MCKINLEY Plan · Hampshire, IL 60140

$289,990

2 bd · 2.5 ba · 1,579 sqft · Townhouse · 782 Days on market

Excellent condition

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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).

• Cash flow +8.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the McKinley 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 2 bedroom, 2.5 bath, 3-story townhome with a finished bonus room, you'll find 1,579 square feet of living space. Also included is a roomy 2-car garage. This new home is designed to combine modern convenience with timeless elegance, showcasing quartz countertops and luxury vinyl flooring throughout the dining and kitchen area. The open concept layout includes a luxurious kitchen with designer cabinets, stainless steel appliances, quartz countertops and expansive island. The separate dining room and spacious great room, with sliding glass doors to a balcony, offer plenty of room to gather or relax with your family. Upstairs you'll find a loft space, great for a home office or den, and two bedrooms each with carpeted floors. The primary bedroom includes an en suite bathroom with a walk-in closet. A second bedroom and well-appointed bathroom, making morning routines easy. Laundry won't be a chore with its dedicated space conveniently located near all bedrooms. The McKinley 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 $289,990 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 2-bed/2.5-bath townhouse listed at $290k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-261 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (14.8% below list).
• Recommended offer: $247k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.1% in Hampshire — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 6 comparable units currently listed for rent nearby; rentals lingering (median 38d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $246,979 (14.8% 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 15% 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: 0.77% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.49%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (median comp): $320,076
• List price: $289,990
• Delta: -9.40%
• 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
1007 Briar Glen Ct	0.04mi	2/2.5	1,579 (0%)	3mo	$285,000	$180	96
887 Briar Glen Ct	0.10mi	2/2.5	1,579 (0%)	3mo	$289,990	$184	93
917 Briar Glen Ct	0.14mi	2/2.5	1,579 (0%)	2mo	$299,990	$190	92
873 Briar Glen Ct	0.08mi	3/2.5 (+1)	1,756 (+11%)	3mo	$316,990	$181	70
885 Briar Glen Ct	0.10mi	3/2.5 (+1)	1,756 (+11%)	3mo	$319,990	$182	69
862 Briar Glen Ct	0.12mi	3/2.5 (+1)	1,756 (+11%)	2mo	$300,000	$171	69
884 Briar Glen Ct	0.13mi	3/2.5 (+1)	1,756 (+11%)	2mo	$329,990	$188	68
923 Briar Glen Ct	0.14mi	3/2.5 (+1)	1,756 (+11%)	2mo	$329,990	$188	68
919 Briar Glen Ct	0.14mi	3/2.5 (+1)	1,756 (+11%)	2mo	$319,990	$182	68
921 Briar Glen Ct	0.14mi	3/2.5 (+1)	1,756 (+11%)	3mo	$317,990	$181	68
901 Briar Glen Ct	0.12mi	3/2.5 (+1)	1,756 (+11%)	3mo	$319,990	$182	68
915 Briar Glen Ct	0.14mi	3/2.5 (+1)	1,756 (+11%)	3mo	$334,990	$191	67

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: -22.1%
• Equity multiple: 0.24×
• Total profit: $-68,442
• Equity at exit: $47,724

10-year hold

• IRR: -16.1%
• Equity multiple: 0.10×
• Total profit: $-80,839
• 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: $302,495 ($177/sqft)
• Median days on market: 69 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +14.8% above 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: 9.8×

Monthly cashflow live

• Estimated rent: $2,470 high
• Mortgage (P&I): −$1,679
• Tax est. 1.5%: −$400 /mo · $4,801/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-261

Break-even live

Break-even rent $2,800

Max offer price $282,332

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-150	+0% $-261	+5% $-371	+10% $-482
Rent	-10% $-456	-5% $-358	+0% $-261	+5% $-163	+10% $-66
Rate	-1.0pp $-100	-0.5pp $-179	base $-261	+0.5pp $-344	+1.0pp $-428

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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	7d	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

Listing history 50 events

1. 2026-08-04
   days on market $289,990 Active 782 DOM
2. 2026-08-03
   days on market $289,990 Active 781 DOM
3. 2026-07-31
   days on market $289,990 Active 778 DOM
4. 2026-07-30
   days on market $289,990 Active 777 DOM
5. 2026-07-30
   days on market $289,990 Active 776 DOM
6. 2026-07-28
   days on market $289,990 Active 775 DOM
7. 2026-07-26
   days on market $289,990 Active 773 DOM
8. 2026-07-24
   days on market $289,990 Active 771 DOM
9. 2026-07-23
   days on market $289,990 Active 770 DOM
10. 2026-07-22
    days on market $289,990 Active 769 DOM
11. 2026-07-21
    days on market $289,990 Active 768 DOM
12. 2026-07-20
    days on market $289,990 Active 767 DOM
13. 2026-07-18
    days on market $289,990 Active 765 DOM
14. 2026-07-18
    days on market $289,990 Active 764 DOM
15. 2026-07-16
    days on market $289,990 Active 763 DOM
16. 2026-07-15
    days on market $289,990 Active 762 DOM
17. 2026-07-14
    days on market $289,990 Active 761 DOM
18. 2026-07-13
    days on market $289,990 Active 760 DOM
19. 2026-07-13
    days on market $289,990 Active 759 DOM
20. 2026-07-11
    days on market $289,990 Active 758 DOM
21. 2026-07-10
    days on market $289,990 Active 757 DOM
22. 2026-07-09
    days on market $289,990 Active 756 DOM
23. 2026-07-07
    days on market $289,990 Active 754 DOM
24. 2026-07-06
    days on market $289,990 Active 753 DOM
25. 2026-07-06
    days on market $289,990 Active 752 DOM
26. 2026-07-05
    days on market $289,990 Active 751 DOM
27. 2026-07-03
    days on market $289,990 Active 750 DOM
28. 2026-07-02
    days on market $289,990 Active 749 DOM
29. 2026-07-01
    days on market $289,990 Active 748 DOM
30. 2026-06-30
    days on market $289,990 Active 747 DOM
31. 2026-06-29
    days on market $289,990 Active 746 DOM
32. 2026-06-28
    days on market $289,990 Active 745 DOM
33. 2026-06-27
    days on market $289,990 Active 744 DOM
34. 2026-06-26
    days on market $289,990 Active 743 DOM
35. 2026-06-24
    days on market $289,990 Active 741 DOM
36. 2026-06-22
    days on market $289,990 Active 739 DOM
37. 2026-06-21
    days on market $289,990 Active 738 DOM
38. 2026-06-18
    days on market $289,990 Active 735 DOM
39. 2026-06-17
    days on market $289,990 Active 734 DOM
40. 2026-06-16
    days on market $289,990 Active 733 DOM
41. 2026-06-15
    days on market $289,990 Active 732 DOM
42. 2026-06-13
    days on market $289,990 Active 730 DOM
43. 2026-06-13
    days on market $289,990 Active 729 DOM
44. 2026-06-09
    days on market $289,990 Active 726 DOM
45. 2026-06-08
    days on market $289,990 Active 725 DOM
46. 2026-06-07
    days on market $289,990 Active 724 DOM
47. 2026-06-04
    days on market $289,990 Active 721 DOM
48. 2026-06-03
    days on market $289,990 Active 720 DOM
49. 2026-06-02
    days on market $289,990 Active 719 DOM
50. 2026-06-01
    days on market $289,990 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: $29,637
• − Mortgage interest: −$17,929
• − Property taxes: −$4,801
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,371
• − Management: −$2,371
• − Depreciation: −$9,311
• Taxable loss: −$8,747
• Est. tax savings @ 24.0%: +$2,099
• After-tax cash flow: $-1,031/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 McKinley floor plan townhouse in Hampshire, Illinois, is in excellent condition with no visible repairs needed. It offers a modern kitchen, well-maintained exterior, and fresh interior paint, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

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

+11.5% since first listed

16 events — show timeline

• 2026-03-22 Price Changed $289,990 Zillow
• 2026-03-05 Price Changed $288,990 Zillow
• 2026-02-19 Price Changed $287,990 Zillow
• 2026-02-05 Price Changed $286,990 Zillow
• 2026-01-22 Price Changed $285,990 Zillow
• 2025-05-14 Price Changed $284,990 Zillow
• 2025-04-03 Price Changed $279,990 Zillow
• 2025-02-25 Price Changed $278,990 Zillow
• 2025-01-15 Price Changed $273,990 Zillow
• 2024-12-31 Price Changed $272,990 Zillow
• 2024-11-21 Price Changed $271,990 Zillow
• 2024-09-18 Price Changed $269,990 Zillow
• 2024-09-18 Relisted — Zillow
• 2024-02-06 Delisted — Zillow
• 2024-01-03 Price Changed $261,990 Zillow
• 2023-11-01 Listed $259,990 Zillow