3147 Grande Trl · Yorkville, IL 60560

$309,990

3 bd · 2.5 ba · 1,543 sqft · Townhouse · 8 Days on market

Built 2026 Good condition 3,000 sqft lot $201/sqft · at area comps Est $315k · at est. $200/mo HOA · 7% of rent

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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 +10.7/30.0
• ARV discount +8.3/15.0
• Livability +4.3/5.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover yourself at 3147 Grande Trail, Yorkville, Illinois, a beautiful new townhome in our Grande Reserve community. This townhome will be ready for an OCTOBER MOVE-IN! Homesite includes a fully sodded yard that is maintained throughout the year as well as snow removal in the winter. The Fairfax 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 are greeted by an open and airy space featuring 8ft ceilings and loads of natural sunlight. The expansive kitchen is centrally located providing separation between your living and dining room. Additionally, your kitchen features designer 3

Key facts

• Spacious island
• Quartz countertops
• Expansive kitchen

Tags

• FULLY SODDED YARD
• EXPANSIVE KITCHEN
• DESIGNER CABINETRY
• SPACIOUS ISLAND
• QUARTZ COUNTERTOPS
• WALK-IN CLOSET

Property features AI

Finance

• Other: Subdivision: Grande Reserve; School bus service available
• HOA & community: Monthly association fee of $200; HOA covers insurance, lawn care, snow removal and other services; Pets allowed (cats and dogs permitted)

Exterior

• Parking: Attached garage (owned) with 2 garage spaces; Asphalt driveway; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Attached single-family townhouse, 2-story; Model: Fairfax 1094; Entry level is 1st floor; Fee simple ownership with homeowners association; New construction (under construction)
• Construction: Vinyl siding and stone exterior; Asphalt roof; Part of a building with 5 units
• Exterior features: Landscaped lot; Lot dimensions approximately 50 x 60

Interior

• Kitchen: Pantry-closet; Range; Microwave; Dishwasher; Disposal
• Bedrooms: 3 bedrooms; Master bedroom on second level; Bedroom 2 on second level (11 x 9) — carpeted; Bedroom 3 on second level (10 x 9); Loft on second level (10 x 9) — carpeted
• Flooring: Carpet in bedrooms and loft
• Bathrooms: 2 full bathrooms; 1 half bath; Master bath with double sink and shower
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Open floorplan; Walk-in closet(s)
• Laundry & utility: Laundry on upper level; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (10.5% below list).
• Recommended offer: $278k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.9% 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: 201 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 706 units permitted in Kendall County in 2024 (263 in 5+ unit buildings).
• This rent runs 30% of the median local income ($110k/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 $9k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $277,589 (10.5% 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. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 9.3

CMA / ARV

• ARV (median comp): $315,244
• List price: $309,990
• Delta: -1.67%
• 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
3171 Grande Trl	0.06mi	3/2.5	1,543 (0%)	0mo	$302,940	$196	97
3167 Grande Trl	0.05mi	3/2.5	1,543 (0%)	0mo	$322,990	$209	97
3169 Grande Trl	0.06mi	3/2.5	1,543 (0%)	0mo	$310,990	$202	97
2318 Noble Ln	0.07mi	3/2.5	1,543 (0%)	1mo	$309,990	$201	96
2320 Noble Ln	0.07mi	3/2.5	1,543 (0%)	2mo	$311,990	$202	95
3183 Grande Trl	0.09mi	3/2.5	1,543 (0%)	2mo	$299,990	$194	95
3199 Grande Trl	0.12mi	3/2.5	1,543 (0%)	1mo	$334,990	$217	94
3533 Richardson Cir	0.16mi	3/2.5	1,665 (+8%)	1mo	$324,990	$195	78
3534 Richardson Cir	0.14mi	2/2.5 (-1)	1,665 (+8%)	2mo	$324,990	$195	74
3745 Bailey Rd	0.38mi	2/2.5 (-1)	1,579 (+2%)	2mo	$300,000	$190	72
2261 Beresford Dr	0.48mi	3/2.5	1,657 (+7%)	1mo	$288,000	$174	64
3726 Bissel Dr	0.34mi	3/2.5	1,758 (+14%)	2mo	$311,500	$177	59

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: -19.6%
• Equity multiple: 0.31×
• Total profit: $-59,577
• Equity at exit: $46,221

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-63,455
• Equity at exit: $26,802

Cash invested: $86,797 (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 60560

• Active inventory: 201
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,776 high
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$387 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$200
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $-149

Break-even live

Break-even rent $2,965

Max offer price $288,383

Occupancy floor —

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: $77,498
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3233 Lehman Xing Yorkville, IL	4.0	2.5	2051	$3,095	$1.51	12d	1	0.29mi
3806 Bissel Dr Yorkville, IL	3.0	2.5	1758	$2,800	$1.59	1d	1	0.34mi
3783 Bailey Rd Yorkville, IL	4.0	2.5	1470	$2,600	$1.77	20d	1	0.37mi
3783 Bailey Rd Unit 3783 Yorkville, IL	4.0	2.5	1470	$2,600	$1.77	24d	1	0.37mi
317 Madrone Dr Oswego, IL	2.0	2.0	1457	$2,773	$1.90	1d	14	1.10mi
11 Cross St Bristol, IL	3.0	1.0	1402	$2,000	$1.43	22d	1	1.34mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: snow removal

Listing history 12 events

1. 2026-06-08
   statusdays on market $309,990 Pending 8 DOM
2. 2026-06-08
   days on market $309,990 Active 7 DOM
3. 2026-06-04
   days on market $309,990 Active 4 DOM
4. 2026-06-03
   days on market $309,990 Active 3 DOM
5. 2026-06-02
   days on market $309,990 Active 2 DOM
6. 2026-05-31
   days on marketlisting id $309,990 Active 1 DOM
7. 2026-05-31
   days on market $309,990 Active 33 DOM
8. 2026-04-28
   listed $324,990 Active 1459-char remark
9. 2026-04-27
   listed Active
10. 2026-04-27
    historical
11. 2026-04-27
    listed $324,990 Active
12. 2025-07-09
    soldstatus $2,002,000

ⓘ 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: $33,311
• − Mortgage interest: −$17,364
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,665
• − Management: −$2,665
• − HOA: −$2,400
• − Depreciation: −$9,018
• Taxable loss: −$7,001
• Est. tax savings @ 24.0%: +$1,680
• After-tax cash flow: $-112/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 · 2 photos

Good 80/100 Cosmetic rehab

This townhome is in good condition with a modern kitchen and bathrooms, and a well-maintained exterior. It is ready for move-in and would benefit from a fresh coat of paint and landscaping improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Well-maintained landscaping 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 Landscaping improvements — Well-maintained landscaping 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: 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

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 · 71,842 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: 224.0

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: 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%

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

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

-84.5% since first listed

9 events — show timeline

• 2026-06-08 Pending — MRED as Distributed by MLS Grid
• 2026-05-31 Listed $309,990 MRED as Distributed by MLS Grid
• 2026-05-30 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-28 Price Changed — MRED as Distributed by MLS Grid
• 2026-05-20 Price Changed — MRED as Distributed by MLS Grid
• 2026-04-27 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-27 Listed — MRED as Distributed by MLS Grid
• 2026-04-27 Listed — MRED as Distributed by MLS Grid
• 2025-07-09 Sold (Public Records) $2,002,000 Public Records