Adventure Vantage 2401LL Plan · Des Plaines, IL 60016

$59,000

1 bd · 1.0 ba · 534 sqft · Manufactured · 305 Days on market

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Why this score? — see what drove the B 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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Adventure Vantage is a stylish 1-bedroom, 1-bath home that makes the most of every space. With cozy living and thoughtful upgrades, it's designed for comfort and convenience.

Key facts

• Listed 304 days

Property features AI

Finance

• Financial info: List price $59,000

Exterior

• Home design: New construction plan; Addressed in Des Plaines, IL
• Construction: Living area approximately 534 (plan size)
• Exterior features: Located on Adventure Vantage 2401LL Plan (model/home plan)

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Interior features: Plan: Adventure Vantage 2401LL

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.0% vs local median 3.5% in Des Plaines — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#58 in IL, #1,038 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• Maine Township Hsd 207 (suburban): math 34% / reading 39% proficiency, ranked #143 of 620 in IL (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 132 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 305 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 305 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.27% ✓
• Cap rate: 29.01%
• Cash-on-cash: 81.14%
• DSCR: 4.61
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.74% rent growth · sell at horizon

5-year hold

• IRR: 83.3%
• Equity multiple: 4.94×
• Total profit: $65,049
• Equity at exit: $8,797

10-year hold

• IRR: 87.0%
• Equity multiple: 10.87×
• Total profit: $162,985
• Equity at exit: $5,101

Cash invested: $16,520 (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 60016

• Rents YoY: 4.7%
• Active inventory: 132
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $1,117

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,158	-5% $1,137	+0% $1,117	+5% $1,097	+10% $1,076
Rent	-10% $965	-5% $1,041	+0% $1,117	+5% $1,193	+10% $1,269
Rate	-1.0pp $1,147	-0.5pp $1,132	base $1,117	+0.5pp $1,102	+1.0pp $1,086

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1509 Brown St Unit 11E Des Plaines, IL	1.0	1.0	700	$1,495	$2.14	4d	1	0.47mi
1425 Ellinwood St Des Plaines, IL	1.0–2.0	1.0–2.0	941	$2,389	$2.54	0d	16	0.67mi
677 S River Rd Unit 3F Des Plaines, IL	1.0	1.0	710	$1,620	$2.28	26d	1	0.74mi
1555 Ellinwood Ave Des Plaines, IL	2.0	1.0–2.0	887	$2,951	$3.33	25d	7	0.81mi
750 N Northwest Hwy Des Plaines, IL	3.0	1.0–2.0	1194	$2,428	$2.03	0d	12	0.86mi
880 Lee St Des Plaines, IL	2.0	1.0–2.0	865	$2,162	$2.50	19d	1	0.95mi
150 N East River Rd Des Plaines, IL	3.0	1.0–2.0	1008	$2,392	$2.37	0d	27	0.98mi
10020 Holly Ln Des Plaines, IL	1.0–2.0	1.0	700	$1,415	$2.02	0d	15	1.40mi

Listing history 15 events

1. 2026-06-21
   days on market $59,000 Active 305 DOM
2. 2026-06-18
   days on market $59,000 Active 302 DOM
3. 2026-06-17
   days on market $59,000 Active 301 DOM
4. 2026-06-16
   days on market $59,000 Active 300 DOM
5. 2026-06-15
   days on market $59,000 Active 299 DOM
6. 2026-06-13
   days on market $59,000 Active 297 DOM
7. 2026-06-13
   days on market $59,000 Active 296 DOM
8. 2026-06-09
   days on market $59,000 Active 293 DOM
9. 2026-06-08
   days on market $59,000 Active 292 DOM
10. 2026-06-07
    days on market $59,000 Active 291 DOM
11. 2026-06-04
    days on market $59,000 Active 288 DOM
12. 2026-06-03
    days on market $59,000 Active 287 DOM
13. 2026-06-02
    days on market $59,000 Active 286 DOM
14. 2026-06-01
    days on market $59,000 Active 285 DOM
15. 2026-05-31
    days on market $59,000 Active 284 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 ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,161
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$1,716
• Taxable income: $13,254
• Est. tax owed @ 24.0%: −$3,181
• After-tax cash flow: $10,223/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: Maine Township Hsd 207
• NCES district ID: 1724090
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $79,034
• Composite: 34.36/100
• National rank: #5220
• State rank: #143 of 620 in IL

Livability — Des Plaines

• Score: 83/100
• State rank: #58
• US rank: #1038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Des Plaines, IL
• County: Cook County · 4,486,803 people
• City population: 60,898
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 60,898
• Household income: $86,571
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 1719.0

Population outlook (Cook County) Hauer SSP2

• Today (2025): 5,347,519 people
• By 2030: 5,357,703 · +0.2%
• By 2040: 5,324,924 · -0.4%
• By 2050: 5,230,762 · -2.2%
• By 2075: 4,785,735 · -10.5%
• By 2100: 4,188,836 · -21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 52% Asian 22% Hispanic / Latino 17% Two or more races 10% Black 5%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Romanian 13% Subsaharan African 2% Scotch-Irish 2%
• Foreign-born: 38% · Canada, South Korea, China
• Languages at home: 49% English-only · Russian/Polish/Slavic 13% Other Indo-European 12% Spanish 11%

Political lean MEDSL · Cook

• 2024 margin: Solid D (+42.0) · D 70.4% · R 28.4% · Other 1.2%
• 2008→2024 swing: -11.4pp toward R · 2008: 53.4pp · 2024: 42.0pp
• All cycles: 2024: D+42.0 2020: D+50.3 2016: D+53.0 2012: D+49.4 2008: D+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -238.52%
• Current HPI: 223.0247
• Rent YoY: ▲ 4.74%
• 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