FAIRFAX Plan · Yorkville, IL 60560

$317,990

3 bd · 2.5 ba · 1,543 sqft · Townhouse · 377 Days on market

Good condition

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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 +10.5/30.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Fairfax plan, a two-story townhome plan featured in our Grande Reserve community in Yorkville, IL. With stone exterior accents, covered front porches, and rear load garages, the Fairfax is sure to impress. Inside this 3 bedroom, 2.5 bathroom home, you will find 1,543 square feet of living space. The living area is open concept, where your kitchen, great room, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. Convenient mud room at the garage entrance makes coats and shoes easy to store. The kitchen features classic cabinetry, quartz countertops, sizeable island, and stainless steel appliances, which make meal prep easy. The separate dining room and spacious great room offer plenty of room to gather and relax with your family. A roomy loft, which is perfect for a home office or kids game room is located at the top of the stairs. Every bedroom has carpeted floors and a closet in each room. Whether these rooms become bedrooms or office spaces, there is sure to be comfort. Enjoy an additional full bathroom and a convenient laundry room on the second floor. The primary bedroom has its own walk-in closet and en suite bathroom. The private bathroom includes a double vanity with quartz countertops. Get in touch with us today to learn about the Fairfax plan at Grande Reserve.

Key facts

• Classic cabinetry
• Convenient mud room
• Rear load garages

Tags

• STONE EXTERIOR ACCENTS
• COVERED FRONT PORCHES
• REAR LOAD GARAGES
• OPEN CONCEPT LIVING AREA
• CONVENIENT MUD ROOM
• CLASSIC CABINETRY

🏗️ New construction. The $317,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $329,226.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $318k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (16.1% below list).
• Recommended offer: $267k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.7% in Yorkville — 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 86/100 on livability (#25 in IL, #458 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• Yorkville CUSD 115 (suburban): math 34% / reading 42% proficiency, ranked #131 of 620 in IL (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Grande Reserve Elem Sch (math 39% / reading 46%, grade F, #329 of 2,056 statewide, top 16%, 645 students, 0% FRL); Yorkville Middle School (math 33% / reading 47%, grade F, #140 of 665 statewide, top 22%, 1,105 students, 0% FRL); Yorkville High School (math 32% / reading 39%, grade F, #121 of 693 statewide, top 18%, 2,118 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: 248 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 30d 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).

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 377 days — a 12% lower offer ($280k) is reasonable based on typical stale-listing flexibility.

Recommended offer $266,855 (16.1% 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 377 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.81% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.17%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $329,226
• List price: $317,990
• Delta: -3.41%
• 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
2302 Noble Ln	0.13mi	3/2.5	1,543 (0%)	0mo	$338,990	$220	94
2304 Noble Ln	0.13mi	3/2.5	1,543 (0%)	0mo	$312,000	$202	93
2306 Noble Ln	0.16mi	3/2.5	1,543 (0%)	1mo	$324,790	$210	92
2314 Noble Ln	0.15mi	3/2.5	1,543 (0%)	2mo	$331,990	$215	92
3171 Grande Trl	0.16mi	3/2.5	1,543 (0%)	2mo	$302,940	$196	91
3167 Grande Trl	0.15mi	3/2.5	1,543 (0%)	2mo	$322,990	$209	91
3169 Grande Trl	0.16mi	3/2.5	1,543 (0%)	2mo	$310,990	$202	91
3175 Grande Trl	0.17mi	3/2.5	1,543 (0%)	2mo	$326,990	$212	91
2318 Noble Ln	0.16mi	3/2.5	1,543 (0%)	3mo	$309,990	$201	90
3754 Bissel Dr	0.26mi	2/2.5 (-1)	1,579 (+2%)	1mo	$295,000	$187	78
3543 Richardson Cir	0.09mi	2/2.5 (-1)	1,665 (+8%)	1mo	$330,990	$199	77
3545 Richardson Cir	0.09mi	2/2.5 (-1)	1,665 (+8%)	1mo	$319,990	$192	76

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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-63,948
• Equity at exit: $49,089

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-69,221
• Equity at exit: $28,465

Cash invested: $92,183 (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: 29 active · 35 under contract
• Months of supply: 4.7 mo (21%/mo absorbed)
• Median asking: $333,990 ($206/sqft)
• Median days on market: 21 d
• This list price: 10% of active listings are priced below it
• 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 60560

• Active inventory: 248
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,669 high
• Mortgage (P&I): −$1,726
• Tax est. 1.5%: −$412 /mo · $4,938/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $-167

Break-even live

Break-even rent $2,880

Max offer price $305,053

Occupancy floor —

Sensitivity live

Price	-10% $60	-5% $-53	+0% $-167	+5% $-281	+10% $-395
Rent	-10% $-378	-5% $-272	+0% $-167	+5% $-62	+10% $44
Rate	-1.0pp $-1	-0.5pp $-83	base $-167	+0.5pp $-252	+1.0pp $-339

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: $82,306
• Closing costs: $9,877
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3173 Grande Trl Yorkville, IL	3.0	2.5	1543	$2,575	$1.67	30d	1	0.17mi
3173 Grande Trl Yorkville, IL	3.0	2.5	1543	$2,450	$1.59	26d	1	0.17mi
3173 Grande Trl Yorkville, IL	3.0	2.5	1543	$2,795	$1.81	40d	1	0.17mi
3723 Bailey Rd #3723 Yorkville, IL	2.0	2.5	1470	$2,425	$1.65	19d	1	0.30mi
3806 Bissel Dr Yorkville, IL	3.0	2.5	1758	$2,800	$1.59	8d	1	0.31mi
3783 Bailey Rd Unit 3783 Yorkville, IL	4.0	2.5	1470	$2,600	$1.77	73d	1	0.32mi
3783 Bailey Rd Yorkville, IL	4.0	2.5	1470	$2,600	$1.77	69d	1	0.32mi
3233 Lehman Xing Yorkville, IL	4.0	2.5	2051	$3,095	$1.51	62d	1	0.39mi
317 Madrone Dr Oswego, IL	2.0	2.0	1457	$2,749	$1.89	0d	15	1.20mi
11 Cross St Bristol, IL	3.0	1.0	1402	$2,000	$1.43	71d	1	1.24mi
355 Grape Vine Trl Unit 355 Oswego, IL	2.0	2.5	1625	$2,200	$1.35	0d	1	1.47mi

Listing history 50 events

1. 2026-08-08
   days on market $317,990 Active 377 DOM
2. 2026-08-06
   days on market $317,990 Active 375 DOM
3. 2026-08-05
   days on market $317,990 Active 374 DOM
4. 2026-08-04
   days on market $317,990 Active 373 DOM
5. 2026-08-03
   days on market $317,990 Active 372 DOM
6. 2026-07-31
   days on market $317,990 Active 369 DOM
7. 2026-07-30
   days on market $317,990 Active 367 DOM
8. 2026-07-28
   days on market $317,990 Active 366 DOM
9. 2026-07-26
   days on market $317,990 Active 364 DOM
10. 2026-07-24
    days on market $317,990 Active 362 DOM
11. 2026-07-23
    days on market $317,990 Active 361 DOM
12. 2026-07-22
    days on market $317,990 Active 360 DOM
13. 2026-07-21
    days on market $317,990 Active 359 DOM
14. 2026-07-20
    days on market $317,990 Active 358 DOM
15. 2026-07-18
    days on market $317,990 Active 356 DOM
16. 2026-07-18
    days on market $317,990 Active 355 DOM
17. 2026-07-16
    days on market $317,990 Active 354 DOM
18. 2026-07-15
    days on market $317,990 Active 353 DOM
19. 2026-07-14
    days on market $317,990 Active 352 DOM
20. 2026-07-13
    days on market $317,990 Active 351 DOM
21. 2026-07-13
    days on market $317,990 Active 350 DOM
22. 2026-07-11
    days on market $317,990 Active 349 DOM
23. 2026-07-10
    days on market $317,990 Active 348 DOM
24. 2026-07-09
    days on market $317,990 Active 347 DOM
25. 2026-07-07
    days on market $317,990 Active 345 DOM
26. 2026-07-06
    days on market $317,990 Active 344 DOM
27. 2026-07-06
    days on market $317,990 Active 343 DOM
28. 2026-07-05
    days on market $317,990 Active 342 DOM
29. 2026-07-03
    days on market $317,990 Active 341 DOM
30. 2026-07-02
    days on market $317,990 Active 340 DOM
31. 2026-07-01
    days on market $317,990 Active 339 DOM
32. 2026-06-30
    days on market $317,990 Active 338 DOM
33. 2026-06-29
    days on market $317,990 Active 337 DOM
34. 2026-06-28
    days on market $317,990 Active 336 DOM
35. 2026-06-27
    days on market $317,990 Active 335 DOM
36. 2026-06-26
    days on market $317,990 Active 334 DOM
37. 2026-06-24
    days on market $317,990 Active 332 DOM
38. 2026-06-22
    days on market $317,990 Active 330 DOM
39. 2026-06-21
    days on market $317,990 Active 329 DOM
40. 2026-06-18
    days on market $317,990 Active 326 DOM
41. 2026-06-17
    days on market $317,990 Active 325 DOM
42. 2026-06-16
    days on market $317,990 Active 324 DOM
43. 2026-06-15
    days on market $317,990 Active 323 DOM
44. 2026-06-13
    days on market $317,990 Active 321 DOM
45. 2026-06-13
    days on market $317,990 Active 320 DOM
46. 2026-06-09
    days on market $317,990 Active 317 DOM
47. 2026-06-08
    days on market $317,990 Active 316 DOM
48. 2026-06-08
    days on market $317,990 Active 315 DOM
49. 2026-06-04
    days on market $317,990 Active 312 DOM
50. 2026-06-03
    days on market $317,990 Active 311 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: $32,023
• − Mortgage interest: −$18,442
• − Property taxes: −$4,938
• − Insurance: −$1,646
• − Repairs & maintenance: −$2,562
• − Management: −$2,562
• − Depreciation: −$9,577
• Taxable loss: −$7,705
• Est. tax savings @ 24.0%: +$1,849
• After-tax cash flow: $-155/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 townhome is in excellent condition with modern amenities and a good curb appeal. It is move-in ready and would benefit from a fresh coat of paint and updated flooring in the bedrooms.

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 bedrooms — Carpet can be replaced with hardwood or tile for a more modern look and easier maintenance. ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Grande Reserve Elem Sch F IL #329/2,056 Nat'l #17,692/41,679 Middle Yorkville Middle School F IL #140/665 Nat'l #6,005/14,009 High Yorkville High School F IL #121/693 Nat'l #9,497/17,239

Schools (NCES district)

• District: Yorkville CUSD 115
• NCES district ID: 1743960
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $84,742
• Composite: 36.13/100
• National rank: #4746
• State rank: #131 of 620 in IL

A Composite livability gradescore 86/100

Livability — Yorkville

• Score: 86/100
• State rank: #25
• US rank: #458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yorkville, IL
• County: Kendall County · 138,283 people
• City population: 28,795
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 28,795
• Household income: $110,326
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 20% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 18% Two or more races 11% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 7% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 84% English-only · Spanish 12% Other Indo-European 2%

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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: ▼ -122.51%
• Current HPI: 208.8709
• 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

Price history

+2.6% since first listed

9 events — show timeline

• 2026-04-01 Price Changed $317,990 Zillow
• 2026-03-22 Price Changed $316,990 Zillow
• 2026-03-05 Price Changed $315,990 Zillow
• 2026-02-27 Price Changed $314,990 Zillow
• 2026-02-19 Price Changed $313,990 Zillow
• 2026-02-05 Price Changed $312,990 Zillow
• 2026-01-22 Price Changed $311,990 Zillow
• 2025-07-28 Price Changed $310,990 Zillow
• 2025-07-27 Listed $309,990 Zillow