HOLCOMBE Plan · Joliet, IL 60586

$441,990

4 bd · 2.5 ba · 2,356 sqft · SingleFamily · 768 Days on market

Good 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 +6.5/30.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Schools +2.2/10.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Holcombe is a spacious 2-story home in the Ashford Place community, offering 2,356 sq. ft. with 4 bedrooms, 2.5 baths, and a 2-car garage. Its open-concept layout and exterior options make it a popular choice. Inside, a front study, linen closet, and guest bath set the tone for a functional design. Past the stairs and garage entry, the home opens to the kitchen, dining, and great room. The kitchen shines with a walk-in pantry, quartz countertops, stainless steel appliances, and a large island with seating-perfect for everyday meals or entertaining. Upstairs, three spacious bedrooms share a full bath with double vanity and a separate tub/toilet area. The laundry room is also conveniently on this level. The primary suite completes the home with a private bath featuring dual sinks and a large walk-in closet. All D. R. Horton homes include designer inspired interior packages and come with the America's Smart Home industry-leading suite of smart home products such as a smart lock, smart switches, video doorbell and more! Contact us today to explore the Holcombe at Ashford Place! * Photos are for representational purposes only, finishes may vary by home.

Key facts

• 2 garage spots
• Listed 768 days

🏗️ New construction. The $441,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $512,299.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $442k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-873 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $386k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (23.6% below list).
• Recommended offer: $338k (23.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#153 in IL, #2,772 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A; Watch: amenities C-, health & safety C-.
• 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: Thomas Jefferson Elem Sch (math 18% / reading 20%, grade F, #1,116 of 2,056 statewide, top 55%, 579 students, 0% FRL); Aux Sable Middle Sch (math 18% / reading 32%, grade F, #327 of 665 statewide, top 50%, 855 students, 0% FRL); Plainfield South High School (math 21% / reading 25%, grade F, #312 of 693 statewide, top 46%, 2,411 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: Rents rising fast (+4.3%/yr); 174 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 36d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 31% of the median local income ($132k/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 $4k of loan paydown is wiped out by about $15k 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 768 days — a 12% lower offer ($389k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $337,636 (23.6% 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 768 days. Have you received any prior offers? Is the seller open to a 24% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.66% ✗
• Cap rate: 4.25%
• Cash-on-cash: -7.30%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $512,299
• List price: $441,990
• Delta: -13.72%
• 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
6710 Buchanan Cir	0.46mi	4/2.5	2,356 (0%)	1mo	$489,990	$208	78
6706 Buchanan Cir	0.48mi	4/2.5	2,356 (0%)	2mo	$486,890	$207	76
2115 Three Forks Dr	0.27mi	4/3.0	2,070 (-12%)	1mo	$389,000	$188	64
2800 Adobe Dr	0.62mi	4/2.5	2,500 (+6%)	1mo	$370,000	$148	60
6707 Buchanan Cir	0.45mi	4/2.5	2,051 (-13%)	1mo	$460,990	$225	57
6709 Buchanan Cir	0.45mi	4/2.5	2,051 (-13%)	1mo	$461,990	$225	56
6708 Buchanan Cir	0.48mi	4/2.5	2,051 (-13%)	1mo	$469,990	$229	55
1800 Overland Dr	0.54mi	4/2.5	2,600 (+10%)	3mo	$493,990	$190	55
6704 Buchanan Cir	0.48mi	4/2.5	2,051 (-13%)	2mo	$466,990	$228	55
6702 Buchanan Cir	0.47mi	4/2.5	2,051 (-13%)	2mo	$461,990	$225	54
2814 Stonebridge Dr	0.72mi	4/3.5	2,500 (+6%)	3mo	$430,000	$172	49
2814 Stonebridge Dr	0.72mi	4/3.5	2,500 (+6%)	3mo	$430,000	$172	49

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -27.6%
• Equity multiple: 0.06×
• Total profit: $-134,131
• Equity at exit: $76,386

10-year hold

• IRR: -21.8%
• Equity multiple: -0.18×
• Total profit: $-169,495
• Equity at exit: $44,294

Cash invested: $143,444 (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: 31 active · 53 under contract
• Months of supply: 3.1 mo (32%/mo absorbed)
• Median asking: $449,000 ($199/sqft)
• Median days on market: 26 d
• This list price: 45% of active listings are priced below it
• ARV vs active asking: +9.0% vs current asking $/sqft

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

ZIP-level market 60586

• Home prices YoY: -33.7%
• Rents YoY: 4.3%
• Active inventory: 174
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,376 high
• Mortgage (P&I): −$2,687
• Tax est. 1.5%: −$640 /mo · $7,684/yr
• Insurance: −$213
• HOA: −$0
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $-873

Break-even live

Break-even rent $4,482

Max offer price $385,966

Occupancy floor —

Sensitivity live

Price	-10% $-519	-5% $-696	+0% $-873	+5% $-1,050	+10% $-1,227
Rent	-10% $-1,140	-5% $-1,006	+0% $-873	+5% $-740	+10% $-606
Rate	-1.0pp $-615	-0.5pp $-743	base $-873	+0.5pp $-1,006	+1.0pp $-1,141

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: $128,075
• Closing costs: $15,369
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2042 Legacy Pointe Blvd Plainfield, IL	4.0	2.5	2900	$3,700	$1.28	139d	1	0.01mi
7005 Manchester Dr Plainfield, IL	3.0	2.5	1906	$2,900	$1.52	46d	1	0.28mi
7005 Manchester Dr Plainfield, IL	3.0	2.5	1906	$2,700	$1.42	35d	1	0.28mi
6802 Daly Ln Plainfield, IL	4.0	2.5	2356	$3,400	$1.44	113d	1	0.36mi
2309 Gustave Ln Plainfield, IL	3.0	1.5	1645	$1,455	$0.88	65d	1	0.39mi
6504 Jack Rogers Ln Plainfield, IL	4.0	2.0	1744	$2,716	$1.56	4d	1	0.41mi
2419 Paradise Cir Plainfield, IL	3.0	2.5	1720	$2,989	$1.74	7d	1	0.44mi
2505 Paradise Cir Plainfield, IL	4.0	2.5	1923	$3,075	$1.60	6d	1	0.47mi
2513 Ruth Fitzgerald Dr Plainfield, IL	4.0	2.0	2394	$3,109	$1.30	51d	1	0.49mi
2612 Ruth Fitzgerald Dr Plainfield, IL	3.0	1.5	1744	$2,596	$1.49	4d	1	0.59mi
1812 Cumberland Dr Plainfield, IL	4.0	2.0	2506	$3,099	$1.24	27d	1	0.63mi
2311 Carpenter Ave #2311 Plainfield, IL	3.0	2.5	1800	$2,700	$1.50	70d	1	0.65mi
1811 Mandan Village Dr Plainfield, IL	4.0	3.0	2070	$3,274	$1.58	3d	1	0.68mi
7307 Ashbrook Ln Plainfield, IL	3.0	2.5	1916	$2,950	$1.54	54d	1	0.70mi
1909 Havenhill Dr Plainfield, IL	3.0	2.5	2100	$3,100	$1.48	0d	1	0.70mi
6514 Walter Adamic Ln Plainfield, IL	4.0	2.0	1886	$4,000	$2.12	7d	1	0.76mi
2914 Frank Turk Dr Plainfield, IL	4.0	2.0	1792	$2,800	$1.56	139d	1	0.92mi
6816 Twin Falls Dr Plainfield, IL	4.0	3.5	2202	$3,750	$1.70	2d	1	0.94mi
2416 Boxwood Ln Plainfield, IL	3.0	3.5	2359	$3,000	$1.27	90d	1	0.97mi
6917 Monmouth Dr Joliet, IL	3.0	3.0	1768	$2,770	$1.57	0d	1	0.99mi
7001 Grantham Dr Joliet, IL	3.0	2.0	1944	$7,630	$3.92	67d	1	1.05mi
6901 Creekside Dr Plainfield, IL	3.0	2.5	1727	$2,800	$1.62	5d	1	1.11mi
2016 Gray Hawk Ct Plainfield, IL	4.0	3.0	2088	$3,360	$1.61	0d	1	1.13mi
2005 Alpine Way Plainfield, IL	3.0	2.5	2359	$3,269	$1.39	83d	1	1.15mi
2002 Alpine Way Plainfield, IL	3.0	2.5	2359	$2,600	$1.10	116d	1	1.17mi
2302 Timber Trl Plainfield, IL	3.0	3.5	2800	$3,509	$1.25	69d	1	1.18mi
1401 Roth Dr Joliet, IL	3.0	2.5	2460	$3,255	$1.32	0d	1	1.22mi
1329 Prairie Creek Trl Joliet, IL	3.0	2.5	2427	$2,995	$1.23	44d	1	1.31mi
6715 Legacy Pointe Ct Joliet, IL	4.0	2.5	2544	$3,395	$1.33	24d	1	1.33mi
6408 Roth Ct Joliet, IL	4.0	2.5	2460	$3,265	$1.33	28d	1	1.42mi

Listing history 50 events

1. 2026-09-23
   days on market $441,990 Active 768 DOM
2. 2026-09-22
   days on market $441,990 Active 767 DOM
3. 2026-09-21
   days on market $441,990 Active 766 DOM
4. 2026-09-20
   days on market $441,990 Active 765 DOM
5. 2026-09-19
   days on market $441,990 Active 764 DOM
6. 2026-09-18
   days on market $441,990 Active 763 DOM
7. 2026-09-17
   days on market $441,990 Active 762 DOM
8. 2026-09-16
   days on market $441,990 Active 761 DOM
9. 2026-09-15
   days on market $441,990 Active 760 DOM
10. 2026-09-14
    days on market $441,990 Active 759 DOM
11. 2026-09-13
    days on market $441,990 Active 758 DOM
12. 2026-09-12
    days on market $441,990 Active 757 DOM
13. 2026-09-11
    days on market $441,990 Active 756 DOM
14. 2026-09-05
    days on market $441,990 Active 750 DOM
15. 2026-09-04
    days on market $441,990 Active 749 DOM
16. 2026-09-02
    days on market $441,990 Active 747 DOM
17. 2026-08-31
    days on market $441,990 Active 745 DOM
18. 2026-08-29
    days on market $441,990 Active 743 DOM
19. 2026-08-28
    days on market $441,990 Active 742 DOM
20. 2026-08-27
    days on market $441,990 Active 741 DOM
21. 2026-08-26
    days on market $441,990 Active 740 DOM
22. 2026-08-25
    days on market $441,990 Active 739 DOM
23. 2026-08-24
    days on market $441,990 Active 738 DOM
24. 2026-08-23
    days on market $441,990 Active 737 DOM
25. 2026-08-22
    days on market $441,990 Active 736 DOM
26. 2026-08-21
    days on market $441,990 Active 735 DOM
27. 2026-08-20
    days on market $441,990 Active 734 DOM
28. 2026-08-19
    days on market $441,990 Active 733 DOM
29. 2026-08-18
    days on market $441,990 Active 732 DOM
30. 2026-08-17
    days on market $441,990 Active 731 DOM
31. 2026-08-16
    days on market $441,990 Active 730 DOM
32. 2026-08-15
    days on market $441,990 Active 729 DOM
33. 2026-08-14
    days on market $441,990 Active 728 DOM
34. 2026-08-13
    days on market $441,990 Active 727 DOM
35. 2026-08-12
    days on market $441,990 Active 726 DOM
36. 2026-08-11
    days on market $441,990 Active 725 DOM
37. 2026-08-10
    days on market $441,990 Active 724 DOM
38. 2026-08-09
    days on market $441,990 Active 723 DOM
39. 2026-08-08
    days on market $441,990 Active 722 DOM
40. 2026-08-06
    days on market $441,990 Active 720 DOM
41. 2026-08-05
    days on market $441,990 Active 719 DOM
42. 2026-08-04
    days on market $441,990 Active 718 DOM
43. 2026-08-03
    days on market $441,990 Active 717 DOM
44. 2026-07-31
    days on market $441,990 Active 714 DOM
45. 2026-07-30
    days on market $441,990 Active 712 DOM
46. 2026-07-28
    days on market $441,990 Active 711 DOM
47. 2026-07-26
    days on market $441,990 Active 709 DOM
48. 2026-07-24
    days on market $441,990 Active 707 DOM
49. 2026-07-23
    days on market $441,990 Active 706 DOM
50. 2026-07-22
    days on market $441,990 Active 705 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,516
• − Mortgage interest: −$28,697
• − Property taxes: −$7,684
• − Insurance: −$2,561
• − Repairs & maintenance: −$3,241
• − Management: −$3,241
• − Depreciation: −$14,903
• Taxable loss: −$19,812
• Est. tax savings @ 24.0%: +$4,755
• After-tax cash flow: $-5,722/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

Good 80/100 None rehab

This well-maintained, spacious 2-story home in Ashford Place offers a good condition with minimal repairs needed. Upgrades to exterior paint and flooring can significantly increase its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value ↑
• Both Install smart home technology — Improves convenience and can increase both resale and rental value ↑

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Thomas Jefferson Elem Sch F IL #1,116/2,056 Nat'l #34,564/41,679 Middle Aux Sable Middle Sch F IL #327/665 Nat'l #10,338/14,009 High Plainfield South High School F IL #312/693 Nat'l #13,542/17,239

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

B Composite livability gradescore 78/100

Livability — Joliet

• Score: 78/100
• State rank: #153
• US rank: #2772

Category grades

Amenities C- Commute A+ Cost of living A Crime C Employment B+ Housing A+ Health & safety C- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Joliet, IL
• County: Will County · 705,368 people
• City population: 68,632
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 47,834
• Household income: $131,637
• Rent vs Own: 8.5% rent · 91.5% own
• Severe rent burden: 9% 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 61% Hispanic / Latino 22% Two or more races 12% Black 11% Asian 4%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Romanian 11% Italian 2% Iranian 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 81% English-only · Spanish 12% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -105.85%
• Current HPI: 208.2858
• Rent YoY: ▲ 4.29%
• 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

Price history

+9.4% since first listed

15 events — show timeline

• 2026-03-22 Price Changed $441,990 Zillow
• 2026-03-05 Price Changed $440,990 Zillow
• 2026-02-27 Price Changed $439,990 Zillow
• 2025-04-08 Price Changed $438,990 Zillow
• 2025-04-03 Price Changed $437,990 Zillow
• 2025-02-25 Price Changed $434,990 Zillow
• 2025-02-11 Price Changed $432,990 Zillow
• 2025-01-28 Price Changed $430,990 Zillow
• 2025-01-15 Price Changed $428,990 Zillow
• 2024-12-31 Price Changed $426,990 Zillow
• 2024-11-21 Price Changed $424,990 Zillow
• 2024-11-21 Relisted — Zillow
• 2024-02-06 Delisted — Zillow
• 2024-01-03 Price Changed $407,990 Zillow
• 2023-11-01 Listed $403,990 Zillow