Essex Plan · Plainfield, IL 60585

$590,990

4 bd · 2.5 ba · 2,888 sqft · SingleFamily · 477 Days on market

Excellent condition $80/mo HOA · 2% of rent

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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 +5.7/30.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Essex, available at Leighton Pointe, is a thoughtfully designed floorplan offering over 3,000 square feet of functional living space.

Key facts

• 3 garage spots
• Listed 476 days

🏗️ New construction. The $590,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $673,781.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $591k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $474k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $425k (28.2% below list).
• Recommended offer: $425k (28.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#496 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• 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: Walkers Grove Elementary School (math 34% / reading 55%, grade F, #267 of 2,056 statewide, top 15%, 626 students, 0% FRL); Richard Ira Jones Middle School (math 30% / reading 42%, grade F, #182 of 665 statewide, top 28%, 837 students, 0% FRL); Plainfield North High School (math 40% / reading 40%, grade F, #85 of 693 statewide, top 12%, 2,377 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: 250 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).
• This rent runs 34% of the median local income ($151k/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 $5k of loan paydown is wiped out by about $20k of value loss. Plan a longer hold.
• Will County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 477 days — a 12% lower offer ($520k) is reasonable based on typical stale-listing flexibility.

Recommended offer $424,562 (28.2% 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 477 days. Have you received any prior offers? Is the seller open to a 28% 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. 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?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 3.83%
• Cash-on-cash: -8.79%
• DSCR: 0.61
• GRM: 13.2

CMA / ARV

• ARV (median comp): $673,781
• List price: $590,990
• Delta: -12.29%
• 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
26221 W Sablewood Cir	0.05mi	4/2.5	2,872 (-1%)	0mo	$619,990	$216	96
26209 W Sablewood Cir	0.04mi	4/2.5	2,872 (-1%)	1mo	$629,990	$219	96
26316 W Sablewood Cir	0.09mi	4/2.5	2,992 (+4%)	2mo	$599,990	$201	89
26313 W Sablewood Cir	0.09mi	4/2.5	2,992 (+4%)	1mo	$659,990	$221	88
26217 W Sablewood Cir	0.04mi	4/2.5	3,145 (+9%)	1mo	$716,990	$228	83
26312 W Sablewood Cir	0.10mi	4/2.5	3,145 (+9%)	2mo	$650,250	$207	79
26232 W Sablewood Cir	0.14mi	4/2.5	3,145 (+9%)	0mo	$658,175	$209	78
26228 W Sablewood Cir	0.13mi	4/2.5	3,145 (+9%)	1mo	$679,990	$216	78
26305 W Sablewood Cir	0.11mi	4/2.5	2,473 (-14%)	1mo	$574,595	$232	70
26321 W Sablewood Cir	0.06mi	3/2.5 (-1)	2,473 (-14%)	1mo	$569,990	$230	68
26407 Silverleaf Dr	0.53mi	5/3.5 (+1)	2,964 (+3%)	2mo	$730,000	$246	61
13516 S Coronado Cir	0.49mi	4/2.5	2,600 (-10%)	1mo	$493,990	$190	60

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: -31.9%
• Equity multiple: -0.04×
• Total profit: $-197,108
• Equity at exit: $100,463

10-year hold

• IRR: -36.2%
• Equity multiple: -0.51×
• Total profit: $-284,543
• Equity at exit: $58,256

Cash invested: $188,659 (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: 73 active · 32 under contract
• Months of supply: 10.0 mo (10%/mo absorbed)
• Median asking: $895,900 ($301/sqft)
• Median days on market: 422 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: -22.4% vs current asking $/sqft

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

ZIP-level market 60585

• Home prices YoY: -32.0%
• Active inventory: 250
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $4,246 high
• Mortgage (P&I): −$3,533
• Tax est. 1.5%: −$842 /mo · $10,107/yr
• Insurance: −$281
• HOA: −$80
• Vacancy / Maint / Mgmt: −$892
• Net cashflow: $-1,382

Break-even live

Break-even rent $5,995

Max offer price $473,759

Occupancy floor —

Sensitivity live

Price	-10% $-917	-5% $-1,149	+0% $-1,382	+5% $-1,615	+10% $-1,848
Rent	-10% $-1,718	-5% $-1,550	+0% $-1,382	+5% $-1,215	+10% $-1,047
Rate	-1.0pp $-1,043	-0.5pp $-1,211	base $-1,382	+0.5pp $-1,557	+1.0pp $-1,735

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: $168,445
• Closing costs: $20,213
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13520 S Carmel Blvd Plainfield, IL	4.0	2.5	2600	$3,800	$1.46	0d	1	0.25mi
13713 S Sanibel St Plainfield, IL	4.0	2.5	2600	$4,000	$1.54	0d	1	0.41mi
25947 Campbell Ln Plainfield, IL	4.0	4.5	3618	$5,200	$1.44	68d	1	0.41mi
26025 Whispering Woods Cir Plainfield, IL	4.0	3.5	3833	$4,800	$1.25	14d	1	0.45mi
26025 Whispering Woods Cir Plainfield, IL	4.0	3.5	3833	$4,900	$1.28	47d	1	0.45mi
13732 S Palmetto Dr Plainfield, IL	4.0	2.5	2051	$3,700	$1.80	0d	1	0.49mi
26315 W Elizabeth Ct Plainfield, IL	5.0	3.5	3264	$5,000	$1.53	93d	1	0.99mi
26300 W Chatham Dr Plainfield, IL	5.0	2.5	3253	$4,400	$1.35	0d	1	1.09mi
25440 Pastoral Dr Plainfield, IL	4.0	2.5	2501	$3,950	$1.58	7d	1	1.14mi
12820 Timber Wood Cir Plainfield, IL	4.0	3.5	2704	$3,795	$1.40	25d	1	1.27mi
12724 Wild Rye Ct Unit D Plainfield, IL	3.0	3.5	1945	$3,000	$1.54	0d	1	1.32mi
12724 Wild Rye Ct Unit D Plainfield, IL	3.0	3.5	1945	$3,300	$1.70	51d	1	1.32mi
12816 Ridge Wood Ln Plainfield, IL	5.0	3.0	3760	$4,195	$1.12	2d	1	1.32mi
12333 S Prairie Ridge Ln Plainfield, IL	4.0	3.5	4000	$4,250	$1.06	25d	1	1.35mi

Listing history 50 events

1. 2026-08-08
   days on market $590,990 Active 477 DOM
2. 2026-08-06
   days on market $590,990 Active 475 DOM
3. 2026-08-05
   days on market $590,990 Active 474 DOM
4. 2026-08-04
   days on market $590,990 Active 473 DOM
5. 2026-08-03
   days on market $590,990 Active 472 DOM
6. 2026-07-31
   days on market $590,990 Active 469 DOM
7. 2026-07-30
   days on market $590,990 Active 467 DOM
8. 2026-07-28
   days on market $590,990 Active 466 DOM
9. 2026-07-26
   days on market $590,990 Active 464 DOM
10. 2026-07-24
    days on market $590,990 Active 462 DOM
11. 2026-07-23
    days on market $590,990 Active 461 DOM
12. 2026-07-22
    days on market $590,990 Active 460 DOM
13. 2026-07-21
    days on market $590,990 Active 459 DOM
14. 2026-07-20
    days on market $590,990 Active 458 DOM
15. 2026-07-18
    days on market $590,990 Active 456 DOM
16. 2026-07-18
    days on market $590,990 Active 455 DOM
17. 2026-07-16
    days on market $590,990 Active 454 DOM
18. 2026-07-15
    days on market $590,990 Active 453 DOM
19. 2026-07-14
    days on market $590,990 Active 452 DOM
20. 2026-07-13
    days on market $590,990 Active 451 DOM
21. 2026-07-13
    days on market $590,990 Active 450 DOM
22. 2026-07-11
    days on market $590,990 Active 449 DOM
23. 2026-07-10
    days on market $590,990 Active 448 DOM
24. 2026-07-09
    days on market $590,990 Active 447 DOM
25. 2026-07-07
    days on market $590,990 Active 445 DOM
26. 2026-07-06
    days on market $590,990 Active 444 DOM
27. 2026-07-06
    days on market $590,990 Active 443 DOM
28. 2026-07-05
    days on market $590,990 Active 442 DOM
29. 2026-07-03
    days on market $590,990 Active 441 DOM
30. 2026-07-02
    days on market $590,990 Active 440 DOM
31. 2026-07-01
    days on market $590,990 Active 439 DOM
32. 2026-06-30
    days on market $590,990 Active 438 DOM
33. 2026-06-29
    days on market $590,990 Active 437 DOM
34. 2026-06-28
    days on market $590,990 Active 436 DOM
35. 2026-06-27
    days on market $590,990 Active 435 DOM
36. 2026-06-26
    days on market $590,990 Active 434 DOM
37. 2026-06-24
    days on market $590,990 Active 432 DOM
38. 2026-06-22
    days on market $590,990 Active 430 DOM
39. 2026-06-21
    days on market $590,990 Active 429 DOM
40. 2026-06-18
    days on market $590,990 Active 426 DOM
41. 2026-06-17
    days on market $590,990 Active 425 DOM
42. 2026-06-16
    days on market $590,990 Active 424 DOM
43. 2026-06-15
    days on market $590,990 Active 423 DOM
44. 2026-06-13
    days on market $590,990 Active 421 DOM
45. 2026-06-13
    days on market $590,990 Active 420 DOM
46. 2026-06-09
    days on market $590,990 Active 417 DOM
47. 2026-06-08
    days on market $590,990 Active 416 DOM
48. 2026-06-07
    days on market $590,990 Active 415 DOM
49. 2026-06-04
    days on market $590,990 Active 412 DOM
50. 2026-06-03
    days on market $590,990 Active 411 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: $50,947
• − Mortgage interest: −$37,742
• − Property taxes: −$10,107
• − Insurance: −$3,369
• − Repairs & maintenance: −$4,076
• − Management: −$4,076
• − HOA: −$960
• − Depreciation: −$19,601
• Taxable loss: −$28,983
• Est. tax savings @ 24.0%: +$6,956
• After-tax cash flow: $-9,632/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 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and offers a great value for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Interior touch-ups — Fresh paint and minor updates can refresh the interior and make it more appealing to buyers/tenants. ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Walkers Grove Elementary School F IL #267/2,056 Nat'l #16,061/41,679 Middle Richard Ira Jones Middle School F IL #182/665 Nat'l #7,206/14,009 High Plainfield North High School F IL #85/693 Nat'l #8,112/17,239

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

C Composite livability gradescore 67/100

Livability — Plainfield

• Score: 67/100
• State rank: #496
• US rank: #10260

Category grades

Amenities F Commute F Cost of living F 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: Plainfield, IL
• County: Will · 705,368 people
• City population: 75,140
• Metro: Chicago-Naperville-Elgin, IL-IN
• Population (ZIP): 24,948
• Household income: $151,202
• Rent vs Own: 8.4% rent · 91.6% own
• Severe rent burden: 4% of renters

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Population outlook (Will County) Hauer SSP2

• Today (2025): 705,368 people
• By 2030: 708,154 · +0.4%
• By 2040: 702,692 · -0.4%
• By 2050: 680,249 · -3.6%
• By 2075: 611,990 · -13.2%
• By 2100: 516,215 · -26.8%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 63% Asian 15% Black 10% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Romanian 10% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 80% English-only · Other Indo-European 6% Spanish 5% Tagalog/Filipino 2%

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Political lean MEDSL · Will

• 2024 margin: Toss-up / Even · D 50.1% · R 48.5% · Other 1.4%
• 2008→2024 swing: -11.6pp toward R · 2008: 13.2pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+8.3 2016: D+5.7 2012: D+3.7 2008: D+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.23%
• Current HPI: 208.5101
• 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

+5.7% since first listed

10 events — show timeline

• 2026-04-02 Price Changed $588,990 Zillow
• 2026-02-28 Price Changed $586,990 Zillow
• 2026-02-05 Price Changed $574,990 Zillow
• 2026-01-03 Price Changed $572,990 Zillow
• 2025-11-05 Price Changed $570,990 Zillow
• 2025-08-29 Price Changed $568,990 Zillow
• 2025-07-11 Price Changed $563,990 Zillow
• 2025-06-09 Price Changed $562,990 Zillow
• 2025-05-01 Price Changed $559,990 Zillow
• 2025-04-18 Listed $556,990 Zillow