This report provides a comp-based valuation for the single-family ranch at 424 Village Rd in unincorporated Willowbrook — a 1956-built, 3-bedroom, 1-bath, 1,100 sq ft home on a .25–.49 acre lot with a detached 2-car garage. The property is being sold as an estate in as-is condition with no repairs or updates to be made by the seller.
Three recent comparable sales in the same Willowbrook 60527 submarket form the basis of this analysis. All three sold between October 2024 and October 2025 in the $280,000–$298,000 range. The subject property's Hinsdale South High School (District 86) designation and detached 2-car garage are meaningful strengths. The full as-is condition — including roof, mechanicals, kitchen, and baths — is the primary pricing factor and is fully reflected in the recommended list price.
| Feature | Detail | Feature | Detail |
|---|---|---|---|
| Style | Ranch, 1 Story | Subdivision | Unincorporated Willowbrook |
| Lot Dimensions | 80x131x125x90 | County | DuPage |
| Garage | Detached, 2-Car | Basement | None |
| Roof | Original — Age Unknown, Needs Replacement | Mechanicals | Original — Furnace, A/C, Water Heater All Old |
| Kitchen | Original, Needs Full Update | Bath | Original, Needs Full Update |
| Sale Type | Estate Sale, As-Is | Seller Repairs | None |
| Elementary / Jr High | District 62 | High School | Hinsdale South — District 86 |
| 2024 Taxes | $3,274 | APN | 0935311011 |
| Water | Well — Community | Sewer | Public |
| Heating | Gas, Forced Air | Cooling | Central Air |
| Component | Condition | Buyer Impact | Notes |
|---|---|---|---|
| Roof | Original / Old — Needs Replacement | May affect conventional financing | Disclose in listing; some lenders require repair before closing |
| Furnace | Old — Near End of Life | Inspector will flag | Budget item for buyer; price reflects this |
| Air Conditioning | Old — Near End of Life | Inspector will flag | Budget item for buyer; price reflects this |
| Water Heater | Old — Needs Replacement | Inspector will flag | Low cost item but will be noted |
| Kitchen | Original — Full Update Needed | Cosmetic; no financing impact | Strong buyer upside after renovation |
| Bathrooms | Original — Full Update Needed | Cosmetic; no financing impact | 1 full bath; renovation buyers expect this |
| Detached 2-Car Garage | Present — Significant Positive | Strong buyer appeal | Rare at this price point; comps mostly lack this |
| Lot Size | .25–.49 Acre — Positive | Appeals to buyers wanting space | Larger than typical for Willowbrook ranches |
| District 86 Schools | Hinsdale South HS — Strong Positive | Expands buyer pool significantly | Key value driver at this price point |
Three recent comparable sales in the Willowbrook 60527 submarket were analyzed. All sold between October 2024 and October 2025 in the $279,900–$297,800 range. All are similar vintage (1950s), similar style, and in the same school districts. Note that one comp (8144 Sunset Rd) was excluded from primary analysis due to a building code violation that significantly distorted its pricing.
| Address | Sold | Sale Price | Beds/Baths | Sq Ft | Garage | Condition / Notes |
|---|---|---|---|---|---|---|
| 467 Circle Ave | Oct 2025 | $297,800 | 3 / 2.0 | 1,660 | 2-Car Attached | Ranch, needs TLC, cosmetic, 2 baths |
| 9S531 Western Ave | Mar 2025 | $279,900 | 4 / 1.1 | 1,150 | None | Updated tri-level, no garage |
| 7730 Virginia Ct | Jan 2025 | $280,000 | 3 / 2.0 | 1,440 | 1-Car Attached | As-is, needs work, 2 fireplaces |
| 8144 Sunset Rd | Feb 2026 | $340,000 | 4 / 3.0 | 1,700 | 6-Car Detached | ⚠ Excluded — building code violation; rehab w/o permits distorts value |
| 424 Village Rd | Subject | $295,000 (List) | 3 / 1.0 | 1,100 | 2-Car Detached | Estate sale, all original, as-is |
| Factor | Subject vs. Comps | Impact | Notes |
|---|---|---|---|
| District 86 Schools | Hinsdale South HS — all comps also D86 | Neutral / Positive | Level playing field but a strong floor for value; attracts family buyers |
| Detached 2-Car Garage | Better than 2 of 3 comps | Positive | Western Ave had no garage; Virginia Ct had 1-car only; subject has full 2-car detached |
| Lot Size | Comparable to comp set | Neutral / Positive | All comps in .25–.49 acre range; subject holds its own |
| Square Footage | 1,100 sq ft — smallest in comp set | Minor Negative | Circle Ave (1,660) and Virginia Ct (1,440) are larger; offset by garage advantage |
| Bath Count | 1 full bath vs. 2 full baths for 2 of 3 comps | Negative | Single bath is the subject's most significant limitation relative to comps |
| Overall Condition | Fully original vs. mixed condition comps | Negative | Virginia Ct was as-is; Circle Ave cosmetic only; Western Ave was updated. Subject is the most work of the three |
| Roof & Mechanicals | All original — unknown ages | Negative | Financing risk; price reflects full replacement cost burden on buyer |
| Recommended List Price | $295,000 (as-is, estate sale) | Supported by comp range; garage offsets sq ft and bath disadvantages | |
The Willowbrook 60527 market for 1950s-era ranch and split-level homes has been consistent in the $279,000–$300,000 range for as-is and light-cosmetic condition homes. Demand is driven primarily by the District 86 (Hinsdale South) school designation, proximity to I-55 and I-294, and the relative affordability compared to incorporated Hinsdale and Burr Ridge. Renovation buyers and investors are the primary audience for a fully as-is estate sale at this price point.
Mike Berg brings 21 years of western suburbs experience and a former appraiser's precision to every valuation. Get a data-driven estimate tailored to your home and today's market.
Get My Willowbrook Home Value →Ready to talk? Reach out at [email protected] or call 773-544-9785
