141 N La Grange Rd #805 · La Grange, IL 60525

$250,000

2 bd · 2.0 ba · 1,500 sqft · Condo · 3 Days on market

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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 +7.5/15.0
• Cash flow +6.9/30.0
• 1% rule +5.6/10.0
• Schools +4.7/10.0
• Livability +4.4/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Check back on the official launch date to see all the details on this fantastic new listing!

Key facts

• Listed 3 days

Property features AI

Finance

• Other: Approximate living area 1,500 (unit of measure provided in listing)
• Financial info: Listed price $250,000
• HOA & community: HOA/community details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Utilities details not provided
• Home design: Condo located at 141 N La Grange Rd #805, La Grange, IL 60525; Unit in a multi-story building (specific story not provided)
• Construction: Construction details not provided
• Exterior features: Exterior details not provided

Interior

• Kitchen: Kitchen included (details not provided)
• Bedrooms: 2 bedrooms
• Flooring: Flooring details not provided
• Bathrooms: 2 bathrooms
• Heating & cooling: Heating and cooling details not provided
• Interior features: Condo/Coop unit
• Laundry & utility: Laundry/utility details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-379 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 4.5% vs local median 2.5% in La Grange — 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 88/100 on livability (#8 in IL, #230 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living F.
• Lyons Twp Hsd 204 (suburban): math 49% / reading 53% proficiency, ranked #43 of 620 in IL (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.8%/yr); 88 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 6,272 units permitted in Cook County in 2024 (4,658 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $250,000

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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.06% ✓
• Cap rate: 4.47%
• Cash-on-cash: -6.50%
• DSCR: 0.71
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.77% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.19×
• Total profit: $-56,579
• Equity at exit: $37,276

10-year hold

• IRR: -8.9%
• Equity multiple: 0.35×
• Total profit: $-45,443
• 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 60525

• Rents YoY: 5.8%
• Active inventory: 88
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,644 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA est. from 2 same-building comps: −$740
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-379

Break-even live

Break-even rent $3,124

Max offer price $195,165

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

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 E Ogden Ave La Grange, IL	2.0	1.0–2.0	913	$3,817	$4.18	1d	6	0.14mi
522 Barnsdale Rd Unit 1 La Grange Park, IL	3.0	1.0	1200	$2,200	$1.83	25d	1	0.38mi
123 Washington Ave La Grange, IL	3.0	3.0	1534	$3,100	$2.02	25d	1	0.58mi
801 Barnsdale Rd Unit 1 La Grange Park, IL	3.0	2.0	1300	$2,700	$2.08	22d	1	0.68mi
9100 Ogden Ave Unit 3 Brookfield, IL	2.0	1.0	1310	$2,000	$1.53	25d	1	1.09mi
4631 Eberly Ave Unit 2N Brookfield, IL	2.0	1.0	1200	$1,800	$1.50	11d	1	1.12mi
4240 Gilbert Ave Unit 4244 Western Springs, IL	3.0	3.0	1693	$4,150	$2.45	1d	1	1.13mi
8915 Burlington Ave #102 Brookfield, IL	2.0	2.0	1100	$2,200	$2.00	13d	1	1.30mi
4517 Park Ave Unit A Brookfield, IL	2.0	1.0	1100	$1,700	$1.55	6d	1	1.39mi
4000 Forest Ave Unit 6 Brookfield, IL	3.0	2.0	1150	$4,000	$3.48	10d	1	1.40mi
825 S La Grange Rd Unit A La Grange, IL	2.0	2.5	2100	$3,495	$1.66	4d	1	1.48mi

HOA detail condo

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

Listing history 4 events

1. 2026-06-18
   days on market $250,000 Coming Soon 3 DOM
2. 2026-06-17
   days on market $250,000 Coming Soon 2 DOM
3. 2026-06-15
   remarks 92-char remark
4. 2026-06-15
   listed $250,000 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: $31,728
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − HOA: −$8,880
• − Depreciation: −$7,273
• Taxable loss: −$8,505
• Est. tax savings @ 24.0%: +$2,041
• After-tax cash flow: $-2,506/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: Lyons Twp Hsd 204
• NCES district ID: 1723880
• Math proficiency: 49% ▼ -15.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $82,628
• Composite: 46.72/100
• National rank: #2394
• State rank: #43 of 620 in IL

Livability — La Grange

• Score: 88/100
• State rank: #8
• US rank: #230

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: La Grange, IL
• County: Cook County · 4,486,803 people
• City population: 31,324
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 31,324
• Household income: $116,918
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 424.0

Population outlook (Cook County) Hauer SSP2

• Today (2025): 5,347,519 people
• By 2030: 5,357,703 · +0.2%
• By 2040: 5,324,924 · -0.4%
• By 2050: 5,230,762 · -2.2%
• By 2075: 4,785,735 · -10.5%
• By 2100: 4,188,836 · -21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 9% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Romanian 13% Slovak 2% Portuguese 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 82% English-only · Spanish 11% Russian/Polish/Slavic 5% Other Indo-European 1%

Political lean MEDSL · Cook

• 2024 margin: Solid D (+42.0) · D 70.4% · R 28.4% · Other 1.2%
• 2008→2024 swing: -11.4pp toward R · 2008: 53.4pp · 2024: 42.0pp
• All cycles: 2024: D+42.0 2020: D+50.3 2016: D+53.0 2012: D+49.4 2008: D+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -339.57%
• Current HPI: 201.4064
• Rent YoY: ▲ 5.77%
• 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