Alden Plan · Oswego, IL 60543

$325,990

2 bd · 2.0 ba · 1,474 sqft · SingleFamily · 710 Days on market

Excellent condition $178/mo HOA · 6% of rent ↓ 16% 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 +5.9/30.0
• Condition / age +5.0/5.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• 1% rule +1.8/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

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

Tags

• MODERN DESIGN
• OPEN LAYOUT

🏗️ New construction. The $325,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $419,820.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $326k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-820 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (12.3% below list).
• Recommended offer: $286k (12.3% 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); 358 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 60d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 $13k 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 710 days — a 12% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $61k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $286,004 (12.3% 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 710 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 3.95%
• Cash-on-cash: -8.37%
• DSCR: 0.63
• GRM: 12.2

CMA / ARV

• ARV (median comp): $419,820
• List price: $325,990
• Delta: -22.35%
• 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%)	0mo	$376,925	$256	92
739 Alberta Ave	0.14mi	3/2.0 (+1)	1,474 (0%)	2mo	$378,205	$257	87
712 Alberta Ave	0.14mi	2/2.0	1,474 (0%)	11mo	$379,990	$258	84
714 Alberta Ave	0.12mi	2/2.0	1,474 (0%)	14mo	$379,990	$258	83
741 Alberta Ave	0.15mi	2/2.0	1,573 (+7%)	1mo	$389,255	$247	81
740 Alberta Ave	0.15mi	2/2.0	1,573 (+7%)	2mo	$390,145	$248	80
721 Alberta Ave	0.08mi	3/2.0 (+1)	1,573 (+7%)	0mo	$406,055	$258	80
717 Alberta Ave	0.10mi	3/2.0 (+1)	1,573 (+7%)	0mo	$399,075	$254	79
730 Alberta Ave	0.15mi	2/2.0	1,573 (+7%)	6mo	$389,990	$248	77
735 Alberta Ave	0.12mi	3/2.0 (+1)	1,573 (+7%)	8mo	$379,990	$242	72
716 Alberta Ave	0.12mi	2/2.0	1,573 (+7%)	14mo	$399,990	$254	72
456 Bower Ln	0.30mi	3/2.5 (+1)	1,695 (+15%)	13mo	$440,990	$260	43

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: -29.3%
• Equity multiple: 0.01×
• Total profit: $-115,801
• Equity at exit: $62,596

10-year hold

• IRR: -23.9%
• Equity multiple: -0.27×
• Total profit: $-149,307
• Equity at exit: $36,298

Cash invested: $117,550 (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: 12 active · 19 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $417,515 ($247/sqft)
• Median days on market: 112 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +15.1% 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: 358
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,860 high
• Mortgage (P&I): −$2,202
• Tax est. 1.5%: −$525 /mo · $6,297/yr
• Insurance: −$175
• HOA: −$178
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $-820

Break-even live

Break-even rent $3,898

Max offer price $301,186

Occupancy floor —

Sensitivity live

Price	-10% $-530	-5% $-675	+0% $-820	+5% $-965	+10% $-1,110
Rent	-10% $-1,046	-5% $-933	+0% $-820	+5% $-707	+10% $-594
Rate	-1.0pp $-608	-0.5pp $-713	base $-820	+0.5pp $-929	+1.0pp $-1,039

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: $104,955
• Closing costs: $12,595
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Lakeshore Dr Unit 120 Oswego, IL	3.0	2.5	1500	$2,800	$1.87	0d	1	0.80mi
400 Gloria Ln Oswego, IL	3.0	3.0	1829	$2,495	$1.36	10d	1	1.04mi
137 Dorset Ave Oswego, IL	2.0	2.0	1395	$2,500	$1.79	42d	1	1.31mi
119 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,900	$1.86	92d	1	1.32mi
157 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,751	$1.76	92d	1	1.33mi
501 Vinca Ln Oswego, IL	3.0	2.0–2.5	1874	$3,300	$1.76	0d	12	1.37mi
182 Dorset Ave Oswego, IL	3.0	2.5	1747	$3,501	$2.00	59d	1	1.39mi
513 Vinca Ln Oswego, IL	3.0	2.0	1609	$3,000	$1.86	92d	1	1.40mi
517 Vinca Ln Oswego, IL	3.0	2.5	1747	$2,900	$1.66	92d	1	1.41mi
519 Vinca Ln Oswego, IL	3.0	2.5	1559	$2,700	$1.73	92d	1	1.41mi
519 Vinca Ln Oswego, IL	3.0	2.5	1559	$3,401	$2.18	59d	1	1.41mi
254 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,651	$1.70	92d	1	1.44mi
279 Dorset Ave Oswego, IL	3.0	2.0	1609	$4,000	$2.49	2d	1	1.47mi

Listing history 50 events

1. 2026-08-08
   days on market $325,990 Active 710 DOM
2. 2026-08-06
   days on market $325,990 Active 708 DOM
3. 2026-08-05
   days on market $325,990 Active 707 DOM
4. 2026-08-04
   days on market $325,990 Active 706 DOM
5. 2026-08-03
   days on market $325,990 Active 705 DOM
6. 2026-07-31
   days on market $325,990 Active 702 DOM
7. 2026-07-30
   days on market $325,990 Active 700 DOM
8. 2026-07-28
   days on market $325,990 Active 699 DOM
9. 2026-07-26
   days on market $325,990 Active 697 DOM
10. 2026-07-24
    days on market $325,990 Active 695 DOM
11. 2026-07-23
    days on market $325,990 Active 694 DOM
12. 2026-07-22
    days on market $325,990 Active 693 DOM
13. 2026-07-21
    days on market $325,990 Active 692 DOM
14. 2026-07-20
    days on market $325,990 Active 691 DOM
15. 2026-07-18
    days on market $325,990 Active 689 DOM
16. 2026-07-18
    days on market $325,990 Active 688 DOM
17. 2026-07-16
    days on market $325,990 Active 687 DOM
18. 2026-07-15
    days on market $325,990 Active 686 DOM
19. 2026-07-14
    days on market $325,990 Active 685 DOM
20. 2026-07-13
    days on market $325,990 Active 684 DOM
21. 2026-07-13
    days on market $325,990 Active 683 DOM
22. 2026-07-11
    days on market $325,990 Active 682 DOM
23. 2026-07-09
    days on market $325,990 Active 680 DOM
24. 2026-07-07
    days on market $325,990 Active 678 DOM
25. 2026-07-06
    days on market $325,990 Active 677 DOM
26. 2026-07-06
    days on market $325,990 Active 676 DOM
27. 2026-07-05
    days on market $325,990 Active 675 DOM
28. 2026-07-03
    days on market $325,990 Active 674 DOM
29. 2026-07-02
    days on market $325,990 Active 673 DOM
30. 2026-07-01
    days on market $325,990 Active 672 DOM
31. 2026-06-30
    days on market $325,990 Active 671 DOM
32. 2026-06-29
    days on market $325,990 Active 670 DOM
33. 2026-06-28
    days on market $325,990 Active 669 DOM
34. 2026-06-27
    days on market $325,990 Active 668 DOM
35. 2026-06-26
    days on market $325,990 Active 667 DOM
36. 2026-06-24
    days on market $325,990 Active 665 DOM
37. 2026-06-22
    days on market $325,990 Active 663 DOM
38. 2026-06-21
    days on market $325,990 Active 662 DOM
39. 2026-06-18
    days on market $325,990 Active 659 DOM
40. 2026-06-17
    days on market $325,990 Active 658 DOM
41. 2026-06-16
    days on market $325,990 Active 657 DOM
42. 2026-06-15
    days on market $325,990 Active 656 DOM
43. 2026-06-13
    days on market $325,990 Active 654 DOM
44. 2026-06-09
    days on market $325,990 Active 650 DOM
45. 2026-06-08
    days on market $325,990 Active 649 DOM
46. 2026-06-07
    days on market $325,990 Active 648 DOM
47. 2026-06-04
    days on market $325,990 Active 645 DOM
48. 2026-06-03
    days on market $325,990 Active 644 DOM
49. 2026-06-02
    days on market $325,990 Active 643 DOM
50. 2026-06-01
    days on market $325,990 Active 642 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

Taxation est. · year 1

• Rental income: $34,320
• − Mortgage interest: −$23,516
• − Property taxes: −$6,297
• − Insurance: −$2,099
• − Repairs & maintenance: −$2,746
• − Management: −$2,746
• − HOA: −$2,136
• − Depreciation: −$12,213
• Taxable loss: −$17,433
• Est. tax savings @ 24.0%: +$4,184
• After-tax cash flow: $-5,654/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

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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%

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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%

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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

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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

-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