Woodford Plan · Hampshire, IL 60140

$399,990

5 bd · 3.0 ba · 2,275 sqft · SingleFamily · 105 Days on market

Excellent condition $45/mo HOA · 1% of rent

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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 +7.0/30.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Prairie Ridge Crossings, the lowest-priced new single-family homes in Hampshire. The Woodford single-family home offers a spacious open-concept floor plan designed for modern living. The welcoming great room flows into the gourmet kitchen and dining area, while a convenient first-floor bedroom and bath provides flexibility for guests or multi-generational living. Enjoy brand-new appliances included, plus a large kitchen island and pantry. Upstairs, three bedrooms and a huge loft space offer room for the whole family to spread out. You luxurious owner's suite features dual walk-in closets and a spa-like double vanity. Complete with a two-car garage for your vehicles and storage.

Key facts

• Dual walk-in closets
• First-floor bedroom
• Huge loft space

Tags

• OPEN-CONCEPT FLOOR PLAN
• GOURMET KITCHEN
• FIRST-FLOOR BEDROOM
• HUGE LOFT SPACE
• DUAL WALK-IN CLOSETS
• SPA-LIKE DOUBLE VANITY

🏗️ New construction. The $399,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $447,677.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $400k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-650 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $354k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (21.2% below list).
• Recommended offer: $315k (21.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#350 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• CUSD 300 (suburban): math 24% / reading 27% proficiency, ranked #261 of 620 in IL (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Gary D Wright Elem Sch (math 24% / reading 24%, grade F, #922 of 2,056 statewide, top 45%, 638 students, 0% FRL); Hampshire Middle School (math 23% / reading 21%, grade F, #389 of 665 statewide, top 60%, 795 students, 0% FRL); Hampshire High School (math 30% / reading 35%, grade F, #152 of 693 statewide, top 22%, 1,938 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 357 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,944 units permitted in Kane County in 2024 (357 in 5+ unit buildings).
• This rent runs 34% of the median local income ($111k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($364k) is reasonable based on typical stale-listing flexibility.

Recommended offer $315,063 (21.2% 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 105 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 4.55%
• Cash-on-cash: -6.22%
• DSCR: 0.72
• GRM: 11.8

CMA / ARV

• ARV (median comp): $447,677
• List price: $399,990
• Delta: -9.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
552 Dawns End	0.50mi	4/2.5 (-1)	2,200 (-3%)	2mo	$430,000	$195	62
450 Vista Dr	0.43mi	4/2.5 (-1)	2,051 (-10%)	0mo	$444,790	$217	56
511 Larkspur Ln	0.65mi	4/2.5 (-1)	2,214 (-3%)	2mo	$415,000	$187	56
468 Vista Dr	0.39mi	4/2.5 (-1)	2,051 (-10%)	3mo	$449,790	$219	56
468 Vista Dr	0.39mi	4/2.5 (-1)	2,051 (-10%)	3mo	$449,790	$219	56
444 Vista Dr	0.44mi	4/2.5 (-1)	2,051 (-10%)	1mo	$460,490	$225	55
451 Vista Dr	0.44mi	4/2.5 (-1)	2,051 (-10%)	2mo	$453,290	$221	55
456 Vista Dr	0.41mi	4/2.5 (-1)	2,600 (+14%)	2mo	$468,990	$180	48
457 Vista Dr	0.42mi	4/2.5 (-1)	2,600 (+14%)	2mo	$469,990	$181	48
445 Vista Dr	0.45mi	4/2.5 (-1)	2,600 (+14%)	2mo	$475,990	$183	47
550 W Meadowdale Cir	0.65mi	4/2.5 (-1)	2,572 (+13%)	3mo	$578,990	$225	38
117 Fieldcrest Ave	0.75mi	4/2.5 (-1)	1,965 (-14%)	3mo	$435,000	$221	33

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: -27.0%
• Equity multiple: 0.09×
• Total profit: $-113,854
• Equity at exit: $66,750

10-year hold

• IRR: -24.6%
• Equity multiple: -0.21×
• Total profit: $-152,127
• Equity at exit: $38,707

Cash invested: $125,350 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 29 under contract
• Months of supply: 5.3 mo (19%/mo absorbed)
• Median asking: $446,990 ($206/sqft)
• Median days on market: 105 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: -4.4% vs current asking $/sqft

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

ZIP-level market 60140

• Home prices YoY: -24.6%
• Active inventory: 357
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,151 medium
• Mortgage (P&I): −$2,348
• Tax est. 1.5%: −$560 /mo · $6,715/yr
• Insurance: −$187
• HOA: −$45
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $-650

Break-even live

Break-even rent $3,973

Max offer price $353,650

Occupancy floor —

Sensitivity live

Price	-10% $-340	-5% $-495	+0% $-650	+5% $-804	+10% $-959
Rent	-10% $-899	-5% $-774	+0% $-650	+5% $-525	+10% $-401
Rate	-1.0pp $-424	-0.5pp $-536	base $-650	+0.5pp $-766	+1.0pp $-884

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: $111,919
• Closing costs: $13,430
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
179 Terrabrook Way Hampshire, IL	3.0–4.0	2.5	1828	$2,825	$1.55	0d	1	1.13mi

Property features AI

Finance

• Other: Inventory type: PlanListing status: Active
• Financial info: List price $393,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air conditioning
• Home design: Plan: WoodfordEntry listed as Woodford Plan
• Exterior features: Living area approximately 2,275

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

Listing history 50 events

1. 2026-09-23
   days on market $399,990 Active 105 DOM
2. 2026-09-22
   days on market $399,990 Active 104 DOM
3. 2026-09-21
   days on market $399,990 Active 103 DOM
4. 2026-09-20
   days on market $399,990 Active 102 DOM
5. 2026-09-19
   days on market $399,990 Active 101 DOM
6. 2026-09-18
   days on market $399,990 Active 100 DOM
7. 2026-09-17
   pricedays on market $399,990 Active 99 DOM
8. 2026-09-16
   days on market $402,990 Active 98 DOM
9. 2026-09-15
   days on market $402,990 Active 97 DOM
10. 2026-09-14
    days on market $402,990 Active 96 DOM
11. 2026-09-13
    days on market $402,990 Active 95 DOM
12. 2026-09-12
    days on market $402,990 Active 94 DOM
13. 2026-09-11
    days on market $402,990 Active 93 DOM
14. 2026-09-05
    days on market $402,990 Active 87 DOM
15. 2026-09-04
    days on market $402,990 Active 86 DOM
16. 2026-09-02
    days on market $402,990 Active 84 DOM
17. 2026-08-31
    days on market $402,990 Active 82 DOM
18. 2026-08-30
    days on market $402,990 Active 81 DOM
19. 2026-08-29
    days on market $402,990 Active 80 DOM
20. 2026-08-28
    days on market $402,990 Active 79 DOM
21. 2026-08-27
    days on market $402,990 Active 78 DOM
22. 2026-08-26
    days on market $402,990 Active 77 DOM
23. 2026-08-25
    days on market $402,990 Active 76 DOM
24. 2026-08-24
    days on market $402,990 Active 75 DOM
25. 2026-08-23
    days on market $402,990 Active 74 DOM
26. 2026-08-22
    days on market $402,990 Active 73 DOM
27. 2026-08-21
    days on market $402,990 Active 72 DOM
28. 2026-08-20
    days on market $402,990 Active 71 DOM
29. 2026-08-19
    days on market $402,990 Active 70 DOM
30. 2026-08-18
    days on market $402,990 Active 69 DOM
31. 2026-08-17
    days on market $402,990 Active 68 DOM
32. 2026-08-16
    days on market $402,990 Active 67 DOM
33. 2026-08-15
    days on market $402,990 Active 66 DOM
34. 2026-08-14
    days on market $402,990 Active 65 DOM
35. 2026-08-13
    days on market $402,990 Active 64 DOM
36. 2026-08-12
    days on market $402,990 Active 63 DOM
37. 2026-08-11
    days on market $402,990 Active 62 DOM
38. 2026-08-10
    days on market $402,990 Active 61 DOM
39. 2026-08-09
    days on market $402,990 Active 60 DOM
40. 2026-08-08
    days on market $402,990 Active 59 DOM
41. 2026-08-06
    days on market $402,990 Active 57 DOM
42. 2026-08-05
    days on market $402,990 Active 56 DOM
43. 2026-08-04
    days on market $402,990 Active 55 DOM
44. 2026-08-03
    pricedays on market $402,990 Active 54 DOM
45. 2026-07-31
    days on market $399,990 Active 51 DOM
46. 2026-07-30
    days on market $399,990 Active 50 DOM
47. 2026-07-30
    days on market $399,990 Active 49 DOM
48. 2026-07-28
    days on market $399,990 Active 48 DOM
49. 2026-07-26
    days on market $399,990 Active 46 DOM
50. 2026-07-24
    days on market $399,990 Active 44 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: $37,808
• − Mortgage interest: −$25,077
• − Property taxes: −$6,715
• − Insurance: −$2,238
• − Repairs & maintenance: −$3,025
• − Management: −$3,025
• − HOA: −$540
• − Depreciation: −$13,023
• Taxable loss: −$15,835
• Est. tax savings @ 24.0%: +$3,800
• After-tax cash flow: $-3,997/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with a modern and well-maintained interior and exterior. It offers a spacious floor plan and is move-in ready.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and market value. ↑
• Both Upgrading the kitchen appliances — Modern, high-end appliances can attract more buyers and renters. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, making the home more attractive to buyers and renters. ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Gary D Wright Elem Sch F IL #922/2,056 Nat'l #31,434/41,679 Middle Hampshire Middle School F IL #389/665 Nat'l #11,208/14,009 High Hampshire High School F IL #152/693 Nat'l #10,333/17,239

Schools (NCES district)

• District: CUSD 300
• NCES district ID: 1708550
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 27% ▼ -11.00%
• Median HH income: $77,706
• Composite: 25.12/100
• National rank: #7524
• State rank: #261 of 620 in IL

B Composite livability gradescore 71/100

Livability — Hampshire

• Score: 71/100
• State rank: #350
• US rank: #7222

Category grades

Amenities F Commute F Cost of living C 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: Hampshire, IL
• County: Kane County · 559,449 people
• City population: 22,689
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 22,689
• Household income: $111,241
• Rent vs Own: 10.9% rent · 89.1% own
• Severe rent burden: 14% of renters

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Population outlook (Kane County) Hauer SSP2

• Today (2025): 559,449 people
• By 2030: 568,757 · +1.7%
• By 2040: 575,969 · +3.0%
• By 2050: 563,477 · +0.7%
• By 2075: 492,321 · -12.0%
• By 2100: 380,943 · -31.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Two or more races 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 12% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 11% Russian/Polish/Slavic 2% Tagalog/Filipino 2%

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Political lean MEDSL · Kane

• 2024 margin: Lean D (+9.4) · D 54.0% · R 44.6% · Other 1.4%
• 2008→2024 swing: -2.4pp toward R · 2008: 11.8pp · 2024: 9.4pp
• All cycles: 2024: D+9.4 2020: D+14.4 2016: D+8.9 2012: D+0.9 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.68%
• Current HPI: 219.0902
• Rent YoY: —
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

Property features AI

Finance

• Other: Inventory type: PlanListing status: Active
• Financial info: List price $393,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air conditioning
• Home design: Plan: WoodfordEntry listed as Woodford Plan
• Exterior features: Living area approximately 2,275

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning