Ashton Plan · Plainfield, IL 60585

$393,990

2 bd · 2.5 ba · 1,883 sqft · Townhouse · 644 Days on market

Excellent condition

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Why this score? — see what drove the F 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 +7.4/30.0
• Condition / age +4.8/5.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The open concept Ashton offers the perfect space for entertaining with the kitchen open to the gathering room and café. An optional sunroom expands the living space further. A large Owner's Suite is complete with a private bath and spacious walk-in closet. A flex room upstairs can be converted to a third bedroom to accommodate singles and families alike.

Key facts

• Open concept
• Large owner's suite
• Flex room

Tags

• OPEN CONCEPT
• OPTIONAL SUNROOM
• LARGE OWNER'S SUITE
• FLEX ROOM

🏗️ New construction. The $393,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $447,780.

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $394k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-579 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $364k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (19.2% below list).
• Recommended offer: $318k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.7% in Plainfield — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#496 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Plainfield SD 202 (suburban): math 25% / reading 32% proficiency, ranked #213 of 620 in IL (top 34%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 222 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Will County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 644 days — a 12% lower offer ($347k) is reasonable based on typical stale-listing flexibility.

Recommended offer $318,417 (19.2% below list)

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. It's been on market 644 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.71% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.54%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $447,780
• List price: $393,990
• Delta: -12.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24504 W Kroll Dr #66392	0.10mi	3/2.5 (+1)	1,883 (0%)	3mo	$409,991	$218	88
24436 W Alexis Ln	0.14mi	3/2.5 (+1)	1,883 (0%)	3mo	$495,131	$263	86
24505 W Kroll Dr #67416	0.07mi	2/2.5	1,990 (+6%)	4mo	$411,354	$207	84
24418 W Alexis Ln #67416	0.11mi	3/2.5 (+1)	1,858 (-1%)	6mo	$410,595	$221	83
24502 W Kroll Dr #66393	0.10mi	3/2.5 (+1)	1,990 (+6%)	2mo	$447,364	$225	80
24454 W Kroll Dr #65397	0.11mi	3/2.5 (+1)	1,990 (+6%)	2mo	$419,333	$211	79
24462 W Alexis Ln #59368	0.15mi	3/2.5 (+1)	1,990 (+6%)	0mo	$459,429	$231	78
24412 W Alexis Ln #54429	0.10mi	3/2.5 (+1)	1,973 (+5%)	6mo	$409,314	$207	77
24422 W Alexis Ln #55406	0.12mi	3/2.5 (+1)	1,990 (+6%)	4mo	$440,184	$221	77
24434 W Alexis Ln #56400	0.14mi	3/2.5 (+1)	2,020 (+7%)	1mo	$422,629	$209	76
24420 W Alexis Ln #55407	0.11mi	3/2.5 (+1)	2,020 (+7%)	4mo	$428,737	$212	74
24424 W Alexis Ln #55405	0.12mi	3/2.5 (+1)	2,084 (+11%)	3mo	$419,686	$201	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -25.8%
• Equity multiple: 0.13×
• Total profit: $-109,389
• Equity at exit: $66,765

10-year hold

• IRR: -22.3%
• Equity multiple: -0.14×
• Total profit: $-142,545
• Equity at exit: $38,716

Cash invested: $125,378 (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 60585

• Home prices YoY: -32.0%
• Active inventory: 222
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,184 high
• Mortgage (P&I): −$2,348
• Tax est. 1.5%: −$560 /mo · $6,717/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $-579

Break-even live

Break-even rent $3,917

Max offer price $363,996

Occupancy floor —

Sensitivity live

Price	-10% $-270	-5% $-424	+0% $-579	+5% $-734	+10% $-888
Rent	-10% $-831	-5% $-705	+0% $-579	+5% $-453	+10% $-327
Rate	-1.0pp $-354	-0.5pp $-465	base $-579	+0.5pp $-695	+1.0pp $-813

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: $111,945
• Closing costs: $13,433
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12760 S Nicholas Dr Unit 12760 Plainfield, IL	3.0	2.5	2020	$2,999	$1.48	3d	1	0.02mi
12760 S Nicholas Dr Unit 12760 Plainfield, IL	3.0	2.5	2020	$3,200	$1.58	12d	1	0.02mi
24354 W Alexis Ln Unit 24354 Plainfield, IL	3.0	2.5	2084	$3,300	$1.58	22d	1	0.03mi
12802 S Nicholas Dr Plainfield, IL	3.0	2.5	1990	$3,250	$1.63	25d	1	0.03mi
24507 W Kroll Dr Plainfield, IL	3.0	2.5	2097	$3,200	$1.53	44d	1	0.05mi
24453 W Kroll Dr Plainfield, IL	3.0	2.5	1990	$3,250	$1.63	44d	1	0.07mi
24406 W Alexis Ln Unit 24406 Plainfield, IL	3.0	2.5	2100	$3,200	$1.52	44d	1	0.08mi
24408 W Alexis Ln Unit 24408 Plainfield, IL	3.0	2.5	1833	$3,200	$1.75	44d	1	0.08mi
24410 W Alexis Ln #54430 Plainfield, IL	3.0	2.5	2000	$3,259	$1.63	44d	1	0.08mi
12414 S Compass Ave Plainfield, IL	3.0	2.5	2515	$3,580	$1.42	25d	1	0.50mi
12905 Cathy Ln Plainfield, IL	3.0	1.5	2566	$3,500	$1.36	13d	1	0.77mi
23760 W 127th St Plainfield, IL	3.0	1.0–2.0	1026	$2,475	$2.41	44d	28	0.98mi
23760 W 127th St Plainfield, IL	3.0	1.0–2.0	1026	$2,518	$2.45	3d	26	0.98mi
24121 W Walnut Cir Plainfield, IL	2.0	2.5	1595	$2,475	$1.55	25d	1	1.15mi
12640 S Talbot Cir Plainfield, IL	3.0	2.5	1781	$3,200	$1.80	2d	1	1.19mi
24230 W Walnut Cir Plainfield, IL	3.0	2.0	1814	$2,500	$1.38	8d	1	1.20mi
12606 S Talbot Cir Plainfield, IL	2.0	2.5	1500	$3,000	$2.00	13d	1	1.24mi
24358 Leski Ln Plainfield, IL	2.0	2.5	1535	$2,600	$1.69	16d	1	1.25mi
24254 Leski Ln Unit 24254 Plainfield, IL	3.0	2.5	1606	$2,850	$1.77	2d	1	1.25mi
24854 W Gates Ln Plainfield, IL	3.0	2.5	1400	$2,810	$2.01	2d	1	1.39mi

Listing history 19 events

1. 2026-06-18
   days on market $393,990 Active 644 DOM
2. 2026-06-17
   days on market $393,990 Active 643 DOM
3. 2026-06-16
   days on market $393,990 Active 642 DOM
4. 2026-06-15
   days on market $393,990 Active 641 DOM
5. 2026-06-13
   days on market $393,990 Active 639 DOM
6. 2026-06-13
   days on market $393,990 Active 638 DOM
7. 2026-06-09
   days on market $393,990 Active 635 DOM
8. 2026-06-08
   days on market $393,990 Active 634 DOM
9. 2026-06-07
   days on market $393,990 Active 633 DOM
10. 2026-06-04
    days on market $393,990 Active 630 DOM
11. 2026-06-03
    days on market $393,990 Active 629 DOM
12. 2026-06-02
    days on market $393,990 Active 628 DOM
13. 2026-06-01
    days on market $393,990 Active 627 DOM
14. 2026-05-31
    days on market $393,990 Active 626 DOM
15. 2026-04-03
    price $393,990 363-char remark

    Show marketing remark (363 chars)

    The open concept Ashton offers the perfect space for entertaining with the kitchen open to the gathering room and café. An optional sunroom expands the living space further. A large Owner's Suite is complete with a private bath and spacious walk-in closet. A flex room upstairs can be converted to a third bedroom to accommodate singles and families alike.

16. 2026-03-04
    price $392,990 363-char remark

    Show marketing remark (363 chars)

    The open concept Ashton offers the perfect space for entertaining with the kitchen open to the gathering room and café. An optional sunroom expands the living space further. A large Owner's Suite is complete with a private bath and spacious walk-in closet. A flex room upstairs can be converted to a third bedroom to accommodate singles and families alike.

17. 2026-02-04
    price $391,990 363-char remark

    Show marketing remark (363 chars)

    The open concept Ashton offers the perfect space for entertaining with the kitchen open to the gathering room and café. An optional sunroom expands the living space further. A large Owner's Suite is complete with a private bath and spacious walk-in closet. A flex room upstairs can be converted to a third bedroom to accommodate singles and families alike.

18. 2025-11-02
    price $390,990 363-char remark

    Show marketing remark (363 chars)

    The open concept Ashton offers the perfect space for entertaining with the kitchen open to the gathering room and café. An optional sunroom expands the living space further. A large Owner's Suite is complete with a private bath and spacious walk-in closet. A flex room upstairs can be converted to a third bedroom to accommodate singles and families alike.

19. 2024-09-13
    listed $389,990 Active 363-char remark

    Show marketing remark (363 chars)

    The open concept Ashton offers the perfect space for entertaining with the kitchen open to the gathering room and café. An optional sunroom expands the living space further. A large Owner's Suite is complete with a private bath and spacious walk-in closet. A flex room upstairs can be converted to a third bedroom to accommodate singles and families alike.

ⓘ 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: $38,210
• − Mortgage interest: −$25,083
• − Property taxes: −$6,717
• − Insurance: −$2,239
• − Repairs & maintenance: −$3,057
• − Management: −$3,057
• − Depreciation: −$13,026
• Taxable loss: −$14,968
• Est. tax savings @ 24.0%: +$3,592
• After-tax cash flow: $-3,356/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with modern finishes and a well-maintained exterior. It offers a great balance of style and functionality, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting
• Rental Updating the flooring in the bedrooms — New flooring can improve the rental experience and attract more tenants
• Resale Upgrading the kitchen appliances — Modern appliances can add value and appeal to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting ↑
• Rental Updating the flooring in the bedrooms — New flooring can improve the rental experience and attract more tenants ↑
• Resale Upgrading the kitchen appliances — Modern appliances can add value and appeal to potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Plainfield SD 202
• NCES district ID: 1731740
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 32% ▼ -14.00%
• Median HH income: $90,706
• Composite: 28.83/100
• National rank: #6653
• State rank: #213 of 620 in IL

Livability — Plainfield

• Score: 67/100
• State rank: #496
• US rank: #10260

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plainfield, IL
• City population: 75,140
• Population (ZIP): 24,948

Population outlook (Will County) Hauer SSP2

• Today (2025): 705,368 people
• By 2030: 708,154 · +0.4%
• By 2040: 702,692 · -0.4%
• By 2050: 680,249 · -3.6%
• By 2075: 611,990 · -13.2%
• By 2100: 516,215 · -26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 63% Asian 15% Black 10% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Romanian 10% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 80% English-only · Other Indo-European 6% Spanish 5% Tagalog/Filipino 2%

Political lean MEDSL · Will

• 2024 margin: Toss-up / Even · D 50.1% · R 48.5% · Other 1.4%
• 2008→2024 swing: -11.6pp toward R · 2008: 13.2pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+8.3 2016: D+5.7 2012: D+3.7 2008: D+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.23%
• Current HPI: 208.5101
• Rent YoY: —
• Metro: —
• 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

Price history

+1.0% since first listed

5 events — show timeline

• 2026-04-03 Price Changed $393,990 Zillow
• 2026-03-04 Price Changed $392,990 Zillow
• 2026-02-04 Price Changed $391,990 Zillow
• 2025-11-02 Price Changed $390,990 Zillow
• 2024-09-13 Listed $389,990 Zillow