Ballenger with Finished Basement Plan · Sugar Grove, IL 60554

$489,990

4 bd · 2.5 ba · 2,737 sqft · SingleFamily · 116 Days on market

Excellent condition 2-car garage

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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 +7.5/15.0
• Cash flow +7.4/30.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Settlers Ridge, the only brand-new homes with included finished basements and 3-car garage options in Sugar Grove. The Ballenger is just right with the ideal amount of space that delivers on flexibility. Enter through the covered porch into a flex room - you decide how it functions. A huge modern island in the kitchen flows neatly into the dining area and family room. Upstairs, the owner's bedroom offers two separate closets. Choose four bedrooms or turn one into a loft. Enjoy the finished basement with option for another bedroom and a wet bar in select areas.

Key facts

• Included basements
• Covered porch
• Two separate closets

Tags

• INCLUDED BASEMENTS
• 3 CAR GARAGE OPTIONS
• COVERED PORCH
• FLEX ROOM
• HUGE MODERN ISLAND
• TWO SEPARATE CLOSETS

🏗️ New construction. The $489,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $518,165.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-658 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $423k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $370k (24.5% below list).
• Recommended offer: $370k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.5% in Sugar Grove — 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 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: 148 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 66d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,944 units permitted in Kane County in 2024 (357 in 5+ unit buildings).
• This rent runs 38% of the median local income ($116k/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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($446k) is reasonable based on typical stale-listing flexibility.

Recommended offer $370,000 (24.5% 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. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.71% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.44%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (median comp): $518,165
• List price: $489,990
• Delta: -5.44%
• 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
247 Carole St	0.19mi	4/2.5	2,900 (+6%)	4mo	$515,000	$178	78
108 Gillett St	0.25mi	4/2.0	2,704 (-1%)	14mo	$440,000	$163	72
1229 Mariemont Rd	0.11mi	3/2.5 (-1)	2,500 (-9%)	7mo	$515,000	$206	70
295 Atkinson Dr	0.25mi	4/2.5	2,884 (+5%)	15mo	$558,000	$193	67
1277 Jones Rd	0.20mi	4/2.5	2,350 (-14%)	5mo	$485,000	$206	62
3463 Ayres Dr	0.56mi	4/2.5	2,614 (-4%)	5mo	$522,000	$200	62
245 Goldenrod Dr	0.33mi	4/2.5	3,010 (+10%)	7mo	$595,000	$198	62
306 Atkinson Dr	0.28mi	4/3.5	2,462 (-10%)	5mo	$585,000	$238	62
319 Atkinson Dr	0.26mi	4/3.5	2,421 (-12%)	5mo	$555,000	$229	61
1266 Airs Ave	0.20mi	5/4.0 (+1)	2,515 (-8%)	7mo	$505,000	$201	61
1426 Cornell Cir	0.45mi	4/2.5	2,486 (-9%)	6mo	$472,000	$190	59
3689 Fletcher Ct	0.74mi	4/2.5	2,600 (-5%)	12mo	$500,000	$192	48

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: -25.6%
• Equity multiple: 0.13×
• Total profit: $-125,813
• Equity at exit: $77,260

10-year hold

• IRR: -21.9%
• Equity multiple: -0.13×
• Total profit: $-163,286
• Equity at exit: $44,801

Cash invested: $145,086 (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: 33 active · 4 under contract
• Months of supply: 33.0 mo (3%/mo absorbed)
• Median asking: $492,990 ($192/sqft)
• Median days on market: 100 d
• This list price: 39% of active listings are priced below it
• ARV vs active asking: -1.5% vs current asking $/sqft

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

ZIP-level market 60554

• Home prices YoY: -30.4%
• Active inventory: 148
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $3,700 medium
• Mortgage (P&I): −$2,717
• Tax est. 1.5%: −$648 /mo · $7,772/yr
• Insurance: −$216
• HOA: −$0
• Vacancy / Maint / Mgmt: −$777
• Net cashflow: $-658

Break-even live

Break-even rent $4,533

Max offer price $422,963

Occupancy floor —

Sensitivity live

Price	-10% $-300	-5% $-479	+0% $-658	+5% $-837	+10% $-1,016
Rent	-10% $-950	-5% $-804	+0% $-658	+5% $-512	+10% $-366
Rate	-1.0pp $-397	-0.5pp $-526	base $-658	+0.5pp $-792	+1.0pp $-929

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: $129,541
• Closing costs: $15,545
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
328 Carole St Sugar Grove, IL	3.0	3.5	2200	$3,700	$1.68	143d	1	0.24mi
328 Carole St Sugar Grove, IL	3.0	3.5	2200	$3,700	$1.68	10d	1	0.24mi
328 Carole St Sugar Grove, IL	3.0	3.5	2200	$3,700	$1.68	65d	1	0.24mi

Property features AI

Finance

• Other: Living area approximately 2,114 (value provided)
• Financial info: List price $454,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Utilities: Central air conditioning
• Home design: New construction planAddress listed as Sugar Grove, IL
• Construction: Plan name: Ballenger with Basement
• Exterior features: Plan home: Ballenger with Basement

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bath
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

Listing history 50 events

1. 2026-10-11
   days on market $489,990 Active 116 DOM
2. 2026-10-10
   days on market $489,990 Active 115 DOM
3. 2026-10-09
   days on market $489,990 Active 114 DOM
4. 2026-10-08
   days on market $489,990 Active 113 DOM
5. 2026-10-07
   days on market $489,990 Active 112 DOM
6. 2026-10-06
   days on market $489,990 Active 111 DOM
7. 2026-10-05
   days on market $489,990 Active 110 DOM
8. 2026-10-04
   days on market $489,990 Active 109 DOM
9. 2026-10-04
   days on market $489,990 Active 108 DOM
10. 2026-10-02
    days on market $489,990 Active 107 DOM
11. 2026-10-01
    days on market $489,990 Active 106 DOM
12. 2026-10-01
    price $489,990 Active 105 DOM
13. 2026-09-30
    days on market $469,990 Active 105 DOM
14. 2026-09-29
    days on market $469,990 Active 104 DOM
15. 2026-09-28
    days on market $469,990 Active 103 DOM
16. 2026-09-27
    days on market $469,990 Active 102 DOM
17. 2026-09-26
    days on market $469,990 Active 101 DOM
18. 2026-09-25
    days on market $469,990 Active 100 DOM
19. 2026-09-24
    days on market $469,990 Active 99 DOM
20. 2026-09-23
    days on market $469,990 Active 98 DOM
21. 2026-09-22
    days on market $469,990 Active 97 DOM
22. 2026-09-21
    days on market $469,990 Active 96 DOM
23. 2026-09-20
    days on market $469,990 Active 95 DOM
24. 2026-09-19
    days on market $469,990 Active 94 DOM
25. 2026-09-18
    days on market $469,990 Active 93 DOM
26. 2026-09-17
    days on market $469,990 Active 92 DOM
27. 2026-09-16
    days on market $469,990 Active 91 DOM
28. 2026-09-15
    days on market $469,990 Active 90 DOM
29. 2026-09-14
    days on market $469,990 Active 89 DOM
30. 2026-09-13
    days on market $469,990 Active 88 DOM
31. 2026-09-12
    days on market $469,990 Active 87 DOM
32. 2026-09-11
    days on market $469,990 Active 86 DOM
33. 2026-09-05
    days on market $469,990 Active 80 DOM
34. 2026-09-04
    days on market $469,990 Active 79 DOM
35. 2026-09-02
    days on market $469,990 Active 77 DOM
36. 2026-08-31
    days on market $469,990 Active 75 DOM
37. 2026-08-29
    days on market $469,990 Active 73 DOM
38. 2026-08-28
    days on market $469,990 Active 72 DOM
39. 2026-08-27
    days on market $469,990 Active 71 DOM
40. 2026-08-25
    days on market $469,990 Active 69 DOM
41. 2026-08-24
    days on market $469,990 Active 68 DOM
42. 2026-08-23
    days on market $469,990 Active 67 DOM
43. 2026-08-22
    days on market $469,990 Active 66 DOM
44. 2026-08-21
    days on market $469,990 Active 65 DOM
45. 2026-08-20
    days on market $469,990 Active 64 DOM
46. 2026-08-19
    days on market $469,990 Active 63 DOM
47. 2026-08-18
    days on market $469,990 Active 62 DOM
48. 2026-08-17
    days on market $469,990 Active 61 DOM
49. 2026-08-16
    days on market $469,990 Active 60 DOM
50. 2026-08-15
    days on market $469,990 Active 59 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 2/10 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: $44,400
• − Mortgage interest: −$29,025
• − Property taxes: −$7,772
• − Insurance: −$2,591
• − Repairs & maintenance: −$3,552
• − Management: −$3,552
• − Depreciation: −$15,074
• Taxable loss: −$17,166
• Est. tax savings @ 24.0%: +$4,120
• After-tax cash flow: $-3,775/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

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a great opportunity for a potential buyer or renter looking for a move-in-ready property with potential for further updates.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhanced landscaping can improve both resale and rental value ↑
• Both Interior updates such as fresh paint and new flooring — These updates can significantly boost the home's appeal and value ↑

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%
• 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

Property features AI

Finance

• Other: Living area approximately 2,114 (value provided)
• Financial info: List price $454,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Utilities: Central air conditioning
• Home design: New construction planAddress listed as Sugar Grove, IL
• Construction: Plan name: Ballenger with Basement
• Exterior features: Plan home: Ballenger with Basement

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bath
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning