Pine Plan · Joliet, IL 60586

$299,990

3 bd · 2.5 ba · 1,498 sqft · Townhouse · 206 Days on market

Good 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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Towns at Vista Ridge, the lowest-priced new townhomes in Plainfield with basements included. The Pine townhome blends sensibility and style. Enter the welcoming foyer through the attached garage and enjoy an open layout on the first floor. The great room flows seamlessly into the gourmet kitchen and light-filled dining area, where an optional island can provide extra storage and counter space. Upstairs, everyone gets their owns space with three bedrooms and two full baths. The included washer and dryer on the second level makes doing laundry a breeze. Your spacious primary bedroom includes an large walk-in closet and en-suite bathroom with dual vanity counters.

Key facts

• Gourmet kitchen
• Open layout
• Large walk-in closet

Tags

• OPEN LAYOUT
• GOURMET KITCHEN
• LIGHT-FILLED DINING AREA
• OPTIONAL ISLAND
• INCLUDED WASHER AND DRYER
• LARGE WALK-IN CLOSET

🏗️ New construction. The $299,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $300,476.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.7% in Joliet — 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 78/100 on livability (#153 in IL, #2,772 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A; Watch: amenities C-, health & safety C-.
• Plainfield SD 202 (suburban): math 25% / reading 32% proficiency, ranked #213 of 620 in IL (top 34%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Thomas Jefferson Elem Sch (math 18% / reading 20%, grade F, #1,116 of 2,056 statewide, top 55%, 579 students, 0% FRL); Aux Sable Middle Sch (math 18% / reading 32%, grade F, #327 of 665 statewide, top 50%, 855 students, 0% FRL); Plainfield South High School (math 21% / reading 25%, grade F, #312 of 693 statewide, top 46%, 2,411 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: Rents rising fast (+4.3%/yr); 195 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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

• It's been on market 206 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

Recommended offer $263,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.00% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $300,476
• List price: $299,990
• Delta: -0.16%
• 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
8218 Tremont Ln	0.59mi	2/2.0 (-1)	1,498 (0%)	1mo	$300,000	$200	64
8225 Tremont Ln	0.56mi	2/2.0 (-1)	1,500 (+0%)	5mo	$303,500	$202	62
2216 Woodview Ave	0.55mi	2/2.0 (-1)	1,479 (-1%)	4mo	$305,000	$206	62
8113 Tremont Ln	0.61mi	2/2.0 (-1)	1,486 (-1%)	4mo	$305,000	$205	60
8222 Tremont Ln	0.59mi	2/2.0 (-1)	1,479 (-1%)	4mo	$280,000	$189	60
2126 Tremont Ln	0.69mi	2/2.0 (-1)	1,479 (-1%)	3mo	$299,000	$202	56
8109 Tremont Ln	0.62mi	2/2.0 (-1)	1,498 (0%)	12mo	$283,400	$189	54
8211 Tremont Ln	0.57mi	2/2.0 (-1)	1,666 (+11%)	1mo	$320,000	$192	47
2124 Tremont Ln	0.69mi	2/2.0 (-1)	1,479 (-1%)	14mo	$290,000	$196	47
2147 Pembridge Ln	0.66mi	2/2.5 (-1)	1,600 (+7%)	10mo	$289,900	$181	45
2202 Tremont Ln	0.67mi	2/2.0 (-1)	1,666 (+11%)	7mo	$279,900	$168	37
2113 Tremont Ln	0.73mi	2/2.0 (-1)	1,666 (+11%)	7mo	$309,000	$185	34

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-25,368
• Equity at exit: $44,802

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $19,652
• Equity at exit: $25,980

Cash invested: $84,133 (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: 11 active · 6 under contract
• Months of supply: 7.3 mo (14%/mo absorbed)
• Median asking: $300,000 ($200/sqft)
• Median days on market: 50 d
• This list price: 45% of active listings are priced below it
• ARV vs active asking: +0.5% vs current asking $/sqft

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

ZIP-level market 60586

• Home prices YoY: -33.7%
• Rents YoY: 4.3%
• Active inventory: 195
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,012 medium
• Mortgage (P&I): −$1,576
• Tax est. 1.5%: −$376 /mo · $4,507/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $303

Break-even live

Break-even rent $2,629

Max offer price $300,476

Occupancy floor 85%

Sensitivity live

Price	-10% $511	-5% $407	+0% $303	+5% $199	+10% $96
Rent	-10% $65	-5% $184	+0% $303	+5% $422	+10% $541
Rate	-1.0pp $455	-0.5pp $380	base $303	+0.5pp $225	+1.0pp $146

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: $75,119
• Closing costs: $9,014
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2015 Pembridge Ln Unit 2015 Joliet, IL	3.0	2.5	1776	$2,700	$1.52	0d	1	0.77mi
2311 Carpenter Ave #2311 Plainfield, IL	3.0	2.5	1800	$2,700	$1.50	115d	1	1.39mi
2213 Carpenter Ave Plainfield, IL	3.0	2.5	1540	$2,700	$1.75	0d	1	1.44mi

Property features AI

Finance

• Financial info: List price $309,990

Exterior

• Parking: 1 parking space
• Home design: Plan named PineNew construction plan

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

Listing history 50 events

1. 2026-11-08
   days on market $299,990 Active 206 DOM
2. 2026-11-07
   days on market $299,990 Active 205 DOM
3. 2026-11-06
   days on market $299,990 Active 204 DOM
4. 2026-11-05
   days on market $299,990 Active 203 DOM
5. 2026-11-04
   days on market $299,990 Active 202 DOM
6. 2026-11-02
   days on market $299,990 Active 200 DOM
7. 2026-11-01
   days on market $299,990 Active 199 DOM
8. 2026-10-31
   days on market $299,990 Active 198 DOM
9. 2026-10-30
   days on market $299,990 Active 197 DOM
10. 2026-10-29
    days on market $299,990 Active 196 DOM
11. 2026-10-28
    days on market $299,990 Active 195 DOM
12. 2026-10-27
    days on market $299,990 Active 194 DOM
13. 2026-10-26
    days on market $299,990 Active 193 DOM
14. 2026-10-25
    days on market $299,990 Active 192 DOM
15. 2026-10-24
    days on market $299,990 Active 191 DOM
16. 2026-10-23
    days on market $299,990 Active 190 DOM
17. 2026-10-22
    days on market $299,990 Active 189 DOM
18. 2026-10-21
    days on market $299,990 Active 188 DOM
19. 2026-10-20
    days on market $299,990 Active 187 DOM
20. 2026-10-19
    days on market $299,990 Active 186 DOM
21. 2026-10-18
    days on market $299,990 Active 185 DOM
22. 2026-10-17
    days on market $299,990 Active 184 DOM
23. 2026-10-16
    days on market $299,990 Active 183 DOM
24. 2026-10-15
    days on market $299,990 Active 182 DOM
25. 2026-10-14
    days on market $299,990 Active 181 DOM
26. 2026-10-13
    days on market $299,990 Active 180 DOM
27. 2026-10-12
    days on market $299,990 Active 179 DOM
28. 2026-10-11
    days on market $299,990 Active 178 DOM
29. 2026-10-10
    days on market $299,990 Active 177 DOM
30. 2026-10-09
    days on market $299,990 Active 176 DOM
31. 2026-10-08
    days on market $299,990 Active 175 DOM
32. 2026-10-07
    days on market $299,990 Active 174 DOM
33. 2026-10-06
    days on market $299,990 Active 173 DOM
34. 2026-10-05
    days on market $299,990 Active 172 DOM
35. 2026-10-04
    days on market $299,990 Active 171 DOM
36. 2026-10-03
    days on market $299,990 Active 170 DOM
37. 2026-10-02
    days on market $299,990 Active 169 DOM
38. 2026-10-01
    days on market $299,990 Active 168 DOM
39. 2026-09-30
    days on market $299,990 Active 167 DOM
40. 2026-09-29
    days on market $299,990 Active 166 DOM
41. 2026-09-28
    days on market $299,990 Active 165 DOM
42. 2026-09-27
    days on market $299,990 Active 164 DOM
43. 2026-09-26
    days on market $299,990 Active 163 DOM
44. 2026-09-25
    days on market $299,990 Active 162 DOM
45. 2026-09-24
    days on market $299,990 Active 161 DOM
46. 2026-09-23
    days on market $299,990 Active 160 DOM
47. 2026-09-22
    days on market $299,990 Active 159 DOM
48. 2026-09-21
    days on market $299,990 Active 158 DOM
49. 2026-09-20
    days on market $299,990 Active 157 DOM
50. 2026-09-19
    days on market $299,990 Active 156 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 ≥102°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: $36,149
• − Mortgage interest: −$16,831
• − Property taxes: −$4,507
• − Insurance: −$1,502
• − Repairs & maintenance: −$2,892
• − Management: −$2,892
• − Depreciation: −$8,741
• Taxable loss: −$1,217
• Est. tax savings @ 24.0%: +$292
• After-tax cash flow: $3,932/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 · 1 photo

Good 80/100 None rehab

This townhome is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and functionality ↑
• Both New kitchen appliances — Upgrades the kitchen and adds value ↑
• Both New lighting fixtures — Enhances interior ambiance and adds value ↑

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Thomas Jefferson Elem Sch F IL #1,116/2,056 Nat'l #34,564/41,679 Middle Aux Sable Middle Sch F IL #327/665 Nat'l #10,338/14,009 High Plainfield South High School F IL #312/693 Nat'l #13,542/17,239

Schools (NCES district)

• District: Plainfield SD 202
• NCES district ID: 1731740
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 32% ▼ -14.00%
• Median HH income: $90,706
• Composite: 28.83/100
• National rank: #6653
• State rank: #213 of 620 in IL

B Composite livability gradescore 78/100

Livability — Joliet

• Score: 78/100
• State rank: #153
• US rank: #2772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Joliet, IL
• County: Will County · 138,283 people
• City population: 68,632
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 47,834
• Household income: $131,637
• Rent vs Own: 8.5% rent · 91.5% own
• Severe rent burden: 9% 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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 22% Two or more races 12% Black 11% Asian 4%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Languages at home: 81% English-only · Spanish 12% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -105.85%
• Current HPI: 208.2858
• Rent YoY: ▲ 4.29%
• 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

Property features AI

Finance

• Financial info: List price $309,990

Exterior

• Parking: 1 parking space
• Home design: Plan named PineNew construction plan

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning