GARFIELD Plan · Hampshire, IL 60140

$309,990

3 bd · 2.5 ba · 1,756 sqft · Townhouse · 782 Days on market

Excellent condition

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Garfield floor plan at our Prairie Ridge Townhomes community in Hampshire, Illinois, where every square foot is put to use for comfort and functionality. Inside this 3 bedroom, 2.5 bath, 3-story townhome with a finished bonus room, and a 2-car garage, you'll find 1,756 square feet of living space. The Garfield is adorned with large windows providing natural light throughout the home. You'll have luxury vinyl plank flooring throughout the main level, and plenty of closet and storage space. The luxurious kitchen features designer cabinets, a convenient island for additional seating, quartz countertops and stainless steel appliances! The Garfield's open layout is ideal for everyday living and family gatherings. The kitchen overlooks the dining and great rooms, which is perfect for entertaining. When it is time to wind down, the upstairs becomes the perfect haven. The primary bedroom includes a roomy walk-in closet, and a luxury en suite bathroom with a dual sink vanity. Laundry won't be a chore with its dedicated space conveniently located near all bedrooms. Two additional bedrooms provide space for a home office, den or bedroom, whatever you so choose. The Garfield floor plan is sure to meet your every need. Contact us today to find your new home in Prairie Ridge Townhomes.

Key facts

• 2 garage spots
• Listed 782 days

🏗️ New construction. The $309,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $320,076.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-82 ($-984/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (13.0% below list).
• Recommended offer: $270k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.1% in Hampshire — 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 71/100 on livability (#350 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• CUSD 300 (suburban): math 24% / reading 27% proficiency, ranked #261 of 620 in IL (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Gary D Wright Elem Sch (math 24% / reading 24%, grade F, #922 of 2,056 statewide, top 45%, 638 students, 0% FRL); Hampshire Middle School (math 23% / reading 21%, grade F, #389 of 665 statewide, top 60%, 795 students, 0% FRL); Hampshire High School (math 30% / reading 35%, grade F, #152 of 693 statewide, top 22%, 1,938 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 287 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 43% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 782 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $269,617 (13.0% 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 782 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.84% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $320,076
• List price: $309,990
• Delta: -3.15%
• 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
873 Briar Glen Ct	0.08mi	3/2.5	1,756 (0%)	3mo	$316,990	$181	93
885 Briar Glen Ct	0.10mi	3/2.5	1,756 (0%)	3mo	$319,990	$182	93
862 Briar Glen Ct	0.12mi	3/2.5	1,756 (0%)	2mo	$300,000	$171	93
884 Briar Glen Ct	0.13mi	3/2.5	1,756 (0%)	2mo	$329,990	$188	92
923 Briar Glen Ct	0.14mi	3/2.5	1,756 (0%)	2mo	$329,990	$188	92
919 Briar Glen Ct	0.14mi	3/2.5	1,756 (0%)	2mo	$319,990	$182	92
921 Briar Glen Ct	0.14mi	3/2.5	1,756 (0%)	3mo	$317,990	$181	92
901 Briar Glen Ct	0.12mi	3/2.5	1,756 (0%)	3mo	$319,990	$182	92
915 Briar Glen Ct	0.14mi	3/2.5	1,756 (0%)	3mo	$334,990	$191	91
1007 Briar Glen Ct	0.04mi	2/2.5 (-1)	1,579 (-10%)	3mo	$285,000	$180	74
887 Briar Glen Ct	0.10mi	2/2.5 (-1)	1,579 (-10%)	3mo	$289,990	$184	71
917 Briar Glen Ct	0.14mi	2/2.5 (-1)	1,579 (-10%)	2mo	$299,990	$190	70

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-57,048
• Equity at exit: $47,724

10-year hold

• IRR: -10.3%
• Equity multiple: 0.37×
• Total profit: $-56,236
• Equity at exit: $27,674

Cash invested: $89,621 (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 →

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

Active competition Active MLS

• For sale now: 4 active · 3 under contract
• Months of supply: 0.9 mo (117%/mo absorbed)
• Median asking: $292,495 ($180/sqft)
• Median days on market: 69 d
• This list price: 75% 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 60140

• Home prices YoY: -24.6%
• Active inventory: 287
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,696 high
• Mortgage (P&I): −$1,679
• Tax est. 1.5%: −$400 /mo · $4,801/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-82

Break-even live

Break-even rent $2,800

Max offer price $308,211

Occupancy floor 98%

Sensitivity live

Price	-10% $139	-5% $29	+0% $-82	+5% $-193	+10% $-303
Rent	-10% $-295	-5% $-189	+0% $-82	+5% $24	+10% $131
Rate	-1.0pp $79	-0.5pp $-1	base $-82	+0.5pp $-165	+1.0pp $-249

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: $80,019
• Closing costs: $9,602
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1059 Briar Glen Ct Hampshire, IL	2.0	2.5	1579	$2,350	$1.49	7d	1	0.07mi
1059 Briar Glen Ct Unit 1059 Hampshire, IL	2.0	2.5	1579	$2,400	$1.52	66d	1	0.07mi
1059 Briar Glen Ct Hampshire, IL	2.0	2.5	1579	$2,300	$1.46	0d	1	0.07mi
1059 Briar Glen Ct Hampshire, IL	2.0	2.5	1579	$2,350	$1.49	38d	1	0.07mi
863 Briar Glen Ct Unit 863 Hampshire, IL	3.0	2.5	1758	$2,595	$1.48	93d	1	0.08mi
179 Terrabrook Way Hampshire, IL	3.0–4.0	2.5	1828	$2,500	$1.37	0d	1	0.60mi
121 Terwilliger St Hampshire, IL	4.0	1.5	2024	$2,300	$1.14	9d	1	1.14mi

Listing history 50 events

1. 2026-08-04
   days on market $309,990 Active 782 DOM
2. 2026-08-03
   days on market $309,990 Active 781 DOM
3. 2026-07-31
   days on market $309,990 Active 778 DOM
4. 2026-07-30
   days on market $309,990 Active 777 DOM
5. 2026-07-30
   days on market $309,990 Active 776 DOM
6. 2026-07-28
   days on market $309,990 Active 775 DOM
7. 2026-07-26
   days on market $309,990 Active 773 DOM
8. 2026-07-24
   days on market $309,990 Active 771 DOM
9. 2026-07-23
   days on market $309,990 Active 770 DOM
10. 2026-07-22
    days on market $309,990 Active 769 DOM
11. 2026-07-21
    days on market $309,990 Active 768 DOM
12. 2026-07-20
    days on market $309,990 Active 767 DOM
13. 2026-07-18
    days on market $309,990 Active 765 DOM
14. 2026-07-18
    days on market $309,990 Active 764 DOM
15. 2026-07-16
    days on market $309,990 Active 763 DOM
16. 2026-07-15
    days on market $309,990 Active 762 DOM
17. 2026-07-14
    days on market $309,990 Active 761 DOM
18. 2026-07-13
    days on market $309,990 Active 760 DOM
19. 2026-07-13
    days on market $309,990 Active 759 DOM
20. 2026-07-11
    days on market $309,990 Active 758 DOM
21. 2026-07-10
    days on market $309,990 Active 757 DOM
22. 2026-07-09
    days on market $309,990 Active 756 DOM
23. 2026-07-07
    days on market $309,990 Active 754 DOM
24. 2026-07-06
    days on market $309,990 Active 753 DOM
25. 2026-07-06
    days on market $309,990 Active 752 DOM
26. 2026-07-05
    days on market $309,990 Active 751 DOM
27. 2026-07-03
    days on market $309,990 Active 750 DOM
28. 2026-07-02
    days on market $309,990 Active 749 DOM
29. 2026-07-01
    days on market $309,990 Active 748 DOM
30. 2026-06-30
    days on market $309,990 Active 747 DOM
31. 2026-06-29
    days on market $309,990 Active 746 DOM
32. 2026-06-28
    days on market $309,990 Active 745 DOM
33. 2026-06-27
    days on market $309,990 Active 744 DOM
34. 2026-06-26
    days on market $309,990 Active 743 DOM
35. 2026-06-24
    days on market $309,990 Active 741 DOM
36. 2026-06-22
    days on market $309,990 Active 739 DOM
37. 2026-06-21
    days on market $309,990 Active 738 DOM
38. 2026-06-18
    days on market $309,990 Active 735 DOM
39. 2026-06-17
    days on market $309,990 Active 734 DOM
40. 2026-06-16
    days on market $309,990 Active 733 DOM
41. 2026-06-15
    days on market $309,990 Active 732 DOM
42. 2026-06-13
    days on market $309,990 Active 730 DOM
43. 2026-06-13
    days on market $309,990 Active 729 DOM
44. 2026-06-09
    days on market $309,990 Active 726 DOM
45. 2026-06-08
    days on market $309,990 Active 725 DOM
46. 2026-06-07
    days on market $309,990 Active 724 DOM
47. 2026-06-04
    days on market $309,990 Active 721 DOM
48. 2026-06-03
    days on market $309,990 Active 720 DOM
49. 2026-06-02
    days on market $309,990 Active 719 DOM
50. 2026-06-01
    days on market $309,990 Active 718 DOM

ⓘ 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: $32,354
• − Mortgage interest: −$17,929
• − Property taxes: −$4,801
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,588
• − Management: −$2,588
• − Depreciation: −$9,311
• Taxable loss: −$6,465
• Est. tax savings @ 24.0%: +$1,552
• After-tax cash flow: $568/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 · 12 photos

Excellent 95/100 None rehab

This modern townhouse is in excellent condition with no visible repairs needed. It offers a good balance of curb appeal and interior features, making it a strong candidate for both resale and rental markets.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's appeal and value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase the home's value and attract tech-savvy buyers/renters. ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Gary D Wright Elem Sch F IL #922/2,056 Nat'l #31,434/41,679 Middle Hampshire Middle School F IL #389/665 Nat'l #11,208/14,009 High Hampshire High School F IL #152/693 Nat'l #10,333/17,239

Schools (NCES district)

• District: CUSD 300
• NCES district ID: 1708550
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 27% ▼ -11.00%
• Median HH income: $77,706
• Composite: 25.12/100
• National rank: #7524
• State rank: #261 of 620 in IL

B Composite livability gradescore 71/100

Livability — Hampshire

• Score: 71/100
• State rank: #350
• US rank: #7222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampshire, IL
• County: Kane County · 559,449 people
• City population: 22,689
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 22,689
• Household income: $111,241
• Rent vs Own: 10.9% rent · 89.1% own
• Severe rent burden: 14% 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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Two or more races 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 12% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 11% Russian/Polish/Slavic 2% Tagalog/Filipino 2%

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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: ▼ -71.68%
• Current HPI: 219.0902
• Rent YoY: —
• 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

Price history

+10.7% since first listed

16 events — show timeline

• 2026-03-22 Price Changed $309,990 Zillow
• 2026-03-05 Price Changed $308,990 Zillow
• 2026-02-19 Price Changed $307,990 Zillow
• 2026-02-05 Price Changed $306,990 Zillow
• 2026-01-22 Price Changed $305,990 Zillow
• 2025-05-14 Price Changed $304,990 Zillow
• 2025-04-03 Price Changed $299,990 Zillow
• 2025-02-25 Price Changed $298,990 Zillow
• 2025-01-15 Price Changed $293,990 Zillow
• 2024-12-31 Price Changed $292,990 Zillow
• 2024-11-21 Price Changed $291,990 Zillow
• 2024-09-18 Price Changed $289,990 Zillow
• 2024-09-18 Relisted — Zillow
• 2024-02-06 Delisted — Zillow
• 2024-01-03 Price Changed $281,990 Zillow
• 2023-11-01 Listed $279,990 Zillow