Westchester Plan · Aurora, IL 60503

$563,990

4 bd · 2.5 ba · 3,300 sqft · SingleFamily · 334 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 +6.8/30.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0

Listing remarks MLS

For bigger families, Westchester excels. An Everyday Entry® keeps backpacks and briefcases handy, but out of the way. A kitchen with dramatic island overlooks the entertaining area, with a walk-in pantry and Pulte Planning Center® in easy reach. Flex space off the foyer makes a great den and an upstairs loft offers a family retreat in your new home. Storage is a huge plus with an extra garage bay.

Key facts

• Upstairs loft
• Flex space
• Extra garage bay

Tags

• DRAMATIC ISLAND
• WALK-IN PANTRY
• PULTE PLANNING CENTER
• FLEX SPACE
• UPSTAIRS LOFT
• EXTRA GARAGE BAY

🏗️ New construction. The $563,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $633,444.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $564k.

Deal economics

• At list price, monthly cash flow is $-988 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $491k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $429k (23.9% below list).
• Recommended offer: $429k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.5% in Aurora — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).
• This rent runs 38% of the median local income ($137k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $68k of equity ($4k loan paydown + $63k appreciation (10.0% local appreciation)).
• Will County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$109k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 334 days — a 12% lower offer ($496k) is reasonable based on typical stale-listing flexibility.

Recommended offer $429,120 (23.9% 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 334 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.68% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.68%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $633,444
• List price: $563,990
• Delta: -10.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2973 Stonecrop Dr	0.25mi	4/2.5	3,155 (-4%)	16mo	$611,560	$194	68
3148 Peyton Cir	0.24mi	4/2.5	2,899 (-12%)	2mo	$637,992	$220	67
3213 Lincoln Prairie Blvd	0.37mi	4/3.5	3,300 (0%)	22mo	$761,377	$231	61
2959 Francis Ct	0.25mi	5/3.5 (+1)	3,031 (-8%)	18mo	$700,000	$231	51
3257 Lincoln Prairie Blvd	0.45mi	4/3.5	3,590 (+9%)	14mo	$957,042	$267	49
2935 Red Rose Rd	0.63mi	4/2.5	3,031 (-8%)	11mo	$677,500	$224	48
3161 Anthony St	0.40mi	5/3.5 (+1)	2,899 (-12%)	14mo	$695,000	$240	40
2462 Green Valley Ct	0.71mi	5/3.5 (+1)	3,137 (-5%)	12mo	$484,900	$155	40

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: 19.6%
• Equity multiple: 2.59×
• Total profit: $282,158
• Equity at exit: $570,656

10-year hold

• IRR: 18.0%
• Equity multiple: 5.96×
• Total profit: $880,500
• Equity at exit: $1,230,642

Cash invested: $177,364 (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: 11.0×

Monthly cashflow live

• Estimated rent: $4,291 high
• Mortgage (P&I): −$3,322
• Tax est. 1.5%: −$792 /mo · $9,502/yr
• Insurance: −$264
• HOA: −$0
• Vacancy / Maint / Mgmt: −$901
• Net cashflow: $-988

Break-even live

Break-even rent $5,541

Max offer price $490,545

Occupancy floor —

Sensitivity live

Price	-10% $-550	-5% $-769	+0% $-988	+5% $-1,206	+10% $-1,425
Rent	-10% $-1,327	-5% $-1,157	+0% $-988	+5% $-818	+10% $-649
Rate	-1.0pp $-669	-0.5pp $-826	base $-988	+0.5pp $-1,152	+1.0pp $-1,319

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: $158,361
• Closing costs: $19,003
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2557 Tahoe Ct Aurora, IL	3.0	2.5	3805	$2,050	$0.54	25d	1	0.93mi
3907 Nannyberry St Naperville, IL	4.0	3.5	4400	$6,800	$1.55	44d	1	1.15mi
2036 Antietam Ct Aurora, IL	4.0	2.5	2345	$3,450	$1.47	3d	1	1.19mi
3628 Birch Ln Naperville, IL	4.0	2.5	2697	$4,200	$1.56	15d	1	1.25mi
3484 Birch Ln Naperville, IL	3.0	4.0	3600	$4,270	$1.19	11d	1	1.35mi
3436 Birch Ln Naperville, IL	4.0	3.0	3393	$4,395	$1.30	11d	1	1.41mi
159 Chapin Way Oswego, IL	4.0	3.5	2415	$3,500	$1.45	19d	1	1.44mi

Listing history 20 events

1. 2026-06-18
   days on market $563,990 Active 334 DOM
2. 2026-06-17
   days on market $563,990 Active 333 DOM
3. 2026-06-16
   days on market $563,990 Active 332 DOM
4. 2026-06-15
   days on market $563,990 Active 331 DOM
5. 2026-06-13
   days on market $563,990 Active 329 DOM
6. 2026-06-09
   days on market $563,990 Active 325 DOM
7. 2026-06-08
   days on market $563,990 Active 324 DOM
8. 2026-06-07
   days on market $563,990 Active 323 DOM
9. 2026-06-04
   days on market $563,990 Active 320 DOM
10. 2026-06-03
    days on market $563,990 Active 319 DOM
11. 2026-06-02
    days on market $563,990 Active 318 DOM
12. 2026-06-01
    days on market $563,990 Active 317 DOM
13. 2026-05-31
    days on market $563,990 Active 316 DOM
14. 2026-04-03
    price $563,990 408-char remark

    Show marketing remark (408 chars)

    For bigger families, Westchester excels. An Everyday Entry® keeps backpacks and briefcases handy, but out of the way. A kitchen with dramatic island overlooks the entertaining area, with a walk-in pantry and Pulte Planning Center® in easy reach. Flex space off the foyer makes a great den and an upstairs loft offers a family retreat in your new home. Storage is a huge plus with an extra garage bay.

15. 2026-02-04
    price $561,990 408-char remark

    Show marketing remark (408 chars)

    For bigger families, Westchester excels. An Everyday Entry® keeps backpacks and briefcases handy, but out of the way. A kitchen with dramatic island overlooks the entertaining area, with a walk-in pantry and Pulte Planning Center® in easy reach. Flex space off the foyer makes a great den and an upstairs loft offers a family retreat in your new home. Storage is a huge plus with an extra garage bay.

16. 2025-12-24
    price $559,990 408-char remark

    Show marketing remark (408 chars)

    For bigger families, Westchester excels. An Everyday Entry® keeps backpacks and briefcases handy, but out of the way. A kitchen with dramatic island overlooks the entertaining area, with a walk-in pantry and Pulte Planning Center® in easy reach. Flex space off the foyer makes a great den and an upstairs loft offers a family retreat in your new home. Storage is a huge plus with an extra garage bay.

17. 2025-12-04
    price $555,990 408-char remark

    Show marketing remark (408 chars)

    For bigger families, Westchester excels. An Everyday Entry® keeps backpacks and briefcases handy, but out of the way. A kitchen with dramatic island overlooks the entertaining area, with a walk-in pantry and Pulte Planning Center® in easy reach. Flex space off the foyer makes a great den and an upstairs loft offers a family retreat in your new home. Storage is a huge plus with an extra garage bay.

18. 2025-09-26
    price $554,990 408-char remark

    Show marketing remark (408 chars)

    For bigger families, Westchester excels. An Everyday Entry® keeps backpacks and briefcases handy, but out of the way. A kitchen with dramatic island overlooks the entertaining area, with a walk-in pantry and Pulte Planning Center® in easy reach. Flex space off the foyer makes a great den and an upstairs loft offers a family retreat in your new home. Storage is a huge plus with an extra garage bay.

19. 2025-09-04
    price $552,990 408-char remark

    Show marketing remark (408 chars)

    For bigger families, Westchester excels. An Everyday Entry® keeps backpacks and briefcases handy, but out of the way. A kitchen with dramatic island overlooks the entertaining area, with a walk-in pantry and Pulte Planning Center® in easy reach. Flex space off the foyer makes a great den and an upstairs loft offers a family retreat in your new home. Storage is a huge plus with an extra garage bay.

20. 2025-07-19
    listed $550,990 Active 408-char remark

    Show marketing remark (408 chars)

    For bigger families, Westchester excels. An Everyday Entry® keeps backpacks and briefcases handy, but out of the way. A kitchen with dramatic island overlooks the entertaining area, with a walk-in pantry and Pulte Planning Center® in easy reach. Flex space off the foyer makes a great den and an upstairs loft offers a family retreat in your new home. Storage is a huge plus with an extra garage bay.

ⓘ 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: $51,494
• − Mortgage interest: −$35,483
• − Property taxes: −$9,502
• − Insurance: −$3,167
• − Repairs & maintenance: −$4,120
• − Management: −$4,120
• − Depreciation: −$18,427
• Taxable loss: −$23,324
• Est. tax savings @ 24.0%: +$5,598
• After-tax cash flow: $-6,253/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 (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%

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 · 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: ▲ 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

+2.4% since first listed

7 events — show timeline

• 2026-04-03 Price Changed $563,990 Zillow
• 2026-02-04 Price Changed $561,990 Zillow
• 2025-12-24 Price Changed $559,990 Zillow
• 2025-12-04 Price Changed $555,990 Zillow
• 2025-09-26 Price Changed $554,990 Zillow
• 2025-09-04 Price Changed $552,990 Zillow
• 2025-07-19 Listed $550,990 Zillow