Acquisition assumptions for Downers Grove
| Acquisition (85% of median) | $421K |
|---|---|
| Rehab budget (midpoint) | $125K |
| All-in cost | $546K |
| ARV | $605K |
Monthly cash flow model
| Monthly rent estimate | $5K |
|---|---|
| Property tax (DuPage County investor) | −$1K |
| Insurance | −$252 |
| Vacancy reserve (7%) | −$330 |
| Property management (8%) | −$378 |
| Maintenance reserve (6%) | −$283 |
| NOI (monthly) | $2K |
| DSCR refi (75% LTV / 7.5% / 30yr) | $454K / $3K P&I |
| Monthly cash flow | $-806 |
| Cash left in deal | $92K |
Takeaways for Downers Grove
Downers Grove has steady commercial-anchored demand. Two Metra stations support TOD interest. Predictable margins.
Suburban BRRRR economics in Downers Grove lean differently than Chicago city neighborhoods: typically lower rent-to-price ratios but more stable end-buyer markets, more predictable rehab budgets, and lower effective tax rates than Cook County.
Downers Grove cash flow FAQ
Estimated monthly rent for a stabilized investment property in Downers Grove at the $605K median ARV is approximately $5K. Suburban rents typically run lower as a percentage of ARV than dense Chicago neighborhoods because property values include premium for suburban amenities (yards, garages, schools) that don't drive rent comparably.
Downers Grove is in DuPage County, which generally has lower effective property tax rates than Cook County for similar property types — material to BRRRR underwriting.
On this modeled estimate, a typical BRRRR project at the Downers Grove median ARV produces approximately $-806 per month in cash flow after debt service. Cash flow is negative on the modeled assumptions — appreciation must drive returns for BRRRR to work here.
Directional cash-flow model, not personalized investment advice. Validate every assumption against current market data.