Portsmouth Plan · Yorkville, IL 60560

$333,990

4 bd · 2.5 ba · 1,845 sqft · Townhouse · 329 Days on market

Good condition

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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).

• Cash flow +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Portsmouth plan, a two-story townhome plan featured in Grande Reserve in Yorkville, IL that offers a perfect blend of modern design and functional living. With 3 spacious bedrooms, 2.5 bathrooms, and a 2-car garage, this home is ideal for families or anyone looking for a versatile and expansive living space in a well-connected community. Upon entering, you'll be welcomed by a long foyer that will lead you to over 1,845 square feet of living space. The living area is open concept, where your kitchen, great room, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features classic cabinetry, quartz countertops, large island, and stainless-steel appliances. You'll never be too far from the action with the living and dining area right there. Upstairs, the primary bedroom is completed with an en-suite bathroom featuring a dual vanity sink and a spacious walk-in closet for optimal organization and storage space. The upper level also includes two additional bedrooms, a full bathroom, and a laundry room, providing the perfect balance of privacy and functionality. All D. R. Horton homes come with an industry-leading suite of smart home products that keep you connected with the people and place you value most.

Key facts

• Quartz countertops
• Large island
• Two story townhome

Tags

• TWO STORY TOWNHOME
• OPEN CONCEPT LIVING AREA
• KITCHEN FEATURES CABINETRY
• QUARTZ COUNTERTOPS
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES

🏗️ New construction. The $333,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $328,490.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $334k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (9.0% below list).
• Recommended offer: $294k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.0% in Yorkville — 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 86/100 on livability (#25 in IL, #458 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• Yorkville CUSD 115 (suburban): math 34% / reading 42% proficiency, ranked #131 of 620 in IL (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Grande Reserve Elem Sch (math 39% / reading 46%, grade F, #329 of 2,056 statewide, top 16%, 645 students, 0% FRL); Yorkville Middle School (math 33% / reading 47%, grade F, #140 of 665 statewide, top 22%, 1,105 students, 0% FRL); Yorkville High School (math 32% / reading 39%, grade F, #121 of 693 statewide, top 18%, 2,118 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: 208 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 706 units permitted in Kendall County in 2024 (263 in 5+ unit buildings).
• This rent runs 33% of the median local income ($110k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 329 days — a 12% lower offer ($294k) is reasonable based on typical stale-listing flexibility.

Recommended offer $293,911 (12.0% below list)

Questions for the listing agent

1. It's been on market 329 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. 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?
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: 0.93% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $328,490
• List price: $333,990
• Delta: 1.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3532 Richardson Cir	0.05mi	4/2.5	1,845 (0%)	2mo	$359,990	$195	96
3537 Richardson Cir	0.08mi	4/2.5	1,845 (0%)	1mo	$357,990	$194	96
3531 Richardson Cir	0.08mi	3/2.5 (-1)	1,845 (0%)	1mo	$347,990	$189	90
3538 Richardson Cir	0.06mi	3/2.5 (-1)	1,845 (0%)	3mo	$350,990	$190	90
3783 Bailey Rd	0.32mi	4/2.5	1,785 (-3%)	4mo	$292,500	$164	76
3504 Richardson Cir	0.01mi	3/2.5 (-1)	1,665 (-10%)	3mo	$319,990	$192	76
3514 Richardson Cir	0.03mi	3/2.5 (-1)	1,665 (-10%)	3mo	$319,990	$192	74
3533 Richardson Cir	0.08mi	3/2.5 (-1)	1,665 (-10%)	1mo	$324,990	$195	74
3536 Richardson Cir	0.05mi	3/2.5 (-1)	1,665 (-10%)	3mo	$324,990	$195	74
3726 Bissel Dr	0.29mi	3/2.5 (-1)	1,758 (-5%)	2mo	$311,500	$177	72
2271 Beresford Dr	0.44mi	3/2.5 (-1)	1,785 (-3%)	3mo	$280,000	$157	67
2261 Beresford Dr	0.44mi	3/2.5 (-1)	1,657 (-10%)	1mo	$288,000	$174	57

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-44,779
• Equity at exit: $48,979

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-27,985
• Equity at exit: $28,402

Cash invested: $91,977 (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 60560

• Active inventory: 208
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,041 high
• Mortgage (P&I): −$1,723
• Tax est. 1.5%: −$411 /mo · $4,927/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $132

Break-even live

Break-even rent $2,874

Max offer price $328,490

Occupancy floor 91%

Sensitivity live

Price	-10% $359	-5% $245	+0% $132	+5% $18	+10% $-95
Rent	-10% $-108	-5% $12	+0% $132	+5% $252	+10% $372
Rate	-1.0pp $297	-0.5pp $216	base $132	+0.5pp $47	+1.0pp $-40

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: $82,122
• Closing costs: $9,855
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3806 Bissel Dr Yorkville, IL	3.0	2.5	1758	$2,800	$1.59	0d	1	0.31mi
3783 Bailey Rd Yorkville, IL	4.0	2.5	1470	$2,600	$1.77	22d	1	0.32mi
3783 Bailey Rd Unit 3783 Yorkville, IL	4.0	2.5	1470	$2,600	$1.77	26d	1	0.32mi
2733 Berrywood Ln Yorkville, IL	4.0	2.5	2600	$3,000	$1.15	19d	1	0.36mi
2733 Berrywood Ln Yorkville, IL	4.0	2.5	2600	$3,600	$1.38	0d	1	0.36mi
3233 Lehman Xing Yorkville, IL	4.0	2.5	2051	$3,095	$1.51	15d	1	0.39mi
11 Cross St Bristol, IL	3.0	1.0	1402	$2,000	$1.43	24d	1	1.24mi

Listing history 20 events

1. 2026-06-21
   days on market $333,990 Active 329 DOM
2. 2026-06-18
   days on market $333,990 Active 326 DOM
3. 2026-06-17
   days on market $333,990 Active 325 DOM
4. 2026-06-16
   days on market $333,990 Active 324 DOM
5. 2026-06-15
   days on market $333,990 Active 323 DOM
6. 2026-06-13
   days on market $333,990 Active 321 DOM
7. 2026-06-13
   days on market $333,990 Active 320 DOM
8. 2026-06-09
   days on market $333,990 Active 317 DOM
9. 2026-06-08
   days on market $333,990 Active 316 DOM
10. 2026-06-08
    days on market $333,990 Active 315 DOM
11. 2026-06-04
    days on market $333,990 Active 312 DOM
12. 2026-06-03
    days on market $333,990 Active 311 DOM
13. 2026-06-02
    days on market $333,990 Active 310 DOM
14. 2026-06-01
    days on market $333,990 Active 309 DOM
15. 2026-05-31
    days on market $333,990 Active 308 DOM
16. 2026-02-19
    price $333,990 1288-char remark

    Show marketing remark (1288 chars)

    Introducing the Portsmouth plan, a two-story townhome plan featured in Grande Reserve in Yorkville, IL that offers a perfect blend of modern design and functional living. With 3 spacious bedrooms, 2.5 bathrooms, and a 2-car garage, this home is ideal for families or anyone looking for a versatile and expansive living space in a well-connected community. Upon entering, you'll be welcomed by a long foyer that will lead you to over 1,845 square feet of living space. The living area is open concept, where your kitchen, great room, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features classic cabinetry, quartz countertops, large island, and stainless-steel appliances. You'll never be too far from the action with the living and dining area right there. Upstairs, the primary bedroom is completed with an en-suite bathroom featuring a dual vanity sink and a spacious walk-in closet for optimal organization and storage space. The upper level also includes two additional bedrooms, a full bathroom, and a laundry room, providing the perfect balance of privacy and functionality. All D. R. Horton homes come with an industry-leading suite of smart home products that keep you connected with the people and place you value most.

17. 2026-02-05
    price $332,990 1288-char remark

    Show marketing remark (1288 chars)

    Introducing the Portsmouth plan, a two-story townhome plan featured in Grande Reserve in Yorkville, IL that offers a perfect blend of modern design and functional living. With 3 spacious bedrooms, 2.5 bathrooms, and a 2-car garage, this home is ideal for families or anyone looking for a versatile and expansive living space in a well-connected community. Upon entering, you'll be welcomed by a long foyer that will lead you to over 1,845 square feet of living space. The living area is open concept, where your kitchen, great room, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features classic cabinetry, quartz countertops, large island, and stainless-steel appliances. You'll never be too far from the action with the living and dining area right there. Upstairs, the primary bedroom is completed with an en-suite bathroom featuring a dual vanity sink and a spacious walk-in closet for optimal organization and storage space. The upper level also includes two additional bedrooms, a full bathroom, and a laundry room, providing the perfect balance of privacy and functionality. All D. R. Horton homes come with an industry-leading suite of smart home products that keep you connected with the people and place you value most.

18. 2026-01-22
    price $331,990 1288-char remark

    Show marketing remark (1288 chars)

    Introducing the Portsmouth plan, a two-story townhome plan featured in Grande Reserve in Yorkville, IL that offers a perfect blend of modern design and functional living. With 3 spacious bedrooms, 2.5 bathrooms, and a 2-car garage, this home is ideal for families or anyone looking for a versatile and expansive living space in a well-connected community. Upon entering, you'll be welcomed by a long foyer that will lead you to over 1,845 square feet of living space. The living area is open concept, where your kitchen, great room, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features classic cabinetry, quartz countertops, large island, and stainless-steel appliances. You'll never be too far from the action with the living and dining area right there. Upstairs, the primary bedroom is completed with an en-suite bathroom featuring a dual vanity sink and a spacious walk-in closet for optimal organization and storage space. The upper level also includes two additional bedrooms, a full bathroom, and a laundry room, providing the perfect balance of privacy and functionality. All D. R. Horton homes come with an industry-leading suite of smart home products that keep you connected with the people and place you value most.

19. 2025-07-28
    price $330,990 1288-char remark

    Show marketing remark (1288 chars)

    Introducing the Portsmouth plan, a two-story townhome plan featured in Grande Reserve in Yorkville, IL that offers a perfect blend of modern design and functional living. With 3 spacious bedrooms, 2.5 bathrooms, and a 2-car garage, this home is ideal for families or anyone looking for a versatile and expansive living space in a well-connected community. Upon entering, you'll be welcomed by a long foyer that will lead you to over 1,845 square feet of living space. The living area is open concept, where your kitchen, great room, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features classic cabinetry, quartz countertops, large island, and stainless-steel appliances. You'll never be too far from the action with the living and dining area right there. Upstairs, the primary bedroom is completed with an en-suite bathroom featuring a dual vanity sink and a spacious walk-in closet for optimal organization and storage space. The upper level also includes two additional bedrooms, a full bathroom, and a laundry room, providing the perfect balance of privacy and functionality. All D. R. Horton homes come with an industry-leading suite of smart home products that keep you connected with the people and place you value most.

20. 2025-07-27
    listed $329,990 Active 1288-char remark

    Show marketing remark (1288 chars)

    Introducing the Portsmouth plan, a two-story townhome plan featured in Grande Reserve in Yorkville, IL that offers a perfect blend of modern design and functional living. With 3 spacious bedrooms, 2.5 bathrooms, and a 2-car garage, this home is ideal for families or anyone looking for a versatile and expansive living space in a well-connected community. Upon entering, you'll be welcomed by a long foyer that will lead you to over 1,845 square feet of living space. The living area is open concept, where your kitchen, great room, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features classic cabinetry, quartz countertops, large island, and stainless-steel appliances. You'll never be too far from the action with the living and dining area right there. Upstairs, the primary bedroom is completed with an en-suite bathroom featuring a dual vanity sink and a spacious walk-in closet for optimal organization and storage space. The upper level also includes two additional bedrooms, a full bathroom, and a laundry room, providing the perfect balance of privacy and functionality. All D. R. Horton homes come with an industry-leading suite of smart home products that keep you connected with the people and place you value most.

ⓘ 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: $36,487
• − Mortgage interest: −$18,401
• − Property taxes: −$4,927
• − Insurance: −$1,642
• − Repairs & maintenance: −$2,919
• − Management: −$2,919
• − Depreciation: −$9,556
• Taxable loss: −$3,877
• Est. tax savings @ 24.0%: +$931
• After-tax cash flow: $2,514/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 · 1 photo

Good 80/100 None rehab

This Portsmouth plan townhome in Yorkville, IL is in excellent condition with modern design and functional living space. It is move-in ready with minimal updates needed to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers.
• Resale Bathroom fixtures — Upgraded fixtures can attract more buyers and renters.
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and reduces utility costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Bathroom fixtures — Upgraded fixtures can attract more buyers and renters. ↑
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and reduces utility costs for tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Yorkville CUSD 115
• NCES district ID: 1743960
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $84,742
• Composite: 36.13/100
• National rank: #4746
• State rank: #131 of 620 in IL

Livability — Yorkville

• Score: 86/100
• State rank: #25
• US rank: #458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yorkville, IL
• County: Kendall County · 71,842 people
• City population: 28,795
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 28,795
• Household income: $110,326
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 224.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 18% Two or more races 11% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 7% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 84% English-only · Spanish 12% Other Indo-European 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: ▼ -122.51%
• Current HPI: 208.8709
• 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

+1.2% since first listed

5 events — show timeline

• 2026-02-19 Price Changed $333,990 Zillow
• 2026-02-05 Price Changed $332,990 Zillow
• 2026-01-22 Price Changed $331,990 Zillow
• 2025-07-28 Price Changed $330,990 Zillow
• 2025-07-27 Listed $329,990 Zillow