This report provides a preliminary valuation for the 2-bedroom, 1-bath condo at 323 N Princeton Ave, Apt 8 in Villa Park, Illinois. The unit is 660 square feet, built in 1962, in a well-maintained brick building. The HOA covers heat, gas, water, insurance, exterior maintenance, and more — making the true cost of ownership highly competitive compared to renting. Villa Park's proximity to Metra rail, I-290, and the broader DuPage County market continues to attract steady buyer demand at this price point.
| Feature | Detail | Feature | Detail |
|---|---|---|---|
| Property Type | Condo / Attached | County | DuPage |
| Floor Level | 2nd Floor (Entry Level 2) | Units in Building | 10 |
| Heating | Steam (HOA-covered) | Cooling | Wall A/C Unit |
| Parking | 1 Exterior Assigned Space | Storage | Extra storage in building basement |
| Laundry | Coin laundry in building | Pets | Cats & Dogs OK |
| Annual Taxes | $2,668 (2024) | Parcel ID | 0604417009 |
| Condition | Good — needs paint, deep clean, re-caulk | School District | Villa Park District 45 / District 88 |
The Villa Park condo market at this price point has very limited inventory. The table below shows the most relevant sold and active comparables. The gold row is the best sold comp; the red row is the active competition; the green row is the subject property.
This unit has been on and off the market since May 2024 — nearly a full year. It was listed, removed, relisted, removed again, and is currently on its fourth listing attempt (as of April 2026). Despite being marketed as “investor friendly” with granite countertops and hardwood floors, it has failed to sell. This creates a clear opportunity: a freshly painted, deep-cleaned, and properly presented Unit 8 at 323 N Princeton — listed at $140K–$145K — will stand out immediately as the better-condition, better-value option.
| Address | Status | Price | Beds/Baths | Sq Ft | $/Sqft | HOA/mo | Notes |
|---|---|---|---|---|---|---|---|
| 323 N Princeton Ave #1 Villa Park (same building) |
Sold Oct 2022 | $96,000 | 2 / 1 | 660 | $145 | TBD | ⭐ Same building — market has risen ~50% since 2022 |
| 530 E Highland Ave #A2 Villa Park |
Sold Dec 2025 | $129,000 | 1 / 1 | 604 | $214 | N/A | 1BR unit — smaller, lower price; supports $140K+ for 2BR |
| 327 N Princeton Ave #9 Villa Park (same cluster) |
Active — $139,999 | $139,999 | 2 / 1 | 660 | $212 | $402 | 🔴 On/off market since May 2024 — stale listing, multiple relistings |
| 323 N Princeton Ave #8 📍 Your Unit |
Your Home | ~$140K–$145K | 2 / 1 | 660 | ~$212–$220 | TBD | Good condition — prepped, painted, cleaned; positioned to sell |
Villa Park’s condo market at the $130K–$150K price point has extremely limited inventory — only one active condo listing in the entire 60181 zip code as of April 2026. This scarcity works in the seller’s favor. Buyers looking for affordable, low-maintenance ownership near Metra and I-290 have very few options, which supports pricing at the top of the range for a well-prepped unit.
323 N Princeton Ave is served by Villa Park Community Unit School District 45 for elementary and middle school, and Community High School District 88 for high school. Willowbrook High School is rated 9/10 on GreatSchools — a strong draw for family buyers.
Discuss any questions about this report, the comparable sales, and current Villa Park market conditions.
Coordinate clean-out and prep for sale — paint, deep clean, and re-caulk to maximize buyer appeal before listing.
Finalize list price, confirm HOA fee, review marketing strategy, and set a go-live date that works for your timeline.
List, review offers, and negotiate the best possible outcome — with the goal of a smooth, stress-free closing.
Let’s discuss what a sale could look like for you — the timeline, the prep plan, and what the Villa Park market is doing right now.
