Is Alden Plan in Oswego, IL a good investment?

CashFlowRE grades it F with a 4.1% cap rate and $-738/mo modeled cash flow at a $327,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for Alden Plan?

The modeled cap rate is 4.1% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,815/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 32.06

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 +6.2/30.0
Condition / age +5.0/5.0
Livability +4.0/5.0
Rent growth +3.6/5.0
Schools +3.2/10.0
1% rule +2.0/10.0
DSCR +0.5/10.0
Appreciation +0.0/10.0

$327,990

Alden Plan · Oswego, IL 60543

2 bd · 2.0 ba · 1,474 sqft · SingleFamily · 757 Days on market

Excellent condition $178/mo HOA · 6% of rent ↓ 16% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Welcome to the Alden plan available at Piper Glen in Oswego, IL! The home offers a total of around 1,500 square feet and features a modern, open design.

Key facts

Modern design
Open layout
2 garage spots

What this means for you Summary

Snapshot

This is a 2-bed/2.0-bath single-family listed at $328k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-738 ($-9k/yr) — negative.
To cash-flow at today's rent, offer at most $296k (9.7% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (14.2% below list).
Recommended offer: $281k (14.2% below list) — sets the bar for 1% rule.

Location & tenants

Location reads 81/100 on livability (#83 in IL, #1,366 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute 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.
Zoned schools: Southbury Elem School (math 33% / reading 39%, grade F, #503 of 2,056 statewide, top 25%, 581 students, 0% FRL); Traughber Jr High School (math 25% / reading 31%, grade F, #284 of 665 statewide, top 44%, 1,135 students, 0% FRL); Oswego High School (math 29% / reading 36%, grade F, #152 of 693 statewide, top 22%, 2,901 students, 0% FRL) — zoned schools average 0% FRL vs 20% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
Market conditions: Rents rising fast (+4.5%/yr); 393 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 89d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 706 units permitted in Kendall County in 2024 (263 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.
Kendall County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

It's been on market 757 days — a 12% lower offer ($289k) is reasonable based on typical stale-listing flexibility.
2 sale attempts since 2y ago; this cycle's ask has dropped $59k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $281,482 (14.2% below list)

Questions for the listing agent

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?
It's been on market 757 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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?
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.
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.
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: 0.70% ✗
Cap rate: 4.10%
Cash-on-cash: -7.85%
DSCR: 0.65
GRM: 11.9

CMA / ARV

ARV (median comp): $402,735
List price: $327,990
Delta: -18.56%
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
743 Alberta Ave	0.16mi	2/2.0	1,474 (0%)	2mo	$376,925	$256	91
748 Alberta Ave	0.19mi	2/2.0	1,474 (0%)	0mo	$363,765	$247	91
739 Alberta Ave	0.14mi	3/2.0 (+1)	1,474 (0%)	4mo	$378,205	$257	86
712 Alberta Ave	0.14mi	2/2.0	1,474 (0%)	12mo	$379,990	$258	83
741 Alberta Ave	0.15mi	2/2.0	1,573 (+7%)	2mo	$389,255	$247	80
740 Alberta Ave	0.15mi	2/2.0	1,573 (+7%)	4mo	$390,145	$248	78
721 Alberta Ave	0.08mi	3/2.0 (+1)	1,573 (+7%)	2mo	$406,055	$258	78
717 Alberta Ave	0.10mi	3/2.0 (+1)	1,573 (+7%)	2mo	$399,075	$254	78
730 Alberta Ave	0.15mi	2/2.0	1,573 (+7%)	8mo	$389,990	$248	76
745 Alberta Ave	0.17mi	3/2.0 (+1)	1,573 (+7%)	1mo	$383,375	$244	75
735 Alberta Ave	0.12mi	3/2.0 (+1)	1,573 (+7%)	9mo	$379,990	$242	71
456 Bower Ln	0.30mi	3/2.5 (+1)	1,695 (+15%)	15mo	$440,990	$260	42

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 · 4.47% rent growth · sell at horizon

5-year hold

IRR: -28.3%
Equity multiple: 0.04×
Total profit: $-107,856
Equity at exit: $60,049

10-year hold

IRR: -22.0%
Equity multiple: -0.21×
Total profit: $-135,925
Equity at exit: $34,821

Cash invested: $112,766 (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 · 23 under contract
Months of supply: 5.0 mo (20%/mo absorbed)
Median asking: $417,990 ($247/sqft)
Median days on market: 86 d
This list price: lowest-priced of the active set
ARV vs active asking: +10.5% above current asking $/sqft

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

ZIP-level market 60543

Home prices YoY: -30.3%
Rents YoY: 4.5%
Active inventory: 393
Price-to-rent: 9.7×

Monthly cashflow live

Estimated rent: $2,815 high interval (Pro) →
Mortgage (P&I): −$2,112
Tax est. 1.5%: −$503 /mo · $6,041/yr
Insurance: −$168
HOA: −$178
Lot rent: −$0
Vacancy / Maint / Mgmt: −$591
Net cashflow: $-738

Break-even live

Break-even rent $3,748

Max offer price $296,017

Occupancy floor —

Sensitivity live

Price	-10% $-459	-5% $-598	+0% $-738	+5% $-877	+10% $-1,016
Rent	-10% $-960	-5% $-849	+0% $-738	+5% $-626	+10% $-515
Rate	-1.0pp $-535	-0.5pp $-635	base $-738	+0.5pp $-842	+1.0pp $-948

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: $100,684
Closing costs: $12,082
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 Alberta Ave Oswego, IL	3.0	2.0	1800	$2,850	$1.58	36d	1	0.07mi
311 Dennis Ln Oswego, IL	2.0	2.0	1487	$3,000	$2.02	42d	1	0.10mi
615 Starling Cir Oswego, IL	2.0–4.0	2.5	1605	$2,551	$1.59	0d	14	0.59mi
120 Lakeshore Dr Unit 120 Oswego, IL	3.0	2.5	1500	$2,800	$1.87	47d	1	0.80mi
400 Gloria Ln Oswego, IL	3.0	3.0	1829	$2,495	$1.36	57d	1	1.04mi
532 Heritage Dr Oswego, IL	3.0	2.5	1350	$2,600	$1.93	20d	1	1.24mi
507 Victoria Ln Oswego, IL	3.0	2.5	1616	$2,840	$1.76	6d	1	1.29mi
137 Dorset Ave Oswego, IL	3.0	3.0	1559	$2,900	$1.86	6d	1	1.31mi
137 Dorset Ave Oswego, IL	2.0	2.0	1395	$2,500	$1.79	89d	1	1.31mi
119 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,900	$1.86	139d	1	1.32mi
157 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,751	$1.76	139d	1	1.33mi
182 Dorset Ave Oswego, IL	3.0	2.5	1747	$3,501	$2.00	106d	1	1.39mi
513 Vinca Ln Oswego, IL	3.0	2.0	1609	$3,000	$1.86	139d	1	1.40mi
517 Vinca Ln Oswego, IL	3.0	2.5	1747	$2,900	$1.66	139d	1	1.41mi
519 Vinca Ln Oswego, IL	3.0	2.5	1559	$3,401	$2.18	106d	1	1.41mi
519 Vinca Ln Oswego, IL	3.0	2.5	1559	$2,700	$1.73	139d	1	1.41mi
254 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,651	$1.70	139d	1	1.44mi
279 Dorset Ave Oswego, IL	3.0	2.0	1609	$4,000	$2.49	49d	1	1.47mi

Listing history 50 events

2026-09-24

days on market $327,990 Active 757 DOM
2026-09-23

days on market $327,990 Active 756 DOM
2026-09-22

days on market $327,990 Active 755 DOM
2026-09-21

days on market $327,990 Active 754 DOM
2026-09-20

days on market $327,990 Active 753 DOM
2026-09-19

days on market $327,990 Active 752 DOM
2026-09-18

days on market $327,990 Active 751 DOM
2026-09-17

days on market $327,990 Active 750 DOM
2026-09-16

days on market $327,990 Active 749 DOM
2026-09-15

days on market $327,990 Active 748 DOM
2026-09-14

days on market $327,990 Active 747 DOM
2026-09-13

days on market $327,990 Active 746 DOM
2026-09-12

days on market $327,990 Active 745 DOM
2026-09-11

days on market $327,990 Active 744 DOM
2026-09-05

days on market $327,990 Active 738 DOM
2026-09-04

days on market $327,990 Active 737 DOM
2026-09-02

days on market $327,990 Active 735 DOM
2026-08-31

days on market $327,990 Active 733 DOM
2026-08-30

days on market $327,990 Active 732 DOM
2026-08-29

days on market $327,990 Active 731 DOM
2026-08-28

days on market $327,990 Active 730 DOM
2026-08-27

days on market $327,990 Active 729 DOM
2026-08-25

pricedays on market $327,990 Active 727 DOM
2026-08-24

days on market $325,990 Active 726 DOM
2026-08-23

days on market $325,990 Active 725 DOM
2026-08-22

days on market $325,990 Active 724 DOM
2026-08-21

days on market $325,990 Active 723 DOM
2026-08-20

days on market $325,990 Active 722 DOM
2026-08-19

days on market $325,990 Active 721 DOM
2026-08-18

days on market $325,990 Active 720 DOM
2026-08-17

days on market $325,990 Active 719 DOM
2026-08-16

days on market $325,990 Active 718 DOM
2026-08-15

days on market $325,990 Active 717 DOM
2026-08-14

days on market $325,990 Active 716 DOM
2026-08-13

days on market $325,990 Active 715 DOM
2026-08-12

days on market $325,990 Active 714 DOM
2026-08-11

days on market $325,990 Active 713 DOM
2026-08-10

days on market $325,990 Active 712 DOM
2026-08-09

days on market $325,990 Active 711 DOM
2026-08-08

days on market $325,990 Active 710 DOM
2026-08-06

days on market $325,990 Active 708 DOM
2026-08-05

days on market $325,990 Active 707 DOM
2026-08-04

days on market $325,990 Active 706 DOM
2026-08-03

days on market $325,990 Active 705 DOM
2026-07-31

days on market $325,990 Active 702 DOM
2026-07-30

days on market $325,990 Active 700 DOM
2026-07-28

days on market $325,990 Active 699 DOM
2026-07-26

days on market $325,990 Active 697 DOM
2026-07-24

days on market $325,990 Active 695 DOM
2026-07-23

days on market $325,990 Active 694 DOM

ⓘ 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 ≥103°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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $33,778
− Mortgage interest: −$22,559
− Property taxes: −$6,041
− Insurance: −$2,014
− Repairs & maintenance: −$2,702
− Management: −$2,702
− HOA: −$2,136
− Depreciation: −$11,716
Taxable loss: −$16,093

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$3,862
After-tax cash flow: $-4,988/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 100/100 None rehab

This Alden plan home in Oswego, IL is in excellent condition with modern updates and a well-maintained exterior. It offers a great opportunity for a move-in-ready home with potential for further value enhancement.

Value-add opportunities

Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
Both Landscaping improvements — Enhances curb appeal and adds value ↑
Both Adding a smart home system — Improves energy efficiency and adds modern amenities ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Southbury Elem School F IL #503/2,056 Nat'l #22,595/41,679 Middle Traughber Jr High School F IL #284/665 Nat'l #9,545/14,009 High Oswego High School F IL #152/693 Nat'l #10,333/17,239

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

A Composite livability gradescore 81/100

Livability — Oswego

Score: 81/100
State rank: #83
US rank: #1366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County: Kendall County · 138,283 people
City population: 43,047
Metro: Chicago-Naperville-Elgin, IL-IN-WI
Population (ZIP): 43,047
Household income: $119,371
Rent vs Own: 13.4% rent · 86.6% own
Severe rent burden: 12% of renters

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: Majority White (64%)
Race & ethnicity: White 64% Hispanic / Latino 18% Two or more races 13% Black 10% Asian 4%
Hispanic origin (detail): Mexican 14% Puerto Rican 2%
Common ancestry: Romanian 7% Lithuanian 2% Italian 2%
Foreign-born: 13% · Canada
Languages at home: 79% English-only · Spanish 14% Other Indo-European 2% Russian/Polish/Slavic 2%

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: ▼ -91.42%
Current HPI: 210.3944
Rent YoY: ▲ 4.47%
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
#36 State Farm Insurance Bloomington $123.0B #66 Allstate Northbrook $64.1B #350 Old Republic International Chicago $9.2B #486 Kemper Chicago $5.2B
Consumer Goods	4	$87B
#117 Mondelez International Chicago $36.4B #138 Kraft Heinz Chicago $27.4B #237 Molson Coors Beverage Chicago $11.7B #219 Conagra Brands Chicago $11.6B
Industrial Machinery	3	$64B
#89 Deere & Company Moline $51.7B #360 Dover Downers Grove $8.5B #377 IDEX Lake Forest $3.3B
Healthcare	2	$55B
#107 Abbott Laboratories Abbott Park $40.1B #204 Baxter International Deerfield $15.2B
Retail / Pharmacy	1	$148B
#26 Walgreens Boots Alliance Deerfield $147.7B
Agriculture / Food	1	$86B
#50 Archer Daniels Midland Chicago $85.5B

Price history

-15.8% since first listed

13 events — show timeline

2026-05-10 Price Changed $325,990 Zillow
2026-04-02 Price Changed $415,990 Zillow
2026-02-28 Price Changed $414,990 Zillow
2026-02-12 Price Changed $413,990 Zillow
2025-11-25 Relisted — Zillow
2025-11-19 Delisted — Zillow
2025-11-05 Price Changed $433,990 Zillow
2025-08-29 Price Changed $431,990 Zillow
2025-07-03 Price Changed $421,990 Zillow
2025-03-21 Price Changed $401,990 Zillow
2025-03-06 Price Changed $391,990 Zillow
2025-01-02 Price Changed $389,990 Zillow
2024-08-21 Listed $386,990 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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