2253 Barbera Rd · Oswego, IL 60543

$334,990

3 bd · 2.5 ba · 1,543 sqft · Townhouse · 15 Days on market

Built 2026 Excellent condition 3,000 sqft lot Est $335k · at est. $275/mo HOA · 9% of rent

---

Why this score? — see what drove the D 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).

• Cash flow +12.4/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +3.6/5.0
• Schools +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover yourself at 2253 Barbera Dr. , Oswego, Illinois, a beautiful NEW home in our Sonoma Trails community. This Middle UNIT townhome will be ready for Fall move-in! Homesite includes a fully sodded yard that is maintained throughout the year as well as snow removal in the winter. This Norfolk townhome plan offers over 1,500 square feet of living space with 3 bedrooms plus a loft, 2.5 baths, a mudroom and a 2-car garage. As soon as you step inside, you'll be greeted by our open concept living area, 9 ft Ceilings, and luxury vinyl plank throughout the first floor. The expansive kitchen overlooks the dining and great room areas, making it the ideal space to entertain. Additionally, your ki

Key facts

• Spacious island
• Quartz countertops
• Expansive kitchen

Tags

• FULLY SODDED YARD
• OPEN CONCEPT LIVING AREA
• EXPANSIVE KITCHEN
• DESIGNER CABINETRY
• SPACIOUS ISLAND
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $335k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-54 ($-650/yr) — negative.
• To cash-flow at today's rent, offer at most $327k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $321k (4.2% below list).
• Recommended offer: $321k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.9% in Oswego — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#83 in IL, #1,366 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• CUSD 308 (suburban): math 29% / reading 34% proficiency, ranked #179 of 620 in IL (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Grande Park Elem Sch (math 31% / reading 40%, grade F, #510 of 2,056 statewide, top 25%, 637 students, 0% FRL); Murphy Junior High School (math 30% / reading 43%, grade F, #178 of 665 statewide, top 27%, 713 students, 0% FRL); Oswego East High School (math 35% / reading 40%, grade F, #104 of 693 statewide, top 15%, 2,836 students, 0% FRL) — zoned schools average 0% FRL vs 20% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 300 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 706 units permitted in Kendall County in 2024 (263 in 5+ unit buildings).
• This rent runs 32% of the median local income ($119k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Kendall County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.

Recommended offer $320,995 (4.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.96% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $334,831
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2108 Bodega Dr	0.00mi	3/2.5	1,543 (0%)	9mo	$339,990	$220	92
2259 Riesling Rd	0.49mi	3/2.5	1,543 (0%)	5mo	$334,990	$217	73
2257 Riesling Rd	0.49mi	3/2.5	1,543 (0%)	6mo	$334,990	$217	72
2251 Riesling Rd	0.49mi	3/2.5	1,543 (0%)	6mo	$341,990	$222	72
2246 Barbera Dr	0.49mi	3/2.5	1,543 (0%)	8mo	$344,990	$224	71
2232 Barbera Dr	0.49mi	3/2.5	1,543 (0%)	9mo	$334,990	$217	70
2236 Barbera Dr	0.49mi	3/2.5	1,543 (0%)	9mo	$374,990	$243	70
145 Henderson St	0.49mi	3/2.5	1,717 (+11%)	5mo	$395,000	$230	54
146 Henderson St	0.49mi	3/2.5	1,717 (+11%)	9mo	$365,000	$213	51
444 Hathaway Ln	0.49mi	3/2.5	1,767 (+14%)	7mo	$370,000	$209	47
131 Henderson St	0.49mi	3/2.5	1,767 (+14%)	8mo	$381,490	$216	46
141 Henderson St	0.49mi	3/2.5	1,767 (+14%)	8mo	$350,000	$198	46

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 · 4.47% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.44×
• Total profit: $-52,699
• Equity at exit: $49,948

10-year hold

• IRR: -4.4%
• Equity multiple: 0.69×
• Total profit: $-29,081
• Equity at exit: $28,964

Cash invested: $93,797 (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 60543

• Home prices YoY: -30.3%
• Rents YoY: 4.5%
• Active inventory: 300
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,210 high
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• HOA: −$275
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $-54

Break-even live

Break-even rent $3,279

Max offer price $327,150

Occupancy floor 97%

Sensitivity live

Price	-10% $177	-5% $62	+0% $-54	+5% $-170	+10% $-286
Rent	-10% $-308	-5% $-181	+0% $-54	+5% $73	+10% $199
Rate	-1.0pp $115	-0.5pp $31	base $-54	+0.5pp $-141	+1.0pp $-229

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: $83,748
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Vinca Ln Oswego, IL	2.0–3.0	1.5–2.5	1792	$4,000	$2.23	0d	19	1.17mi
513 Vinca Ln Oswego, IL	3.0	2.0	1609	$3,000	$1.86	45d	1	1.19mi
517 Vinca Ln Oswego, IL	3.0	2.5	1747	$2,900	$1.66	45d	1	1.19mi
519 Vinca Ln Oswego, IL	3.0	2.5	1559	$3,401	$2.18	12d	1	1.20mi
519 Vinca Ln Oswego, IL	3.0	2.5	1559	$2,700	$1.73	45d	1	1.20mi
119 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,900	$1.86	45d	1	1.28mi
279 Dorset Ave Oswego, IL	3.0	2.0	1609	$4,000	$2.49	12d	1	1.28mi
254 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,651	$1.70	45d	1	1.31mi
137 Dorset Ave Oswego, IL	3.0	2.0	2189	$4,000	$1.83	14d	1	1.34mi
157 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,751	$1.76	45d	1	1.39mi
182 Dorset Ave Oswego, IL	3.0	2.5	1747	$3,501	$2.00	12d	1	1.41mi

HOA detail

• Monthly dues: $275 · $3,300/yr
• Likely covers: snow removal

Listing history 2 events

1. 2026-04-03
   status Pending
2. 2026-03-17
   listed $334,990 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $38,519
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,082
• − Management: −$3,082
• − HOA: −$3,300
• − Depreciation: −$9,745
• Taxable loss: −$6,153
• Est. tax savings @ 24.0%: +$1,477
• After-tax cash flow: $827/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 · 6 photos

Excellent 100/100 None rehab

This move-in-ready townhouse in Oswego, Illinois, offers a beautiful and well-maintained living space with modern amenities and a clean curb appeal.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ 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: CUSD 308
• NCES district ID: 1730270
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $89,945
• Composite: 31.25/100
• National rank: #6028
• State rank: #179 of 620 in IL

Livability — Oswego

• Score: 81/100
• State rank: #83
• US rank: #1366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kendall County · 71,842 people
• City population: 43,047
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 43,047
• Household income: $119,371
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 317.0

Population outlook (Kendall County) Hauer SSP2

• Today (2025): 138,283 people
• By 2030: 144,935 · +4.8%
• By 2040: 156,944 · +13.5%
• By 2050: 165,424 · +19.6%
• By 2075: 174,715 · +26.3%
• By 2100: 168,523 · +21.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 18% Two or more races 13% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Romanian 7% Lithuanian 2% Italian 2%
• Foreign-born: 13% · Canada
• Languages at home: 79% English-only · Spanish 14% Other Indo-European 2% Russian/Polish/Slavic 2%

Political lean MEDSL · Kendall

• 2024 margin: Toss-up / Even · D 50.0% · R 48.5% · Other 1.6%
• 2008→2024 swing: -5.7pp toward R · 2008: 7.2pp · 2024: 1.5pp
• All cycles: 2024: D+1.5 2020: D+5.7 2016: R+1.5 2012: R+4.1 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.42%
• Current HPI: 210.3944
• Rent YoY: ▲ 4.47%
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

2 events — show timeline

• 2026-04-03 Pending — MRED as Distributed by MLS Grid
• 2026-03-17 Listed $334,990 MRED as Distributed by MLS Grid