Harrison Plan · Huntley, IL 60142

$324,990

3 bd · 1.5 ba · 1,406 sqft · Townhouse · 16 Days on market

Excellent condition

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Why this score? — see what drove the C+ 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 +26.2/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Harrison at The Townes at Stetson! If you're looking for a two-story townhome with three bedrooms and a two-car garage, this floorplan is great for first-time buyers or those downsizing.

Key facts

• 2 garage spots
• Listed 15 days

Property features AI

Finance

• Financial info: List price $324,990

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Harrison plan; New construction (Plan inventory type)
• Exterior features: Located at NE corner of Regency Parkway & 47, Huntley, IL

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom and 1 half bathroom (1.5 total)
• Interior features: Plan named Harrison (new construction plan); Living area approximately 1,406

🏗️ New construction. The $324,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $234,802.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $325k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• To cash-flow at today's rent, offer at most $321k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (13.5% below list).
• Recommended offer: $281k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 9.3% vs local median 4.0% in Huntley — 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 75/100 on livability (#235 in IL, #4,300 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Huntley Community School District 158 (suburban): math 37% / reading 42% proficiency, ranked #116 of 620 in IL (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 192 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,944 units permitted in Kane County in 2024 (357 in 5+ unit buildings).
• This rent runs 38% of the median local income ($90k/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 $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.

Recommended offer $280,969 (13.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.20% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.90%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $234,802
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11745 Woodcreek Dr	0.73mi	2/1.5 (-1)	1,381 (-2%)	24mo	$230,000	$167	38

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $17
• Equity at exit: $35,010

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $49,147
• Equity at exit: $20,301

Cash invested: $65,745 (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 60142

• Home prices YoY: -28.7%
• Active inventory: 192
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,810 high
• Mortgage (P&I): −$1,231
• Tax est. 1.5%: −$294 /mo · $3,522/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $597

Break-even live

Break-even rent $2,054

Max offer price $234,802

Occupancy floor 74%

Sensitivity live

Price	-10% $759	-5% $678	+0% $597	+5% $516	+10% $435
Rent	-10% $375	-5% $486	+0% $597	+5% $708	+10% $819
Rate	-1.0pp $715	-0.5pp $657	base $597	+0.5pp $536	+1.0pp $474

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: $58,700
• Closing costs: $7,044
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12175 Dodwell St Huntley, IL	3.0	2.5	1840	$2,850	$1.55	23d	1	0.53mi
12134 Kelsey Dr Unit 12134 Huntley, IL	3.0	2.5	1850	$2,800	$1.51	23d	1	0.57mi
11700 Woodcreek Dr S Huntley, IL	2.0	2.0	1050	$1,680	$1.60	0d	1	0.60mi
12382 Tinsley St Huntley, IL	3.0	2.5	1764	$2,800	$1.59	20d	1	0.75mi
11722 Mill St Huntley, IL	2.0	1.0	990	$2,000	$2.02	11d	1	1.14mi
10884 Cape Cod Ln Unit 10884 Huntley, IL	2.0	1.5	1870	$2,800	$1.50	8d	1	1.18mi
11808 Coral St Huntley, IL	2.0	2.0	963	$1,950	$2.02	20d	1	1.38mi
11730 Niagra Ln Huntley, IL	3.0	1.5	1704	$2,391	$1.40	0d	1	1.39mi

Listing history 12 events

1. 2026-06-17
   days on market $324,990 Active 16 DOM
2. 2026-06-16
   days on market $324,990 Active 15 DOM
3. 2026-06-15
   days on market $324,990 Active 14 DOM
4. 2026-06-13
   days on market $324,990 Active 12 DOM
5. 2026-06-13
   days on market $324,990 Active 11 DOM
6. 2026-06-09
   days on market $324,990 Active 8 DOM
7. 2026-06-08
   days on market $324,990 Active 7 DOM
8. 2026-06-07
   days on market $324,990 Active 6 DOM
9. 2026-06-04
   days on market $324,990 Active 3 DOM
10. 2026-06-03
    days on market $324,990 Active 2 DOM
11. 2026-06-02
    remarks 201-char remark
12. 2026-06-02
    listed $324,990 Active 1 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,716
• − Mortgage interest: −$13,153
• − Property taxes: −$3,522
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,697
• − Management: −$2,697
• − Depreciation: −$6,831
• Taxable income: $3,642
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $6,290/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 · 11 photos

Excellent 95/100 None rehab

This two-story townhome is in excellent condition with modern finishes and a well-maintained exterior. It offers a good balance of style and functionality, making it an attractive option for first-time buyers or those downsizing.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms
• Both Adding smart home features — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value ↑

ⓘ 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: Huntley Community School District 158
• NCES district ID: 1719830
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $83,196
• Composite: 37.24/100
• National rank: #4461
• State rank: #116 of 620 in IL

Livability — Huntley

• Score: 75/100
• State rank: #235
• US rank: #4300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntley, IL
• County: McHenry County · 204,279 people
• City population: 29,692
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 29,692
• Household income: $89,735
• Rent vs Own: 10.7% rent · 89.3% own
• Severe rent burden: 317.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 9% Asian 5% Two or more races 5% Black 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 13% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -79.50%
• Current HPI: 197.505
• Rent YoY: —
• 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