Acquisition assumptions for St. Charles
| Acquisition (85% of median) | $446K |
|---|---|
| Rehab budget (midpoint) | $138K |
| All-in cost | $584K |
| ARV | $645K |
Monthly cash flow model
| Monthly rent estimate | $5K |
|---|---|
| Property tax (Kane County investor) | −$1K |
| Insurance | −$269 |
| Vacancy reserve (7%) | −$352 |
| Property management (8%) | −$402 |
| Maintenance reserve (6%) | −$302 |
| NOI (monthly) | $2K |
| DSCR refi (75% LTV / 7.5% / 30yr) | $484K / $3K P&I |
| Monthly cash flow | $-912 |
| Cash left in deal | $100K |
Takeaways for St. Charles
St. Charles is one of the Fox River trio (with Geneva and Batavia) — affluent, historic, slow-and-steady flip market. Quality historic restorations command top dollar.
Suburban BRRRR economics in St. Charles 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.
St. Charles cash flow FAQ
Estimated monthly rent for a stabilized investment property in St. Charles at the $645K 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.
St. Charles is in Kane 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 St. Charles median ARV produces approximately $-912 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.