Is 844 Briar Glen Ct in Hampshire, IL a good investment?

CashFlowRE grades it D- with a 5.2% cap rate and $-281/mo modeled cash flow at a $295,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 844 Briar Glen Ct?

The modeled cap rate is 5.2% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,695/month, from CashFlowRE's rent model.

D- Composite 37.83

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).

ARV discount +10.8/15.0
Cash flow +8.2/30.0
1% rule +4.1/10.0
Condition / age +4.0/5.0
Livability +3.6/5.0
Rent growth +2.5/5.0
Schools +2.5/10.0
DSCR +2.2/10.0
Appreciation +0.0/10.0

$295,000

844 Briar Glen Ct · Hampshire, IL 60140

3 bd · 2.5 ba · 1,756 sqft · Townhouse · 9 Days on market

Built 2023 Good condition 1,180 sqft lot Garage $168/sqft · 7% below area Est $319k · 7% under $183/mo HOA · 7% of rent

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

Listing remarks

Welcome home to this 3 year old home in sought after Hampshire offering low maintenance living with tons of space! This stylish townhome offers the perfect modern design, comfort, and convenience you have been looking for. Featuring 3 bedrooms, 2.5 bathrooms, and a 2 car garage, and over 1,700 square feet, this home meets your needs. The bright and open main level is ideal for both everyday living and entertaining, with contemporary finishes and a seamless flow throughout. There is plenty of room to eat in the dining room and in the kitchen at the generous island. The kitchen also boasts stainless steel appliances, plenty of cabinetry, and a pantry.

Key facts

Generous island
Modern design
Natural light

What this means for you Summary

Snapshot

This is a 3-bed/2.5-bath townhouse listed at $295k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
To cash-flow at today's rent, offer at most $245k (16.8% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (8.6% below list).
Recommended offer: $245k (16.8% below list) — sets the bar for cash-flow.
Cap rate 5.2% vs local median 4.1% in Hampshire — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

Location reads 71/100 on livability (#350 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
CUSD 300 (suburban): math 24% / reading 27% proficiency, ranked #261 of 620 in IL (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
Zoned schools: Hampshire Elem School (math 22% / reading 17%, grade F, #1,054 of 2,056 statewide, top 54%, 434 students, 0% FRL); Hampshire Middle School (math 23% / reading 21%, grade F, #389 of 665 statewide, top 60%, 795 students, 0% FRL); Hampshire High School (math 30% / reading 35%, grade F, #152 of 693 statewide, top 22%, 1,938 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
Market conditions: 287 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,944 units permitted in Kane County in 2024 (357 in 5+ unit buildings).

Forward outlook

Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $245,414 (16.8% 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?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.91% ✗
Cap rate: 5.15%
Cash-on-cash: -4.08%
DSCR: 0.82
GRM: 9.1

CMA / ARV

ARV (median comp): $318,581
List price: $295,000
Delta: -2.69%
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
862 Briar Glen Ct	0.02mi	3/2.5	1,756 (0%)	2mo	$300,000	$171	98
884 Briar Glen Ct	0.05mi	3/2.5	1,756 (0%)	2mo	$329,990	$188	96
923 Briar Glen Ct	0.15mi	3/2.5	1,756 (0%)	2mo	$329,990	$188	91
885 Briar Glen Ct	0.14mi	3/2.5	1,756 (0%)	3mo	$319,990	$182	91
873 Briar Glen Ct	0.13mi	3/2.5	1,756 (0%)	3mo	$316,990	$181	91
919 Briar Glen Ct	0.15mi	3/2.5	1,756 (0%)	2mo	$319,990	$182	91
921 Briar Glen Ct	0.15mi	3/2.5	1,756 (0%)	3mo	$317,990	$181	91
901 Briar Glen Ct	0.15mi	3/2.5	1,756 (0%)	3mo	$319,990	$182	90
915 Briar Glen Ct	0.16mi	3/2.5	1,756 (0%)	3mo	$334,990	$191	90
1007 Briar Glen Ct	0.12mi	2/2.5 (-1)	1,579 (-10%)	3mo	$285,000	$180	70
887 Briar Glen Ct	0.14mi	2/2.5 (-1)	1,579 (-10%)	3mo	$289,990	$184	70
917 Briar Glen Ct	0.15mi	2/2.5 (-1)	1,579 (-10%)	2mo	$299,990	$190	70

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: -23.0%
Equity multiple: 0.21×
Total profit: $-65,411
Equity at exit: $43,985

10-year hold

IRR: -17.3%
Equity multiple: 0.04×
Total profit: $-78,888
Equity at exit: $25,506

Cash invested: $82,600 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 4 active · 3 under contract
Months of supply: 0.9 mo (117%/mo absorbed)
Median asking: $299,990 ($180/sqft)
Median days on market: 450 d
This list price: 50% of active listings are priced below it
ARV vs active asking: +1.0% vs current asking $/sqft

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

ZIP-level market 60140

Home prices YoY: -24.6%
Active inventory: 287
Price-to-rent: 9.1×

Monthly cashflow live

Estimated rent: $2,695 high interval (Pro) →
Mortgage (P&I): −$1,547
Tax from tax record: −$557 /mo · $6,681/yr
Insurance: −$123
HOA: −$183
Lot rent: −$0
Vacancy / Maint / Mgmt: −$566
Net cashflow: $-281

Break-even live

Break-even rent $3,050

Max offer price $245,414

Occupancy floor —

Sensitivity live

Price	-10% $-114	-5% $-197	+0% $-281	+5% $-364	+10% $-448
Rent	-10% $-494	-5% $-387	+0% $-281	+5% $-174	+10% $-68
Rate	-1.0pp $-132	-0.5pp $-206	base $-281	+0.5pp $-357	+1.0pp $-435

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: $73,750
Closing costs: $8,850
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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1059 Briar Glen Ct Hampshire, IL	2.0	2.5	1579	$2,350	$1.49	7d	1	0.09mi
1059 Briar Glen Ct Unit 1059 Hampshire, IL	2.0	2.5	1579	$2,400	$1.52	66d	1	0.09mi
1059 Briar Glen Ct Hampshire, IL	2.0	2.5	1579	$2,300	$1.46	0d	1	0.09mi
1059 Briar Glen Ct Hampshire, IL	2.0	2.5	1579	$2,350	$1.49	38d	1	0.09mi
863 Briar Glen Ct Unit 863 Hampshire, IL	3.0	2.5	1758	$2,595	$1.48	93d	1	0.10mi
179 Terrabrook Way Hampshire, IL	3.0–4.0	2.5	1828	$2,500	$1.37	0d	1	0.73mi
121 Terwilliger St Hampshire, IL	4.0	1.5	2024	$2,300	$1.14	9d	1	1.25mi

Property features AI

Finance

Other: Building contains 6 unitsLot dimensions approximately 20 x 59
HOA & community: Monthly association fee of $183HOA covers parking, exterior maintenance, lawn care, trash service, and snow removalManager off-sitePark included in association amenitiesPets not allowed

Exterior

Parking: Attached garage (garage owned) with 2 garage spacesAsphalt drivewayGarage door opener
Utilities: Public waterPublic sewer100 amp electric service
Home design: Attached single property (townhouse, 3+ stories)Model: GarfieldEntry level 1Fee simple ownership with HOABuilt 1-5 years agoSchool bus service available
Construction: Vinyl siding and stone exteriorAsphalt roofConcrete perimeter foundation
Exterior features: Balcony

Interior

Kitchen: Kitchen with eating area/breakfast bar and pantry
Bedrooms: 3 bedrooms (master on second level; two additional bedrooms on second level)
Flooring: Carpet in bedrooms and bonus room
Bathrooms: 2 full bathrooms1 half bathroom
Heating & cooling: Natural gas heatingCentral air conditioning
Interior features: Finished partial basement7 total roomsBonus room in basementLiving roomFamily roomDining room
Laundry & utility: In-unit laundry

Listing history 50 events

2026-08-08

days on market $295,000 Active 9 DOM
2026-08-06

days on market $295,000 Active 7 DOM
2026-08-05

days on market $295,000 Active 6 DOM
2026-08-04

days on market $295,000 Active 5 DOM
2026-08-03

days on market $295,000 Active 4 DOM
2026-07-31

pricedays on marketlisting id $295,000 Active 1 DOM
2026-07-30

days on market $300,000 Active 35 DOM
2026-07-30

days on market $300,000 Active 34 DOM
2026-07-28

days on market $300,000 Active 33 DOM
2026-07-26

days on market $300,000 Active 31 DOM
2026-07-24

days on market $300,000 Active 29 DOM
2026-07-23

days on market $300,000 Active 28 DOM
2026-07-22

days on market $300,000 Active 27 DOM
2026-07-21

days on market $300,000 Active 26 DOM
2026-07-20

days on market $300,000 Active 25 DOM
2026-07-18

days on market $300,000 Active 23 DOM
2026-07-18

pricedays on market $300,000 Active 22 DOM
2026-07-16

days on market $305,000 Active 21 DOM
2026-07-15

days on market $305,000 Active 20 DOM
2026-07-14

days on market $305,000 Active 19 DOM
2026-07-13

days on market $305,000 Active 18 DOM
2026-07-13

days on market $305,000 Active 17 DOM
2026-07-11

days on market $305,000 Active 16 DOM
2026-07-10

days on market $305,000 Active 15 DOM
2026-07-09

days on market $305,000 Active 14 DOM
2026-07-07

days on market $305,000 Active 12 DOM
2026-07-06

days on market $305,000 Active 11 DOM
2026-07-06

days on market $305,000 Active 10 DOM
2026-07-05

days on market $305,000 Active 9 DOM
2026-07-03

days on market $305,000 Active 8 DOM
2026-07-02

days on market $305,000 Active 7 DOM
2026-07-01

days on market $305,000 Active 6 DOM
2026-06-30

days on market $305,000 Active 5 DOM
2026-06-29

days on market $305,000 Active 4 DOM
2026-06-28

days on market $305,000 Active 3 DOM
2026-06-27

days on market $305,000 Active 2 DOM
2026-06-26

pricestatusdays on marketlisting id $305,000 Active 1 DOM
2026-06-22

days on market $310,000 Contingent - No Showings 60 DOM
2026-06-21

days on market $310,000 Contingent - No Showings 59 DOM
2026-06-18

days on market $310,000 Contingent - No Showings 56 DOM
2026-06-17

days on market $310,000 Contingent - No Showings 55 DOM
2026-06-16

days on market $310,000 Contingent - No Showings 54 DOM
2026-06-15

days on market $310,000 Contingent - No Showings 53 DOM
2026-06-13

days on market $310,000 Contingent - No Showings 51 DOM
2026-06-13

days on market $310,000 Contingent - No Showings 50 DOM
2026-06-09

days on market $310,000 Contingent - No Showings 47 DOM
2026-06-08

days on market $310,000 Contingent - No Showings 46 DOM
2026-06-07

days on market $310,000 Contingent - No Showings 45 DOM
2026-06-04

days on market $310,000 Contingent - No Showings 42 DOM
2026-06-03

days on market $310,000 Contingent - No Showings 41 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

Current annual tax: $6,681 · $557/mo
Projected year-2 tax: $6,689 · $557/mo
Expected delta: +$8/yr (+$1/mo · 0.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $32,339
− Mortgage interest: −$16,525
− Property taxes: −$6,681
− Insurance: −$1,475
− Repairs & maintenance: −$2,587
− Management: −$2,587
− HOA: −$2,196
− Depreciation: −$8,582
Taxable loss: −$8,294

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

Est. tax savings @ 24.0%: +$1,990
After-tax cash flow: $-1,378/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

Good 80/100 Cosmetic rehab Est. rehab $8,780–$26,340 screening

This nearly new townhome in Hampshire, IL, offers a good condition with minimal repairs needed. The exterior and interior are well-maintained, and updates like painting the siding and replacing the carpet can significantly boost its value.

Value-add opportunities

Resale Paint the exterior siding — Enhances curb appeal and value ↑
Rental Replace the carpet in the living areas — Improves comfort and reduces maintenance costs ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Hampshire Elem School F IL #1,054/2,056 Nat'l #33,738/41,679 Middle Hampshire Middle School F IL #389/665 Nat'l #11,208/14,009 High Hampshire High School F IL #152/693 Nat'l #10,333/17,239

Schools (NCES district)

District: CUSD 300
NCES district ID: 1708550
Math proficiency: 24% ▼ -12.00%
Reading proficiency: 27% ▼ -11.00%
Median HH income: $77,706
Composite: 25.12/100
National rank: #7524
State rank: #261 of 620 in IL

B Composite livability gradescore 71/100

Livability — Hampshire

Score: 71/100
State rank: #350
US rank: #7222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place: Hampshire, IL
County: Kane County · 559,449 people
City population: 22,689
Metro: Chicago-Naperville-Elgin, IL-IN-WI
Population (ZIP): 22,689
Household income: $111,241
Rent vs Own: 10.9% rent · 89.1% own
Severe rent burden: 14% of renters

Population outlook (Kane County) Hauer SSP2

Today (2025): 559,449 people
By 2030: 568,757 · +1.7%
By 2040: 575,969 · +3.0%
By 2050: 563,477 · +0.7%
By 2075: 492,321 · -12.0%
By 2100: 380,943 · -31.9%

Race, ethnicity, and origin ACS 2023

Neighborhood character: Predominantly White (70%)
Race & ethnicity: White 70% Hispanic / Latino 15% Two or more races 7% Asian 6% Black 5%
Hispanic origin (detail): Mexican 11%
Common ancestry: Romanian 12% Lithuanian 3% Italian 2%
Foreign-born: 11% · Canada, Jamaica
Languages at home: 83% English-only · Spanish 11% Russian/Polish/Slavic 2% Tagalog/Filipino 2%

Political lean MEDSL · Kane

2024 margin: Lean D (+9.4) · D 54.0% · R 44.6% · Other 1.4%
2008→2024 swing: -2.4pp toward R · 2008: 11.8pp · 2024: 9.4pp
All cycles: 2024: D+9.4 2020: D+14.4 2016: D+8.9 2012: D+0.9 2008: D+11.8

Not yet ingested

Civics: —

Market trends

HPI YoY: ▼ -71.68%
Current HPI: 219.0902
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
#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

-92.8% since first listed

6 events — show timeline

2026-07-16 Price Changed $300,000 MRED as Distributed by MLS Grid
2026-06-23 Listed $305,000 MRED as Distributed by MLS Grid
2026-05-17 Contingent — MRED as Distributed by MLS Grid
2026-05-13 Listing Removed — MRED as Distributed by MLS Grid
2026-04-23 Listed — MRED as Distributed by MLS Grid
2022-08-23 Sold (Public Records) $4,170,000 Public Records

Property tax history

+40.6%/yr

Latest (2025): $6,681 · +3.3% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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