Ashton Plan · Aurora, IL 60503

$396,990

3 bd · 2.5 ba · 1,794 sqft · SingleFamily · 265 Days on market

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0

Listing remarks MLS

Introducing the Ashton townhome at our Wheatland Crossing community in Aurora, Illinois, where every square foot is designed for comfort and functionality. This 3-bedroom, 2.5-bath, 2-story home offers 1,794 square feet of living space, combining modern convenience and timeless elegance. Enjoy 9-foot ceilings and luxury vinyl flooring throughout the main level. As you step inside, you are greeted by an inviting entry and flex room lead to the heart of the home. The open-concept layout connects the kitchen and great room, ideal for entertaining. A large great room window fills the space with natural light, and there's ample seating for gathering or relaxing. The kitchen includes 42-inch designer cabinetry with soft-close drawers, crown molding, quartz countertops, stainless steel appliances, a pantry, and an expansive eat-in island with overhang seating. Upstairs, a roomy loft works perfectly as a home office or kids' game room. The primary bedroom has an attached bath with a walk-in closet and double vanity. Two additional bedrooms with carpet and closets offer flexibility for any family member. Contact us today to learn more about the Ashton townhome floorplan at Wheatland Crossing!

Key facts

• 9 foot ceilings
• Large kitchen
• Open concept layout

Tags

• WHEATLAND CROSSING COMMUNITY
• 9 FOOT CEILINGS
• LUXURY VINYL FLOORING
• OPEN CONCEPT LAYOUT
• LARGE KITCHEN
• 42 INCH DESIGNER CABINETRY

🏗️ New construction. The $396,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $476,472.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $397k.

Deal economics

• At list price, monthly cash flow is $-977 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (26.2% below list).
• Recommended offer: $293k (26.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#232 in IL, #4,272 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: schools F, amenities F, health & safety 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.
• Market conditions: 124 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 706 units permitted in Kendall County in 2024 (263 in 5+ unit buildings).

Forward outlook

• In year one you build about $51k of equity ($3k loan paydown + $48k appreciation (10.0% local appreciation)).
• Kendall County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $293,152 (26.2% 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 265 days. Have you received any prior offers? Is the seller open to a 26% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.62% ✗
• Cap rate: 3.83%
• Cash-on-cash: -8.79%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

• ARV (median comp): $476,472
• List price: $396,990
• Delta: -16.68%
• 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
2047 James Leigh Dr	0.22mi	3/2.0	1,901 (+6%)	5mo	$396,000	$208	74
1966 Congrove Dr	0.33mi	3/2.5	1,990 (+11%)	2mo	$430,600	$216	65
1900 Canyon Creek Dr	0.12mi	4/2.5 (+1)	2,051 (+14%)	3mo	$499,990	$244	63
1830 Canyon Creek Dr	0.12mi	4/2.5 (+1)	2,051 (+14%)	3mo	$514,990	$251	63
1870 Canyon Creek Dr	0.12mi	4/2.5 (+1)	2,051 (+14%)	5mo	$528,990	$258	61
1973 Eastwick Ln	0.21mi	4/3.0 (+1)	1,563 (-13%)	3mo	$440,000	$282	60
2100 Hammel Ave	0.54mi	3/2.5	1,936 (+8%)	2mo	$401,000	$207	60
1875 Keating Dr	0.28mi	4/2.5 (+1)	2,051 (+14%)	1mo	$513,990	$251	57
1961 Wilson Creek Cir	0.56mi	4/3.0 (+1)	1,718 (-4%)	6mo	$465,000	$271	55
3156 Adelwood Cir	0.61mi	2/2.0 (-1)	1,871 (+4%)	3mo	$546,040	$292	55
1629 Silver Springs Ct	0.74mi	3/2.5	1,699 (-5%)	5mo	$380,000	$224	53
1672 Edinburgh Ln	0.71mi	3/1.5	1,620 (-10%)	7mo	$390,000	$241	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.48×
• Total profit: $197,325
• Equity at exit: $429,244

10-year hold

• IRR: 16.9%
• Equity multiple: 5.72×
• Total profit: $630,106
• Equity at exit: $925,681

Cash invested: $133,412 (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 60503

• Home prices YoY: 4.6%
• Active inventory: 124
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,932 high
• Mortgage (P&I): −$2,499
• Tax est. 1.5%: −$596 /mo · $7,147/yr
• Insurance: −$199
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $-977

Break-even live

Break-even rent $4,168

Max offer price $335,114

Occupancy floor —

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: $119,118
• Closing costs: $14,294
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1801 Turtle Creek Dr Aurora, IL	3.0	2.5	1794	$3,300	$1.84	18d	1	0.09mi
2048 Canyon Creek Ct Aurora, IL	4.0	2.5	1794	$3,400	$1.90	21d	1	0.11mi
1998 Conway Ln Aurora, IL	4.0	2.5	2304	$3,200	$1.39	43d	1	0.26mi
1847 Clubhouse Dr Aurora, IL	1.0–3.0	1.0–2.0	1238	$2,781	$2.25	1d	24	0.49mi
2333 Summerlin Dr #2333 Aurora, IL	2.0	2.0	1572	$2,500	$1.59	43d	1	0.49mi
2337 Summerlin Dr Aurora, IL	3.0	1.5	1700	$2,500	$1.47	43d	1	0.49mi
669 Lincoln Station Dr #669 Oswego, IL	3.0	2.5	1315	$2,250	$1.71	20d	1	0.59mi
616 Lincoln Station Dr Oswego, IL	2.0	2.5	1318	$2,250	$1.71	24d	1	0.61mi
640 Lincoln Station Dr Oswego, IL	2.0	2.5	1318	$2,100	$1.59	43d	1	0.63mi
644 Lincoln Station Dr #644 Oswego, IL	3.0	2.5	1318	$2,250	$1.71	43d	1	0.63mi
652 Lincoln Station Dr Oswego, IL	3.0	2.5	1500	$1,999	$1.33	3d	1	0.65mi
652 Lincoln Station Dr Oswego, IL	3.0	2.5	1500	$1,999	$1.33	17d	1	0.65mi
690 Lincoln Station Dr Oswego, IL	3.0	2.5	1318	$2,100	$1.59	2d	1	0.65mi
2205 Daybreak Dr #2205 Aurora, IL	2.0	2.5	1700	$2,500	$1.47	5d	1	0.67mi
2226 Daybreak Dr #2226 Aurora, IL	3.0	2.5	1627	$2,500	$1.54	43d	1	0.70mi
2516 Hillsboro Blvd Aurora, IL	2.0	2.5	1482	$2,300	$1.55	17d	1	0.97mi
2460 Georgetown Cir Aurora, IL	2.0	2.5	1532	$2,400	$1.57	1d	1	0.98mi
2036 Antietam Ct Aurora, IL	4.0	2.5	2345	$3,450	$1.47	2d	1	1.00mi
2531 Congress Ave #2531 Aurora, IL	3.0	2.5	1532	$2,500	$1.63	43d	1	1.05mi
2550 Providence Ave Aurora, IL	2.0	2.5	1550	$2,300	$1.48	43d	1	1.08mi
2575 Hillsboro Blvd Aurora, IL	3.0	2.5	1530	$2,500	$1.63	43d	1	1.08mi
2598 Hillsboro Blvd Aurora, IL	3.0	2.5	1482	$2,395	$1.62	20d	1	1.10mi
2270 Georgetown Cir Unit 2270 Aurora, IL	3.0	2.5	1533	$2,800	$1.83	43d	1	1.13mi
1419 Farrington Ln Aurora, IL	3.0	1.5	1476	$2,959	$2.00	2d	1	1.13mi
347 Devoe Dr Oswego, IL	3.0	2.5	1520	$2,595	$1.71	12d	1	1.23mi
337 Devoe Dr #337 Oswego, IL	3.0	2.5	1500	$2,600	$1.73	24d	1	1.23mi
260 Devoe Dr Oswego, IL	3.0	2.5	1704	$2,400	$1.41	12d	1	1.38mi
2420 Harbor Ct Aurora, IL	3.0	2.0	1705	$3,150	$1.85	24d	1	1.46mi
159 Chapin Way Oswego, IL	4.0	3.5	2415	$3,500	$1.45	18d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $396,990 Active 265 DOM
2. 2026-06-17
   days on market $396,990 Active 264 DOM
3. 2026-06-16
   days on market $396,990 Active 263 DOM
4. 2026-06-15
   days on market $396,990 Active 262 DOM
5. 2026-06-13
   days on market $396,990 Active 260 DOM
6. 2026-06-09
   days on market $396,990 Active 256 DOM
7. 2026-06-08
   days on market $396,990 Active 255 DOM
8. 2026-06-07
   days on market $396,990 Active 254 DOM
9. 2026-06-04
   days on market $396,990 Active 251 DOM
10. 2026-06-03
    days on market $396,990 Active 250 DOM
11. 2026-06-02
    days on market $396,990 Active 249 DOM
12. 2026-06-01
    days on market $396,990 Active 248 DOM
13. 2026-05-31
    days on market $396,990 Active 247 DOM
14. 2026-02-05
    price $396,990 1202-char remark

    Show marketing remark (1202 chars)

    Introducing the Ashton townhome at our Wheatland Crossing community in Aurora, Illinois, where every square foot is designed for comfort and functionality. This 3-bedroom, 2.5-bath, 2-story home offers 1,794 square feet of living space, combining modern convenience and timeless elegance. Enjoy 9-foot ceilings and luxury vinyl flooring throughout the main level. As you step inside, you are greeted by an inviting entry and flex room lead to the heart of the home. The open-concept layout connects the kitchen and great room, ideal for entertaining. A large great room window fills the space with natural light, and there's ample seating for gathering or relaxing. The kitchen includes 42-inch designer cabinetry with soft-close drawers, crown molding, quartz countertops, stainless steel appliances, a pantry, and an expansive eat-in island with overhang seating. Upstairs, a roomy loft works perfectly as a home office or kids' game room. The primary bedroom has an attached bath with a walk-in closet and double vanity. Two additional bedrooms with carpet and closets offer flexibility for any family member. Contact us today to learn more about the Ashton townhome floorplan at Wheatland Crossing!

15. 2026-01-22
    price $395,990 1202-char remark

    Show marketing remark (1202 chars)

    Introducing the Ashton townhome at our Wheatland Crossing community in Aurora, Illinois, where every square foot is designed for comfort and functionality. This 3-bedroom, 2.5-bath, 2-story home offers 1,794 square feet of living space, combining modern convenience and timeless elegance. Enjoy 9-foot ceilings and luxury vinyl flooring throughout the main level. As you step inside, you are greeted by an inviting entry and flex room lead to the heart of the home. The open-concept layout connects the kitchen and great room, ideal for entertaining. A large great room window fills the space with natural light, and there's ample seating for gathering or relaxing. The kitchen includes 42-inch designer cabinetry with soft-close drawers, crown molding, quartz countertops, stainless steel appliances, a pantry, and an expansive eat-in island with overhang seating. Upstairs, a roomy loft works perfectly as a home office or kids' game room. The primary bedroom has an attached bath with a walk-in closet and double vanity. Two additional bedrooms with carpet and closets offer flexibility for any family member. Contact us today to learn more about the Ashton townhome floorplan at Wheatland Crossing!

16. 2025-09-27
    status Active 1202-char remark

    Show marketing remark (1202 chars)

    Introducing the Ashton townhome at our Wheatland Crossing community in Aurora, Illinois, where every square foot is designed for comfort and functionality. This 3-bedroom, 2.5-bath, 2-story home offers 1,794 square feet of living space, combining modern convenience and timeless elegance. Enjoy 9-foot ceilings and luxury vinyl flooring throughout the main level. As you step inside, you are greeted by an inviting entry and flex room lead to the heart of the home. The open-concept layout connects the kitchen and great room, ideal for entertaining. A large great room window fills the space with natural light, and there's ample seating for gathering or relaxing. The kitchen includes 42-inch designer cabinetry with soft-close drawers, crown molding, quartz countertops, stainless steel appliances, a pantry, and an expansive eat-in island with overhang seating. Upstairs, a roomy loft works perfectly as a home office or kids' game room. The primary bedroom has an attached bath with a walk-in closet and double vanity. Two additional bedrooms with carpet and closets offer flexibility for any family member. Contact us today to learn more about the Ashton townhome floorplan at Wheatland Crossing!

17. 2025-04-23
    historical 1202-char remark

    Show marketing remark (1202 chars)

    Introducing the Ashton townhome at our Wheatland Crossing community in Aurora, Illinois, where every square foot is designed for comfort and functionality. This 3-bedroom, 2.5-bath, 2-story home offers 1,794 square feet of living space, combining modern convenience and timeless elegance. Enjoy 9-foot ceilings and luxury vinyl flooring throughout the main level. As you step inside, you are greeted by an inviting entry and flex room lead to the heart of the home. The open-concept layout connects the kitchen and great room, ideal for entertaining. A large great room window fills the space with natural light, and there's ample seating for gathering or relaxing. The kitchen includes 42-inch designer cabinetry with soft-close drawers, crown molding, quartz countertops, stainless steel appliances, a pantry, and an expansive eat-in island with overhang seating. Upstairs, a roomy loft works perfectly as a home office or kids' game room. The primary bedroom has an attached bath with a walk-in closet and double vanity. Two additional bedrooms with carpet and closets offer flexibility for any family member. Contact us today to learn more about the Ashton townhome floorplan at Wheatland Crossing!

18. 2025-04-22
    listed $394,990 Active 1202-char remark

    Show marketing remark (1202 chars)

    Introducing the Ashton townhome at our Wheatland Crossing community in Aurora, Illinois, where every square foot is designed for comfort and functionality. This 3-bedroom, 2.5-bath, 2-story home offers 1,794 square feet of living space, combining modern convenience and timeless elegance. Enjoy 9-foot ceilings and luxury vinyl flooring throughout the main level. As you step inside, you are greeted by an inviting entry and flex room lead to the heart of the home. The open-concept layout connects the kitchen and great room, ideal for entertaining. A large great room window fills the space with natural light, and there's ample seating for gathering or relaxing. The kitchen includes 42-inch designer cabinetry with soft-close drawers, crown molding, quartz countertops, stainless steel appliances, a pantry, and an expansive eat-in island with overhang seating. Upstairs, a roomy loft works perfectly as a home office or kids' game room. The primary bedroom has an attached bath with a walk-in closet and double vanity. Two additional bedrooms with carpet and closets offer flexibility for any family member. Contact us today to learn more about the Ashton townhome floorplan at Wheatland Crossing!

ⓘ 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 ≥102°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: $35,178
• − Mortgage interest: −$26,690
• − Property taxes: −$7,147
• − Insurance: −$2,382
• − Repairs & maintenance: −$2,814
• − Management: −$2,814
• − Depreciation: −$13,861
• Taxable loss: −$20,531
• Est. tax savings @ 24.0%: +$4,927
• After-tax cash flow: $-6,795/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.

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 — Aurora

• Score: 75/100
• State rank: #232
• US rank: #4272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aurora, IL
• County: Will County · 412,448 people
• City population: 186,692
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 16,789
• Household income: $136,726
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 19.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 49% Asian 19% Black 14% Hispanic / Latino 14% Two or more races 7%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Romanian 10% Scandinavian 3% Italian 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 68% English-only · Other Indo-European 11% Spanish 8% Other Asian/Pacific 4%

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: ▲ 10.31%
• Current HPI: 232.382
• Rent YoY: —
• 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

+0.5% since first listed

5 events — show timeline

• 2026-02-05 Price Changed $396,990 Zillow
• 2026-01-22 Price Changed $395,990 Zillow
• 2025-09-27 Relisted — Zillow
• 2025-04-23 Delisted — Zillow
• 2025-04-22 Listed $394,990 Zillow