more races 14% Black 6% Asian 5%
• Hispanic origin (detail): Mexican 18% Puerto Rican 2%
• Common ancestry: Romanian 7% Italian 3% Iranian 3%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 18% Other Indo-European 5% Russian/Polish/Slavic 2%

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: ▼ -253.13%
• Current HPI: 220.1057
• Rent YoY: ▲ 4.01%
• 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

5 events — show timeline

• 2026-04-24 Listed $250,000 MRED as Distributed by MLS Grid
• 2007-10-02 Listing Removed — MRED as Distributed by MLS Grid
• 2007-10-02 Listing Removed — MRED as Distributed by MLS Grid
• 2006-12-01 Listed — MRED as Distributed by MLS Grid
• 2006-11-29 Listed — MRED as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2024): $3,443 · +11.6% YoY. Source: county tax records.