Deacon Plan · Oswego, IL 60543

$357,990

2 bd · 2.0 ba · 1,800 sqft · SingleFamily · 656 Days on market

Excellent condition $178/mo HOA · 6% of rent ↓ 15% since listing

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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 +5.9/30.0
• Condition / age +5.0/5.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.1/10.0
• 1% rule +1.8/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream new home! The Deacon is a single-story floorplan with 2-3 bedrooms, 2 baths, an open-concept kitchen, and a 2-car garage.

Key facts

• Open-concept kitchen
• 2 garage spots
• Listed 656 days

Tags

• SINGLE-STORY FLOORPLAN
• OPEN-CONCEPT KITCHEN

🏗️ New construction. The $357,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $428,404.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $358k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-835 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (18.5% below list).
• Recommended offer: $292k (18.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#83 in IL, #1,366 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• CUSD 308 (suburban): math 29% / reading 34% proficiency, ranked #179 of 620 in IL (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Southbury Elem School (math 33% / reading 39%, grade F, #503 of 2,056 statewide, top 25%, 581 students, 0% FRL); Traughber Jr High School (math 25% / reading 31%, grade F, #284 of 665 statewide, top 44%, 1,135 students, 0% FRL); Oswego High School (math 29% / reading 36%, grade F, #152 of 693 statewide, top 22%, 2,901 students, 0% FRL) — zoned schools average 0% FRL vs 20% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 300 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $3k of loan paydown is wiped out by about $13k 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 656 days — a 12% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $61k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $291,610 (18.5% 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 656 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 3.95%
• Cash-on-cash: -8.35%
• DSCR: 0.63
• GRM: 12.2

CMA / ARV

• ARV (median comp): $428,404
• List price: $357,990
• Delta: -16.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Dennis Ln	0.12mi	2/2.0	1,800 (0%)	7mo	$409,990	$228	88
734 Alberta Ave	0.13mi	2/2.0	1,700 (-6%)	1mo	$430,990	$254	83
737 Alberta Ave	0.13mi	2/2.0	1,700 (-6%)	3mo	$471,515	$277	82
724 Alberta Ave	0.15mi	2/2.0	1,700 (-6%)	6mo	$429,990	$253	79
307 Dennis Ln	0.12mi	2/2.0	1,700 (-6%)	8mo	$452,400	$266	78
713 Alberta Ave	0.11mi	2/2.0	1,938 (+8%)	10mo	$429,990	$222	74
740 Alberta Ave	0.15mi	2/2.0	1,573 (-13%)	1mo	$390,145	$248	71
730 Alberta Ave	0.15mi	2/2.0	1,573 (-13%)	5mo	$389,990	$248	68
735 Alberta Ave	0.12mi	3/2.0 (+1)	1,573 (-13%)	6mo	$379,990	$242	63
836 Colchester Dr	0.63mi	2/2.0	1,933 (+7%)	0mo	$495,000	$256	58
124 Cinderford Ct	0.54mi	3/2.5 (+1)	1,705 (-5%)	8mo	$372,000	$218	52
794 Suffield Ct	0.70mi	3/2.0 (+1)	1,729 (-4%)	10mo	$445,000	$257	47

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 · 4.47% rent growth · sell at horizon

5-year hold

• IRR: -29.2%
• Equity multiple: 0.02×
• Total profit: $-118,065
• Equity at exit: $63,876

10-year hold

• IRR: -23.8%
• Equity multiple: -0.27×
• Total profit: $-152,152
• Equity at exit: $37,041

Cash invested: $119,953 (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 60543

• Home prices YoY: -30.3%
• Rents YoY: 4.5%
• Active inventory: 300
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,916 high
• Mortgage (P&I): −$2,247
• Tax est. 1.5%: −$536 /mo · $6,426/yr
• Insurance: −$179
• HOA: −$178
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $-835

Break-even live

Break-even rent $3,973

Max offer price $307,595

Occupancy floor —

Sensitivity live

Price	-10% $-539	-5% $-687	+0% $-835	+5% $-983	+10% $-1,131
Rent	-10% $-1,065	-5% $-950	+0% $-835	+5% $-720	+10% $-605
Rate	-1.0pp $-619	-0.5pp $-726	base $-835	+0.5pp $-946	+1.0pp $-1,059

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: $107,101
• Closing costs: $12,852
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
615 Starling Cir Oswego, IL	1.0–4.0	1.5–2.5	1421	$2,513	$1.77	0d	14	0.59mi
169 Lakeshore Dr Oswego, IL	3.0	2.5	2221	$3,000	$1.35	45d	1	0.89mi
285 Lakeshore Dr Oswego, IL	3.0	2.5	1914	$3,000	$1.57	9d	1	0.90mi
285 Lakeshore Dr Oswego, IL	3.0	2.5	1914	$3,200	$1.67	45d	1	0.90mi
137 Dorset Ave Oswego, IL	3.0	2.0	2189	$4,000	$1.83	14d	1	1.31mi
119 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,900	$1.86	45d	1	1.32mi
157 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,751	$1.76	45d	1	1.33mi
501 Vinca Ln Oswego, IL	2.0–3.0	1.5–2.5	1792	$2,500	$1.40	0d	19	1.37mi
182 Dorset Ave Oswego, IL	3.0	2.5	1747	$3,501	$2.00	12d	1	1.39mi
513 Vinca Ln Oswego, IL	3.0	2.0	1609	$3,000	$1.86	45d	1	1.40mi
517 Vinca Ln Oswego, IL	3.0	2.5	1747	$2,900	$1.66	45d	1	1.41mi
519 Vinca Ln Oswego, IL	3.0	2.5	1559	$2,700	$1.73	45d	1	1.41mi
519 Vinca Ln Oswego, IL	3.0	2.5	1559	$3,401	$2.18	12d	1	1.41mi
254 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,651	$1.70	45d	1	1.44mi
279 Dorset Ave Oswego, IL	3.0	2.0	1609	$4,000	$2.49	12d	1	1.47mi

HOA detail

• Monthly dues: $178 · $2,136/yr

Listing history 29 events

1. 2026-06-21
   days on market $357,990 Active 656 DOM
2. 2026-06-18
   days on market $357,990 Active 653 DOM
3. 2026-06-17
   days on market $357,990 Active 652 DOM
4. 2026-06-16
   days on market $357,990 Active 651 DOM
5. 2026-06-15
   days on market $357,990 Active 650 DOM
6. 2026-06-13
   days on market $357,990 Active 648 DOM
7. 2026-06-09
   days on market $357,990 Active 644 DOM
8. 2026-06-08
   days on market $357,990 Active 643 DOM
9. 2026-06-07
   days on market $357,990 Active 642 DOM
10. 2026-06-04
    days on market $357,990 Active 639 DOM
11. 2026-06-03
    days on market $357,990 Active 638 DOM
12. 2026-06-02
    days on market $357,990 Active 637 DOM
13. 2026-06-01
    days on market $357,990 Active 636 DOM
14. 2026-05-31
    days on market $357,990 Active 635 DOM
15. 2026-05-10
    price $357,990 143-char remark

    Show marketing remark (143 chars)

    Welcome to your dream new home! The Deacon is a single-story floorplan with 2-3 bedrooms, 2 baths, an open-concept kitchen, and a 2-car garage.

16. 2026-04-02
    price $447,990 143-char remark

    Show marketing remark (143 chars)

    Welcome to your dream new home! The Deacon is a single-story floorplan with 2-3 bedrooms, 2 baths, an open-concept kitchen, and a 2-car garage.

17. 2026-02-28
    price $446,990 143-char remark

    Show marketing remark (143 chars)

    Welcome to your dream new home! The Deacon is a single-story floorplan with 2-3 bedrooms, 2 baths, an open-concept kitchen, and a 2-car garage.

18. 2026-02-12
    price $445,990 143-char remark

    Show marketing remark (143 chars)

    Welcome to your dream new home! The Deacon is a single-story floorplan with 2-3 bedrooms, 2 baths, an open-concept kitchen, and a 2-car garage.

19. 2025-11-25
    status Active 143-char remark

    Show marketing remark (143 chars)

    Welcome to your dream new home! The Deacon is a single-story floorplan with 2-3 bedrooms, 2 baths, an open-concept kitchen, and a 2-car garage.

20. 2025-11-19
    historical 143-char remark

    Show marketing remark (143 chars)

    Welcome to your dream new home! The Deacon is a single-story floorplan with 2-3 bedrooms, 2 baths, an open-concept kitchen, and a 2-car garage.

21. 2025-11-05
    price $465,990 143-char remark

    Show marketing remark (143 chars)

    Welcome to your dream new home! The Deacon is a single-story floorplan with 2-3 bedrooms, 2 baths, an open-concept kitchen, and a 2-car garage.

22. 2025-08-29
    price $463,990 143-char remark

    Show marketing remark (143 chars)

    Welcome to your dream new home! The Deacon is a single-story floorplan with 2-3 bedrooms, 2 baths, an open-concept kitchen, and a 2-car garage.

23. 2025-07-03
    price $453,990 143-char remark

    Show marketing remark (143 chars)

    Welcome to your dream new home! The Deacon is a single-story floorplan with 2-3 bedrooms, 2 baths, an open-concept kitchen, and a 2-car garage.

24. 2025-03-21
    price $433,990 143-char remark

    Show marketing remark (143 chars)

    Welcome to your dream new home! The Deacon is a single-story floorplan with 2-3 bedrooms, 2 baths, an open-concept kitchen, and a 2-car garage.

25. 2025-03-06
    price $423,990 143-char remark

    Show marketing remark (143 chars)

    Welcome to your dream new home! The Deacon is a single-story floorplan with 2-3 bedrooms, 2 baths, an open-concept kitchen, and a 2-car garage.

26. 2025-01-28
    status Active 143-char remark

    Show marketing remark (143 chars)

    Welcome to your dream new home! The Deacon is a single-story floorplan with 2-3 bedrooms, 2 baths, an open-concept kitchen, and a 2-car garage.

27. 2025-01-23
    historical 143-char remark

    Show marketing remark (143 chars)

    Welcome to your dream new home! The Deacon is a single-story floorplan with 2-3 bedrooms, 2 baths, an open-concept kitchen, and a 2-car garage.

28. 2025-01-02
    price $421,990 143-char remark

    Show marketing remark (143 chars)

    Welcome to your dream new home! The Deacon is a single-story floorplan with 2-3 bedrooms, 2 baths, an open-concept kitchen, and a 2-car garage.

29. 2024-08-21
    listed $418,990 Active 143-char remark

    Show marketing remark (143 chars)

    Welcome to your dream new home! The Deacon is a single-story floorplan with 2-3 bedrooms, 2 baths, an open-concept kitchen, and a 2-car garage.

ⓘ 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: $34,993
• − Mortgage interest: −$23,997
• − Property taxes: −$6,426
• − Insurance: −$2,142
• − Repairs & maintenance: −$2,799
• − Management: −$2,799
• − HOA: −$2,136
• − Depreciation: −$12,463
• Taxable loss: −$17,770
• Est. tax savings @ 24.0%: +$4,265
• After-tax cash flow: $-5,754/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 · 6 photos

Excellent 100/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It offers a modern kitchen, spacious bathrooms, and a well-maintained exterior. Upgrades in paint, landscaping, and smart home features would further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both Adding smart home features — Improves convenience and adds modern appeal, attracting more buyers and renters.
• Both Upgrading the kitchen appliances — Modern appliances enhance functionality and appeal, making the home more attractive to buyers and renters.
• Both Upgrading the bathroom fixtures — Modern fixtures improve functionality and aesthetics, making the home more attractive to buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Adding smart home features — Improves convenience and adds modern appeal, attracting more buyers and renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances enhance functionality and appeal, making the home more attractive to buyers and renters. ↑
• Both Upgrading the bathroom fixtures — Modern fixtures improve functionality and aesthetics, making the home more attractive to buyers and renters. ↑

ⓘ 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: CUSD 308
• NCES district ID: 1730270
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $89,945
• Composite: 31.25/100
• National rank: #6028
• State rank: #179 of 620 in IL

Livability — Oswego

• Score: 81/100
• State rank: #83
• US rank: #1366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kendall County · 71,842 people
• City population: 43,047
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 43,047
• Household income: $119,371
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 317.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 18% Two or more races 13% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Romanian 7% Lithuanian 2% Italian 2%
• Foreign-born: 13% · Canada
• Languages at home: 79% English-only · Spanish 14% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -91.42%
• Current HPI: 210.3944
• Rent YoY: ▲ 4.47%
• 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

-14.6% since first listed

15 events — show timeline

• 2026-05-10 Price Changed $357,990 Zillow
• 2026-04-02 Price Changed $447,990 Zillow
• 2026-02-28 Price Changed $446,990 Zillow
• 2026-02-12 Price Changed $445,990 Zillow
• 2025-11-25 Relisted — Zillow
• 2025-11-19 Delisted — Zillow
• 2025-11-05 Price Changed $465,990 Zillow
• 2025-08-29 Price Changed $463,990 Zillow
• 2025-07-03 Price Changed $453,990 Zillow
• 2025-03-21 Price Changed $433,990 Zillow
• 2025-03-06 Price Changed $423,990 Zillow
• 2025-01-28 Relisted — Zillow
• 2025-01-23 Delisted — Zillow
• 2025-01-02 Price Changed $421,990 Zillow
• 2024-08-21 Listed $418,990 Zillow