Abbey Plan · Plainfield, IL 60544

$299,990

2 bd · 2.0 ba · 1,462 sqft · Townhouse · 662 Days on market

Good condition $298/mo HOA · 11% of rent ↓ 14% 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 +5.1/30.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Abbey-a thoughtfully designed ranch-style home offering the perfect blend of comfort, functionality, and modern living. Spanning 1,462 square feet, this inviting one-level floorplan features 2 bedrooms, 2 baths, and a 2-car garage, making it an ideal option for those seeking both convenience and space.

Key facts

• Ranch-style home
• One-level floorplan
• $298 HOA

Tags

• RANCH-STYLE HOME
• ONE-LEVEL FLOORPLAN

🏗️ New construction. The $299,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $398,588.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-928 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (10.4% below list).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.

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: Lincoln Elementary (math 32% / reading 40%, grade F, #503 of 2,056 statewide, top 25%, 532 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: 278 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 30d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,028 units permitted in Will County in 2024 (530 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 $12k 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 662 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

Recommended offer $263,991 (12.0% 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 662 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.67% ✗
• Cap rate: 3.50%
• Cash-on-cash: -9.98%
• DSCR: 0.56
• GRM: 12.4

CMA / ARV

• ARV (median comp): $398,588
• List price: $299,990
• Delta: -24.74%
• 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
25533 W Alabaster Cir	0.06mi	2/2.0	1,462 (0%)	2mo	$339,990	$233	96
25503 W Alabaster Cir	0.10mi	2/2.0	1,462 (0%)	1mo	$349,990	$239	94
25447 W Alabaster Cir	0.11mi	2/2.0	1,462 (0%)	2mo	$356,520	$244	93
25435 W Alabaster Cir	0.13mi	2/2.0	1,462 (0%)	2mo	$349,990	$239	92
25535 W Alabaster Cir	0.05mi	2/2.0	1,620 (+11%)	0mo	$359,990	$222	79
25525 W Alabaster Cir	0.08mi	2/2.0	1,620 (+11%)	0mo	$349,990	$216	78
25531 W Alabaster Cir	0.06mi	2/2.0	1,620 (+11%)	2mo	$369,990	$228	78
25443 W Alabaster Cir	0.12mi	2/2.0	1,668 (+14%)	2mo	$385,000	$231	69
25501 W Alabaster Cir	0.10mi	2/2.5	1,668 (+14%)	1mo	$399,985	$240	69
25505 W Alabaster Cir	0.10mi	3/2.0 (+1)	1,668 (+14%)	1mo	$389,990	$234	66
25449 W Alabaster Cir	0.11mi	3/2.0 (+1)	1,668 (+14%)	1mo	$379,990	$228	65
25439 W Alabaster Cir	0.13mi	3/2.0 (+1)	1,668 (+14%)	3mo	$379,990	$228	63

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: -34.1%
• Equity multiple: -0.11×
• Total profit: $-123,477
• Equity at exit: $59,431

10-year hold

• IRR: -42.6%
• Equity multiple: -0.64×
• Total profit: $-182,728
• Equity at exit: $34,463

Cash invested: $111,604 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 24 under contract
• Months of supply: 3.1 mo (32%/mo absorbed)
• Median asking: $369,990 ($215/sqft)
• Median days on market: 24 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +26.9% above current asking $/sqft

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

ZIP-level market 60544

• Home prices YoY: -30.8%
• Active inventory: 278
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,689 high
• Mortgage (P&I): −$2,090
• Tax est. 1.5%: −$498 /mo · $5,979/yr
• Insurance: −$166
• HOA: −$298
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-928

Break-even live

Break-even rent $3,864

Max offer price $264,288

Occupancy floor —

Sensitivity live

Price	-10% $-653	-5% $-790	+0% $-928	+5% $-1,066	+10% $-1,204
Rent	-10% $-1,141	-5% $-1,034	+0% $-928	+5% $-822	+10% $-716
Rate	-1.0pp $-727	-0.5pp $-827	base $-928	+0.5pp $-1,031	+1.0pp $-1,136

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: $99,647
• Closing costs: $11,958
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25704 W Wakefield Dr Plainfield, IL	3.0	2.5	1840	$2,900	$1.58	4d	1	0.99mi
14514 Thomas Jefferson Dr Plainfield, IL	3.0	2.5	1400	$2,200	$1.57	30d	1	0.99mi
25706 W Wakefield Dr Plainfield, IL	3.0	2.5	1767	$2,800	$1.58	29d	1	1.03mi
14942 S McCarthy Cir Plainfield, IL	3.0	2.5	1764	$2,900	$1.64	13d	1	1.03mi
14934 S McCarthy Cir Unit 14934 Plainfield, IL	3.0	2.5	1764	$2,700	$1.53	66d	1	1.05mi
14936 S McCarthy Cir Plainfield, IL	3.0	2.5	1764	$2,900	$1.64	68d	1	1.05mi
24708 George Washington Dr Plainfield, IL	3.0	2.5	1344	$2,495	$1.86	74d	1	1.05mi
25736 W Yorkshire Dr Plainfield, IL	3.0	2.5	1764	$2,800	$1.59	93d	1	1.08mi
25750 W Yorkshire Dr Unit 25750 Plainfield, IL	3.0	2.5	1764	$2,800	$1.59	0d	1	1.08mi
25752 W Yorkshire Dr Plainfield, IL	3.0	2.5	1764	$2,950	$1.67	7d	1	1.08mi
14951 S McCarthy Cir Unit 14951 Plainfield, IL	3.0	2.5	1764	$2,850	$1.62	47d	1	1.08mi
25732 W Wakefield Dr Plainfield, IL	3.0	2.5	1767	$3,100	$1.75	93d	1	1.09mi
25720 W Yorkshire Dr Plainfield, IL	3.0	2.5	1764	$2,800	$1.59	62d	1	1.10mi
14750 Wallin Dr Plainfield, IL	3.0	1.0–2.0	1092	$2,505	$2.29	0d	20	1.13mi
24617 Patriot Square Dr S Plainfield, IL	3.0	2.5	1757	$2,700	$1.54	3d	1	1.19mi
24617 Patriot Square Dr S Unit 24617 Plainfield, IL	3.0	2.5	1757	$2,700	$1.54	2d	1	1.19mi
14525 Samuel Adams Dr Plainfield, IL	3.0	2.5	1757	$2,500	$1.42	15d	1	1.19mi
24463 John Adams Dr Plainfield, IL	3.0	2.5	1759	$2,650	$1.51	43d	1	1.41mi
24463 John Adams Dr Plainfield, IL	3.0	2.5	1759	$2,650	$1.51	23d	1	1.41mi

Listing history 50 events

1. 2026-08-08
   days on market $299,990 Active 662 DOM
2. 2026-08-06
   days on market $299,990 Active 660 DOM
3. 2026-08-05
   days on market $299,990 Active 659 DOM
4. 2026-08-04
   days on market $299,990 Active 658 DOM
5. 2026-08-03
   days on market $299,990 Active 657 DOM
6. 2026-07-31
   days on market $299,990 Active 654 DOM
7. 2026-07-30
   days on market $299,990 Active 652 DOM
8. 2026-07-28
   days on market $299,990 Active 651 DOM
9. 2026-07-26
   days on market $299,990 Active 649 DOM
10. 2026-07-24
    days on market $299,990 Active 647 DOM
11. 2026-07-23
    days on market $299,990 Active 646 DOM
12. 2026-07-22
    days on market $299,990 Active 645 DOM
13. 2026-07-21
    days on market $299,990 Active 644 DOM
14. 2026-07-20
    days on market $299,990 Active 643 DOM
15. 2026-07-18
    days on market $299,990 Active 641 DOM
16. 2026-07-18
    days on market $299,990 Active 640 DOM
17. 2026-07-16
    days on market $299,990 Active 639 DOM
18. 2026-07-15
    days on market $299,990 Active 638 DOM
19. 2026-07-14
    days on market $299,990 Active 637 DOM
20. 2026-07-13
    days on market $299,990 Active 636 DOM
21. 2026-07-13
    days on market $299,990 Active 635 DOM
22. 2026-07-11
    days on market $299,990 Active 634 DOM
23. 2026-07-10
    days on market $299,990 Active 633 DOM
24. 2026-07-09
    days on market $299,990 Active 632 DOM
25. 2026-07-07
    days on market $299,990 Active 630 DOM
26. 2026-07-06
    days on market $299,990 Active 629 DOM
27. 2026-07-06
    days on market $299,990 Active 628 DOM
28. 2026-07-05
    days on market $299,990 Active 627 DOM
29. 2026-07-03
    days on market $299,990 Active 626 DOM
30. 2026-07-02
    days on market $299,990 Active 625 DOM
31. 2026-07-01
    days on market $299,990 Active 624 DOM
32. 2026-06-30
    days on market $299,990 Active 623 DOM
33. 2026-06-29
    days on market $299,990 Active 622 DOM
34. 2026-06-28
    days on market $299,990 Active 621 DOM
35. 2026-06-27
    days on market $299,990 Active 620 DOM
36. 2026-06-26
    days on market $299,990 Active 619 DOM
37. 2026-06-24
    days on market $299,990 Active 617 DOM
38. 2026-06-22
    days on market $299,990 Active 615 DOM
39. 2026-06-21
    days on market $299,990 Active 614 DOM
40. 2026-06-18
    days on market $299,990 Active 611 DOM
41. 2026-06-17
    days on market $299,990 Active 610 DOM
42. 2026-06-16
    days on market $299,990 Active 609 DOM
43. 2026-06-15
    days on market $299,990 Active 608 DOM
44. 2026-06-13
    days on market $299,990 Active 606 DOM
45. 2026-06-13
    days on market $299,990 Active 605 DOM
46. 2026-06-09
    days on market $299,990 Active 602 DOM
47. 2026-06-08
    days on market $299,990 Active 601 DOM
48. 2026-06-07
    days on market $299,990 Active 600 DOM
49. 2026-06-04
    days on market $299,990 Active 597 DOM
50. 2026-06-03
    days on market $299,990 Active 596 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: $32,270
• − Mortgage interest: −$22,327
• − Property taxes: −$5,979
• − Insurance: −$1,993
• − Repairs & maintenance: −$2,582
• − Management: −$2,582
• − HOA: −$3,576
• − Depreciation: −$11,595
• Taxable loss: −$18,363
• Est. tax savings @ 24.0%: +$4,407
• After-tax cash flow: $-6,730/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

Good 80/100 None rehab

This thoughtfully designed ranch-style townhouse is in excellent condition with a modern kitchen and well-maintained exterior. It offers a great balance of comfort and functionality, making it an ideal option for those seeking both convenience and space. With minor updates, it can further enhance its value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding a smart home system — A smart home system can improve convenience and energy efficiency, attracting more buyers and renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers and renters. ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Lincoln Elementary F IL #503/2,056 Nat'l #22,595/41,679 Middle Richard Ira Jones Middle School F IL #182/665 Nat'l #7,206/14,009 High Plainfield Academy

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 County · 705,368 people
• City population: 75,140
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 27,306
• Household income: $108,304
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 3% 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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 13% Two or more races 10% Black 9% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Romanian 14% Subsaharan African 2% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 83% English-only · Spanish 8% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -85.39%
• Current HPI: 191.7581
• 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

-14.3% since first listed

13 events — show timeline

• 2026-03-31 Price Changed $299,990 Zillow
• 2026-03-28 Price Changed $357,990 Zillow
• 2026-03-05 Price Changed $299,990 Zillow
• 2025-11-05 Price Changed $357,990 Zillow
• 2025-08-29 Price Changed $355,990 Zillow
• 2025-07-11 Price Changed $345,990 Zillow
• 2025-06-17 Price Changed $342,990 Zillow
• 2025-06-09 Price Changed $341,990 Zillow
• 2025-05-01 Price Changed $339,990 Zillow
• 2025-03-21 Price Changed $336,990 Zillow
• 2025-03-11 Price Changed $331,990 Zillow
• 2025-03-06 Price Changed $329,990 Zillow
• 2024-10-15 Listed $349,990 Zillow