Ashton Plan · Plainfield, IL 60585

$393,990

2 bd · 2.5 ba · 1,883 sqft · Townhouse · 695 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 +7.3/30.0
• Condition / age +4.8/5.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• 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 — $443,453.

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 $-599 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $357k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $312k (20.8% below list).
• Recommended offer: $312k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.9% 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.
• Zoned schools: Eagle Pointe Elementary School (math 31% / reading 32%, grade F, #631 of 2,056 statewide, top 31%, 580 students, 0% FRL); Heritage Grove Middle School (math 38% / reading 48%, grade D-, #107 of 665 statewide, top 16%, 866 students, 0% FRL); Plainfield North High School (math 40% / reading 40%, grade F, #85 of 693 statewide, top 12%, 2,377 students, 0% FRL) — zoned schools average 0% FRL vs 17% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 250 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 695 days — a 12% lower offer ($347k) is reasonable based on typical stale-listing flexibility.

Recommended offer $312,055 (20.8% 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 695 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.70% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.79%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (median comp): $443,453
• List price: $393,990
• Delta: -11.15%
• 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%)	4mo	$409,991	$218	87
24436 W Alexis Ln	0.14mi	3/2.5 (+1)	1,883 (0%)	4mo	$495,131	$263	85
24505 W Kroll Dr #67416	0.07mi	2/2.5	1,990 (+6%)	5mo	$411,354	$207	83
24418 W Alexis Ln #67416	0.11mi	3/2.5 (+1)	1,858 (-1%)	8mo	$410,595	$221	81
24502 W Kroll Dr #66393	0.10mi	3/2.5 (+1)	1,990 (+6%)	3mo	$447,364	$225	78
24454 W Kroll Dr #65397	0.11mi	3/2.5 (+1)	1,990 (+6%)	4mo	$419,333	$211	77
24462 W Alexis Ln #59368	0.15mi	3/2.5 (+1)	1,990 (+6%)	2mo	$459,429	$231	77
24412 W Alexis Ln #54429	0.10mi	3/2.5 (+1)	1,973 (+5%)	8mo	$409,314	$207	76
24422 W Alexis Ln #55406	0.12mi	3/2.5 (+1)	1,990 (+6%)	6mo	$440,184	$221	75
24434 W Alexis Ln #56400	0.14mi	3/2.5 (+1)	2,020 (+7%)	2mo	$422,629	$209	74
24420 W Alexis Ln #55407	0.11mi	3/2.5 (+1)	2,020 (+7%)	6mo	$428,737	$212	73
24424 W Alexis Ln #55405	0.12mi	3/2.5 (+1)	2,084 (+11%)	4mo	$419,686	$201	68

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: -26.2%
• Equity multiple: 0.11×
• Total profit: $-109,986
• Equity at exit: $66,120

10-year hold

• IRR: -23.1%
• Equity multiple: -0.17×
• Total profit: $-144,738
• Equity at exit: $38,342

Cash invested: $124,167 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 6 under contract
• Months of supply: 8.4 mo (12%/mo absorbed)
• Median asking: $459,716 ($228/sqft)
• Median days on market: 68 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +3.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 60585

• Home prices YoY: -32.0%
• Active inventory: 250
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,121 high
• Mortgage (P&I): −$2,326
• Tax est. 1.5%: −$554 /mo · $6,652/yr
• Insurance: −$185
• HOA: −$0
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $-599

Break-even live

Break-even rent $3,879

Max offer price $356,723

Occupancy floor —

Sensitivity live

Price	-10% $-293	-5% $-446	+0% $-599	+5% $-753	+10% $-906
Rent	-10% $-846	-5% $-723	+0% $-599	+5% $-476	+10% $-353
Rate	-1.0pp $-376	-0.5pp $-487	base $-599	+0.5pp $-714	+1.0pp $-831

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: $110,863
• Closing costs: $13,304
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12760 S Nicholas Dr Unit 12760 Plainfield, IL	3.0	2.5	2020	$3,200	$1.58	60d	1	0.02mi
12760 S Nicholas Dr Unit 12760 Plainfield, IL	3.0	2.5	2020	$2,799	$1.39	12d	1	0.02mi
12760 S Nicholas Dr Unit 12760 Plainfield, IL	3.0	2.5	2020	$2,999	$1.48	51d	1	0.02mi
12760 S Nicholas Dr Unit 12760 Plainfield, IL	3.0	2.5	2020	$2,999	$1.48	26d	1	0.02mi
12760 S Nicholas Dr Unit 12760 Plainfield, IL	3.0	2.5	2020	$2,899	$1.44	10d	1	0.02mi
24354 W Alexis Ln Unit 24354 Plainfield, IL	3.0	2.5	2084	$3,300	$1.58	71d	1	0.03mi
12802 S Nicholas Dr Plainfield, IL	3.0	2.5	1990	$3,250	$1.63	73d	1	0.03mi
24507 W Kroll Dr Plainfield, IL	3.0	2.5	2097	$3,200	$1.53	36d	1	0.05mi
24453 W Kroll Dr Plainfield, IL	3.0	2.5	1990	$3,250	$1.63	93d	1	0.07mi
24406 W Alexis Ln Unit 24406 Plainfield, IL	3.0	2.5	2100	$3,200	$1.52	93d	1	0.08mi
24408 W Alexis Ln Unit 24408 Plainfield, IL	3.0	2.5	1833	$3,200	$1.75	93d	1	0.08mi
24410 W Alexis Ln #54430 Plainfield, IL	3.0	2.5	2000	$3,259	$1.63	93d	1	0.08mi
12414 S Compass Ave Plainfield, IL	3.0	2.5	2515	$3,580	$1.42	36d	1	0.50mi
24321 W Hemlock Dr Plainfield, IL	3.0	2.5	2000	$3,400	$1.70	8d	1	0.73mi
12905 Cathy Ln Plainfield, IL	3.0	1.5	2566	$3,500	$1.36	62d	1	0.77mi
23760 W 127th St Plainfield, IL	3.0	1.0–2.0	1026	$2,475	$2.41	93d	28	0.98mi
23760 W 127th St Plainfield, IL	3.0	1.0–2.0	1026	$2,616	$2.55	0d	26	0.98mi
24039 W Walnut Cir Plainfield, IL	2.0	2.5	1654	$2,500	$1.51	4d	1	1.12mi
24121 W Walnut Cir Plainfield, IL	2.0	2.5	1595	$2,475	$1.55	73d	1	1.15mi
24130 W Walnut Cir Plainfield, IL	2.0	2.5	1650	$2,650	$1.61	34d	1	1.18mi
12640 S Talbot Cir Plainfield, IL	3.0	2.5	1781	$3,200	$1.80	50d	1	1.19mi
12632 S Talbot Cir Plainfield, IL	2.0	2.5	1500	$4,775	$3.18	23d	1	1.19mi
24230 W Walnut Cir Plainfield, IL	3.0	2.0	1814	$2,500	$1.38	56d	1	1.20mi
12606 S Talbot Cir Plainfield, IL	2.0	2.5	1500	$3,000	$2.00	62d	1	1.24mi
12606 S Talbot Cir Plainfield, IL	2.0	2.5	1500	$2,800	$1.87	38d	1	1.24mi
12606 S Talbot Cir Plainfield, IL	2.0	2.5	1500	$2,900	$1.93	43d	1	1.24mi
24358 Leski Ln Plainfield, IL	2.0	2.5	1535	$2,600	$1.69	64d	1	1.25mi
24254 Leski Ln Unit 24254 Plainfield, IL	3.0	2.5	1606	$2,850	$1.77	48d	1	1.25mi
24854 W Gates Ln Plainfield, IL	3.0	2.5	1400	$2,810	$2.01	0d	1	1.39mi

Listing history 50 events

1. 2026-08-08
   days on market $393,990 Active 695 DOM
2. 2026-08-06
   days on market $393,990 Active 693 DOM
3. 2026-08-05
   days on market $393,990 Active 692 DOM
4. 2026-08-04
   days on market $393,990 Active 691 DOM
5. 2026-08-03
   days on market $393,990 Active 690 DOM
6. 2026-07-31
   days on market $393,990 Active 687 DOM
7. 2026-07-30
   days on market $393,990 Active 685 DOM
8. 2026-07-28
   days on market $393,990 Active 684 DOM
9. 2026-07-26
   days on market $393,990 Active 682 DOM
10. 2026-07-24
    days on market $393,990 Active 680 DOM
11. 2026-07-23
    days on market $393,990 Active 679 DOM
12. 2026-07-22
    days on market $393,990 Active 678 DOM
13. 2026-07-21
    days on market $393,990 Active 677 DOM
14. 2026-07-20
    days on market $393,990 Active 676 DOM
15. 2026-07-18
    days on market $393,990 Active 674 DOM
16. 2026-07-18
    days on market $393,990 Active 673 DOM
17. 2026-07-16
    days on market $393,990 Active 672 DOM
18. 2026-07-15
    days on market $393,990 Active 671 DOM
19. 2026-07-14
    days on market $393,990 Active 670 DOM
20. 2026-07-13
    days on market $393,990 Active 669 DOM
21. 2026-07-13
    days on market $393,990 Active 668 DOM
22. 2026-07-11
    days on market $393,990 Active 667 DOM
23. 2026-07-10
    days on market $393,990 Active 666 DOM
24. 2026-07-09
    days on market $393,990 Active 665 DOM
25. 2026-07-07
    days on market $393,990 Active 663 DOM
26. 2026-07-06
    days on market $393,990 Active 662 DOM
27. 2026-07-06
    days on market $393,990 Active 661 DOM
28. 2026-07-05
    days on market $393,990 Active 660 DOM
29. 2026-07-03
    days on market $393,990 Active 659 DOM
30. 2026-07-02
    days on market $393,990 Active 658 DOM
31. 2026-07-01
    days on market $393,990 Active 657 DOM
32. 2026-06-30
    days on market $393,990 Active 656 DOM
33. 2026-06-29
    days on market $393,990 Active 655 DOM
34. 2026-06-28
    days on market $393,990 Active 654 DOM
35. 2026-06-27
    days on market $393,990 Active 653 DOM
36. 2026-06-26
    days on market $393,990 Active 652 DOM
37. 2026-06-24
    days on market $393,990 Active 650 DOM
38. 2026-06-22
    days on market $393,990 Active 648 DOM
39. 2026-06-21
    days on market $393,990 Active 647 DOM
40. 2026-06-18
    days on market $393,990 Active 644 DOM
41. 2026-06-17
    days on market $393,990 Active 643 DOM
42. 2026-06-16
    days on market $393,990 Active 642 DOM
43. 2026-06-15
    days on market $393,990 Active 641 DOM
44. 2026-06-13
    days on market $393,990 Active 639 DOM
45. 2026-06-13
    days on market $393,990 Active 638 DOM
46. 2026-06-09
    days on market $393,990 Active 635 DOM
47. 2026-06-08
    days on market $393,990 Active 634 DOM
48. 2026-06-07
    days on market $393,990 Active 633 DOM
49. 2026-06-04
    days on market $393,990 Active 630 DOM
50. 2026-06-03
    days on market $393,990 Active 629 DOM

ⓘ 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: $37,447
• − Mortgage interest: −$24,840
• − Property taxes: −$6,652
• − Insurance: −$2,217
• − Repairs & maintenance: −$2,996
• − Management: −$2,996
• − Depreciation: −$12,900
• Taxable loss: −$15,155
• Est. tax savings @ 24.0%: +$3,637
• After-tax cash flow: $-3,555/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 ↑

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Eagle Pointe Elementary School F IL #631/2,056 Nat'l #25,956/41,679 Middle Heritage Grove Middle School D- IL #107/665 Nat'l #5,160/14,009 High Plainfield North High School F IL #85/693 Nat'l #8,112/17,239

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

C Composite livability gradescore 67/100

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
• County: Will · 705,368 people
• City population: 75,140
• Metro: Chicago-Naperville-Elgin, IL-IN
• Population (ZIP): 24,948
• Household income: $151,202
• Rent vs Own: 8.4% rent · 91.6% own
• Severe rent burden: 4% of renters

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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%

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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%

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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

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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