1166 Mariemont Rd · Sugar Grove, IL 60554

$489,990

4 bd · 2.5 ba · 3,327 sqft · SingleFamily · 189 Days on market

Built 2026 Good condition $147/sqft · 6% below area Est $521k · 6% under

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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 +10.2/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Cash flow +3.1/30.0
• Rent growth +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Village at Settlers Ridge, the lowest-priced new single-family homes in Sugar Grove. Move into your new home this summer and pick your finishes! You'll be greeted by a beautiful exterior and welcoming front porch, the perfect spot to enjoy morning coffee or relaxing evenings. Step inside to discover a gourmet kitchen with elegant upgraded cabinetry, quartz countertops and a spacious eat-at kitchen island that makes the ideal prepping station. The owner's suite is a true retreat, boasting a tray ceiling, dual vanities, quartz counters, and a walk-in closet for added comfort. Enjoy additional storage or future living space with an included unfinished basement. Don't miss out on the chance to add your finishing touches - schedule a visit today!

Key facts

• Quartz countertops
• Unfinished basement
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• QUARTZ COUNTERTOPS
• SPACIOUS EAT-AT KITCHEN ISLAND
• UNFINISHED BASEMENT
• WELCOMING FRONT PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $490k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (46.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (52.8% below list).
• Recommended offer: $231k (52.8% below list) — sets the bar for 1% rule.
• Cap rate 2.5% vs local median 3.6% in Sugar Grove — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 77/100 on livability (#157 in IL, #2,930 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• Kaneland CUSD 302 (rural): math 33% / reading 42% proficiency, ranked #122 of 620 in IL (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Kaneland Mcdole Elem School (419 students, 0% FRL); Kaneland Harter Middle School (math 24% / reading 24%, grade F, #332 of 665 statewide, top 55%, 894 students, 0% FRL); Kaneland Senior High School (math 34% / reading 43%, grade F, #100 of 693 statewide, top 15%, 1,309 students, 0% FRL).
• Market conditions: 132 active listings in the ZIP; high-income renter base; 1,944 units permitted in Kane County in 2024 (357 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($431k) is reasonable based on typical stale-listing flexibility.

Recommended offer $231,034 (52.8% 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 189 days. Have you received any prior offers? Is the seller open to a 53% 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: 0.47% ✗
• Cap rate: 2.47%
• Cash-on-cash: -13.65%
• DSCR: 0.39
• GRM: 17.7

CMA / ARV

• ARV (median comp): $521,098
• List price: $489,990
• Delta: -5.97%
• 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
319 Carole St	0.21mi	4/2.0	3,271 (-2%)	14mo	$545,000	$167	73
247 Carole St	0.17mi	4/2.5	2,900 (-13%)	2mo	$515,000	$178	69
1232 Parkside Dr	0.13mi	4/3.5	3,172 (-5%)	16mo	$585,000	$184	68
1298 Airs Ave	0.17mi	4/2.5	3,120 (-6%)	16mo	$513,900	$165	68
245 Goldenrod Dr	0.30mi	4/2.5	3,010 (-10%)	6mo	$595,000	$198	65
111 Goldenrod Dr	0.30mi	4/3.5	3,153 (-5%)	11mo	$785,000	$249	64
137 Diana Dr	0.09mi	3/2.5 (-1)	3,024 (-9%)	18mo	$455,000	$150	60
115 Clover Dr	0.35mi	5/4.0 (+1)	3,200 (-4%)	10mo	$490,000	$153	58
1231 Parkside Dr	0.16mi	5/2.5 (+1)	3,010 (-10%)	19mo	$585,000	$194	56
295 Atkinson Dr	0.25mi	4/2.5	2,884 (-13%)	13mo	$558,000	$193	55
149 Goldenrod Dr	0.28mi	4/4.5	3,796 (+14%)	1mo	$790,000	$208	54
195 Goldenrod Dr	0.29mi	3/2.5 (-1)	3,500 (+5%)	24mo	$542,500	$155	53

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: -42.0%
• Equity multiple: -0.30×
• Total profit: $-178,788
• Equity at exit: $73,059

10-year hold

• IRR: -71.1%
• Equity multiple: -1.07×
• Total profit: $-283,568
• Equity at exit: $42,365

Cash invested: $137,197 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 22 active · 2 under contract
• Months of supply: 16.5 mo (6%/mo absorbed)
• Median asking: $525,990 ($172/sqft)
• Median days on market: 56 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: -8.8% vs current asking $/sqft

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

ZIP-level market 60554

• Home prices YoY: -30.4%
• Active inventory: 132
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $2,310 medium
• Mortgage (P&I): −$2,570
• Tax est. 1.5%: −$612 /mo · $7,350/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-1,561

Break-even live

Break-even rent $4,286

Max offer price $264,105

Occupancy floor —

Sensitivity live

Price	-10% $-1,222	-5% $-1,392	+0% $-1,561	+5% $-1,730	+10% $-1,900
Rent	-10% $-1,744	-5% $-1,652	+0% $-1,561	+5% $-1,470	+10% $-1,379
Rate	-1.0pp $-1,314	-0.5pp $-1,436	base $-1,561	+0.5pp $-1,688	+1.0pp $-1,817

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: $122,498
• Closing costs: $14,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-15
   days on market $489,990 Active 189 DOM
2. 2026-09-14
   days on market $489,990 Active 188 DOM
3. 2026-09-13
   days on market $489,990 Active 187 DOM
4. 2026-09-12
   days on market $489,990 Active 186 DOM
5. 2026-09-11
   days on market $489,990 Active 185 DOM
6. 2026-09-05
   days on market $489,990 Active 179 DOM
7. 2026-09-04
   days on market $489,990 Active 178 DOM
8. 2026-09-02
   days on market $489,990 Active 176 DOM
9. 2026-08-31
   days on market $489,990 Active 174 DOM
10. 2026-08-29
    days on market $489,990 Active 172 DOM
11. 2026-08-28
    days on market $489,990 Active 171 DOM
12. 2026-08-27
    days on market $489,990 Active 170 DOM
13. 2026-08-25
    days on market $489,990 Active 168 DOM
14. 2026-08-24
    days on market $489,990 Active 167 DOM
15. 2026-08-23
    days on market $489,990 Active 166 DOM
16. 2026-08-22
    days on market $489,990 Active 165 DOM
17. 2026-08-21
    days on market $489,990 Active 164 DOM
18. 2026-08-20
    days on market $489,990 Active 163 DOM
19. 2026-08-19
    days on market $489,990 Active 162 DOM
20. 2026-08-18
    days on market $489,990 Active 161 DOM
21. 2026-08-17
    days on market $489,990 Active 160 DOM
22. 2026-08-16
    days on market $489,990 Active 159 DOM
23. 2026-08-15
    days on market $489,990 Active 158 DOM
24. 2026-08-15
    price $489,990 Active 157 DOM
25. 2026-08-14
    days on market $449,990 Active 157 DOM
26. 2026-08-13
    days on market $449,990 Active 156 DOM
27. 2026-08-12
    days on market $449,990 Active 155 DOM
28. 2026-08-11
    days on market $449,990 Active 154 DOM
29. 2026-08-10
    days on market $449,990 Active 153 DOM
30. 2026-08-09
    days on market $449,990 Active 152 DOM
31. 2026-08-08
    days on market $449,990 Active 151 DOM
32. 2026-08-06
    days on market $449,990 Active 149 DOM
33. 2026-08-05
    days on market $449,990 Active 148 DOM
34. 2026-08-04
    days on market $449,990 Active 147 DOM
35. 2026-08-03
    days on market $449,990 Active 146 DOM
36. 2026-07-31
    days on market $449,990 Active 143 DOM
37. 2026-07-30
    days on market $449,990 Active 141 DOM
38. 2026-07-28
    days on market $449,990 Active 140 DOM
39. 2026-07-26
    days on market $449,990 Active 138 DOM
40. 2026-07-24
    days on market $449,990 Active 136 DOM
41. 2026-07-23
    days on market $449,990 Active 135 DOM
42. 2026-07-22
    days on market $449,990 Active 134 DOM
43. 2026-07-21
    days on market $449,990 Active 133 DOM
44. 2026-07-20
    days on market $449,990 Active 132 DOM
45. 2026-07-18
    days on market $449,990 Active 130 DOM
46. 2026-07-18
    days on market $449,990 Active 129 DOM
47. 2026-07-16
    days on market $449,990 Active 128 DOM
48. 2026-07-15
    days on market $449,990 Active 127 DOM
49. 2026-07-14
    days on market $449,990 Active 126 DOM
50. 2026-07-13
    days on market $449,990 Active 125 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 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: $27,724
• − Mortgage interest: −$27,447
• − Property taxes: −$7,350
• − Insurance: −$2,450
• − Repairs & maintenance: −$2,218
• − Management: −$2,218
• − Depreciation: −$14,254
• Taxable loss: −$28,213
• Est. tax savings @ 24.0%: +$6,771
• After-tax cash flow: $-11,961/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 · 9 photos

Good 80/100 None rehab

This single-family home in Sugar Grove is in excellent condition with modern finishes and a well-maintained exterior. It's move-in ready and would benefit from some landscaping and furniture to maximize its value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both furniture — improves the home's livability and appeal ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Kaneland Mcdole Elem School Middle Kaneland Harter Middle School F IL #332/665 Nat'l #10,474/14,009 High Kaneland Senior High School F IL #100/693 Nat'l #8,796/17,239

Schools (NCES district)

• District: Kaneland CUSD 302
• NCES district ID: 1724480
• Math proficiency: 33% ▼ -2.00%
• Reading proficiency: 42% ▲ 4.00%
• Median HH income: $96,357
• Composite: 36.82/100
• National rank: #4562
• State rank: #122 of 620 in IL

B Composite livability gradescore 77/100

Livability — Sugar Grove

• Score: 77/100
• State rank: #157
• US rank: #2930

Category grades

Amenities F 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: Sugar Grove, IL
• County: Kane · 559,449 people
• City population: 12,058
• Metro: Chicago-Naperville-Elgin, IL-IN
• Population (ZIP): 12,058
• Household income: $115,865
• Rent vs Own: 8.0% rent · 92.0% own
• Severe rent burden: 18% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 10% Romanian 9% Iranian 4%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 2% Other Indo-European 1%

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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: ▼ -90.72%
• Current HPI: 207.7291
• Rent YoY: —
• Metro: —
• 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

+1.1% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $449,990 Zillow
• 2026-03-10 Listed $444,990 Zillow