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6717 Applegate Dr
D- Composite 35.18
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 +9.0/15.0
  • Cash flow +7.9/30.0
  • Condition / age +4.0/5.0
  • Livability +3.9/5.0
  • Rent growth +3.6/5.0
  • 1% rule +2.5/10.0
  • Schools +2.2/10.0
  • DSCR +2.0/10.0
  • Appreciation +0.0/10.0

$441,990

6717 Applegate Dr · Joliet, IL 60586
4 bd · 2.5 ba · 2,051 sqft · SingleFamily · 52 Days on market
Built 2026 Good condition 8,250 sqft lot Garage $215/sqft · at area comps Est $458k · at est. $31/mo HOA · 1% of rent ↓ 1% since listing

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

Listing remarks MLS

Discover yourself at 6717 Applegate Drive Plainfield, Illinois, a beautiful new home in our Whisper Glen community. This home will be ready for a Fall move-in! This homesite includes beautiful stone on the front of the home as well as on the garage and fully sodded yard. The Bellamy Plan offers 2051 square feet, 2 story, 4 bedrooms, 2.5 baths, 9-foot ceilings on first floor, and full basement. Entertaining will be easy in this open-concept kitchen and family room layout with a large island and an overhang for stools and designer shaker cabinetry. Additionally, the kitchen features a walk-in pantry, modern stainless-steel appliances, quartz countertops, and easy-to-maintain luxury vinyl plank flooring. Enjoy your private getaway with your large primary bedroom and en suite bathroom with a raised height dual sink, quartz top vanity, and walk-in shower with spacious walk-in closet. Convenient 2nd floor laundry room, 3 additional bedrooms with a full second bath and a linen closet complete the second floor. All D. R. Horton Chicago homes include our America's Smart Home® Technology, featuring a smart video doorbell, smart Honeywell thermostat, smart door lock, Deako smart light switches and more. Photos are of similar home and model home. Actual home built may vary.

Key facts

  • Open great room
  • Turnback staircase
  • Study flex room

Tags

WHISPER GLEN COMMUNITYSTUDY FLEX ROOMDESIGNER CABINETRYCENTER ISLANDOPEN GREAT ROOMTURNBACK STAIRCASE

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 4-bed/2.5-bath single-family listed at $442k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-466 ($-6k/yr) — negative.
  • To cash-flow at today's rent, offer at most $375k (15.3% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $332k (25.0% below list).
  • Recommended offer: $332k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

  • Location reads 78/100 on livability (#153 in IL, #2,772 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A; Watch: amenities C-, health & safety C-.
  • Plainfield SD 202 (suburban): math 25% / reading 32% proficiency, ranked #213 of 620 in IL (top 34%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 17% free/reduced lunch — higher-income household profile.
  • Zoned schools: Charles Reed Elementary Sch (math 16% / reading 23%, grade F, #1,054 of 2,056 statewide, top 54%, 593 students, 0% FRL); Aux Sable Middle Sch (math 18% / reading 32%, grade F, #327 of 665 statewide, top 50%, 855 students, 0% FRL); Plainfield South High School (math 21% / reading 25%, grade F, #312 of 693 statewide, top 46%, 2,411 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: Rents rising fast (+4.3%/yr); 166 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).
  • This rent runs 30% of the median local income ($132k/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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
  • Will County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

  • It's been on market 52 days — a 3% lower offer ($429k) is reasonable based on typical stale-listing flexibility.
  • 3 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 $331,557 (25.0% 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 52 days. Have you received any prior offers? Is the seller open to a 25% 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. 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
0.75%
Cap rate
5.03%
Cash-on-cash
-4.52%
DSCR
0.80
GRM
11.1

CMA / ARV

ARV (median comp)
$457,718
List price
$441,990
Delta
-2.78%
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
6704 Buchanan Cir 0.10mi 4/2.5 2,051 (0%) 0mo $466,990 $228 95
6702 Buchanan Cir 0.10mi 4/2.5 2,051 (0%) 1mo $461,990 $225 95
1909 Cumberland Dr 0.25mi 4/1.5 1,941 (-5%) 2mo $395,000 $204 74
6706 Buchanan Cir 0.09mi 4/2.5 2,356 (+15%) 1mo $486,890 $207 70
1809 Overland Dr 0.06mi 4/2.5 2,356 (+15%) 2mo $474,990 $202 70
1819 Legacy Pointe Blvd 0.12mi 4/2.5 2,356 (+15%) 2mo $461,990 $196 68
1915 Winger Dr 0.30mi 3/2.5 (-1) 1,832 (-11%) 1mo $425,000 $232 63
1811 Cumberland Dr 0.20mi 3/1.5 (-1) 1,832 (-11%) 2mo $393,500 $215 62
6413 Silver Ridge Dr 0.42mi 3/3.5 (-1) 1,916 (-7%) 0mo $395,000 $206 60
7221 Applegate Ct 0.56mi 3/2.5 (-1) 1,900 (-7%) 1mo $400,000 $211 55
1801 Caton Ridge Dr 0.72mi 3/2.5 (-1) 1,952 (-5%) 0mo $390,000 $200 53
1730 Kenicott Ct 0.69mi 4/3.0 1,798 (-12%) 1mo $377,000 $210 44

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 · 4.29% rent growth · sell at horizon

5-year hold
IRR
-22.5%
Equity multiple
0.22×
Total profit
$-96,886
Equity at exit
$65,902
10-year hold
IRR
-13.7%
Equity multiple
0.16×
Total profit
$-103,957
Equity at exit
$38,215

Cash invested: $123,757 (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.
Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
19 active · 46 under contract
Months of supply
1.7 mo (60%/mo absorbed)
Median asking
$424,000 ($206/sqft)
Median days on market
18 d
This list price
58% of active listings are priced below it
ARV vs active asking
+8.5% vs current asking $/sqft

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

ZIP-level market 60586

Home prices YoY
-33.7%
Rents YoY
4.3%
Active inventory
166
Price-to-rent
11.1×

Monthly cashflow live

Estimated rent
$3,316 high interval (Pro) →
Mortgage (P&I)
$2,318
Tax est. 1.5%
$552 /mo · $6,630/yr
Insurance
$184
HOA
$31
Vacancy / Maint / Mgmt
$696
Net cashflow
$-466

Break-even live

Break-even rent $3,906
Max offer price $374,531
Occupancy floor

Sensitivity live

Price -10% $-161 -5% $-313 +0% $-466 +5% $-619 +10% $-772
Rent -10% $-728 -5% $-597 +0% $-466 +5% $-335 +10% $-204
Rate -1.0pp $-244 -0.5pp $-354 base $-466 +0.5pp $-581 +1.0pp $-697

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
$110,498
Closing costs
$13,260
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 24 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
1812 Cumberland Dr Plainfield, IL 4.0 2.0 2506 $3,379 $1.35 0d 1 0.18mi
6802 Daly Ln Plainfield, IL 4.0 2.5 2356 $3,400 $1.44 66d 1 0.19mi
6906 Townsend Blvd Plainfield, IL 3.0 2.0 1528 $2,700 $1.77 68d 1 0.31mi
2105 Three Forks Dr Plainfield, IL 3.0 2.0 1528 $2,631 $1.72 42d 1 0.36mi
7001 Grantham Dr Joliet, IL 3.0 2.0 1944 $7,630 $3.92 20d 1 0.53mi
2042 Legacy Pointe Blvd Plainfield, IL 4.0 2.5 2900 $3,700 $1.28 93d 1 0.54mi
7005 Manchester Dr Plainfield, IL 3.0 2.5 1906 $2,900 $1.52 0d 1 0.58mi
2309 Gustave Ln Plainfield, IL 3.0 1.5 1645 $1,455 $0.88 19d 1 0.70mi
2213 Carpenter Ave Plainfield, IL 3.0 2.5 1540 $2,700 $1.75 0d 1 0.77mi
2311 Carpenter Ave #2311 Plainfield, IL 3.0 2.5 1800 $2,700 $1.50 23d 1 0.84mi
7307 Ashbrook Ln Plainfield, IL 3.0 2.5 1916 $2,950 $1.54 7d 1 0.85mi
2513 Ruth Fitzgerald Dr Plainfield, IL 4.0 2.0 2394 $3,109 $1.30 4d 1 0.96mi
2002 Alpine Way Plainfield, IL 3.0 2.5 2359 $2,600 $1.10 70d 1 1.13mi
2005 Alpine Way Plainfield, IL 3.0 2.5 2359 $3,269 $1.39 36d 1 1.13mi
2416 Boxwood Ln Plainfield, IL 3.0 3.5 2359 $3,000 $1.27 43d 1 1.21mi
1234 Violet Ct Joliet, IL 3.0 3.0 1794 $2,995 $1.67 37d 1 1.22mi
2302 Timber Trl Plainfield, IL 3.0 3.5 2800 $3,509 $1.25 23d 1 1.31mi
7710 Nightshade Ln Unit 7710 Joliet, IL 3.0 2.5 1760 $3,000 $1.70 0d 1 1.40mi
7714 Nightshade Ln Unit 7714 Joliet, IL 3.0 2.5 1701 $3,000 $1.76 7d 1 1.41mi
7725 Nightshade Ln Unit 7725 Joliet, IL 3.0 2.5 1760 $2,850 $1.62 41d 1 1.44mi
2914 Frank Turk Dr Plainfield, IL 4.0 2.0 1792 $2,800 $1.56 93d 1 1.45mi
7714 Nightshade Ln Joliet, IL 3.0 2.5 1701 $3,000 $1.76 0d 1 1.47mi
7725 Nightshade Ln Joliet, IL 3.0 2.5 1760 $2,850 $1.62 8d 1 1.47mi
6816 Twin Falls Dr Plainfield, IL 4.0 3.5 2202 $4,000 $1.82 3d 1 1.49mi

Property features AI

Finance

Other
Special service area: No
HOA & community
Annual association fee of $376 (includes other community services)Community amenities include park, lake, sidewalks, street lights, and paved streetsSubdivision: Whisper Glen

Exterior

Parking
Attached garage (garage owned)Asphalt driveway2 garage spaces (2 total parking spaces)
Utilities
Public waterPublic sewer200+ amp electrical service
Home design
Detached single-family home2-story designNew construction / proposed constructionModel: BELLAMY A5 SITE 489Fee simple ownership with homeowners associationSchool bus service available
Construction
Vinyl siding and brick exteriorAsphalt roofConcrete perimeter foundationNew construction
Exterior features
Landscaped lotLot dimensions approximately 66 x 125

Interior

Kitchen
Kitchen with island and pantryRange, microwave, dishwasher, disposalStainless steel appliances
Bedrooms
4 bedrooms (Master bedroom on second level; three additional bedrooms on second level; one den on main level that could serve as a bedroom/office)
Flooring
Luxury vinyl on main living areas and kitchenCarpet in den and all bedrooms
Bathrooms
2 full bathrooms1 half bathroomMaster bath with double sink
Heating & cooling
Natural gas heatingCentral air conditioning
Interior features
8 total roomsSeparate dining roomFull unfinished basementFull atticSump pumpRadon mitigation system
Laundry & utility
Upper-level laundryGas dryer hookup

Listing history 50 events

  1. 2026-08-08
    days on market $441,990 Active 52 DOM
  2. 2026-08-06
    days on market $441,990 Active 50 DOM
  3. 2026-08-05
    price $441,990 Active 49 DOM
  4. 2026-08-05
    days on market $439,990 Active 49 DOM
  5. 2026-08-04
    days on market $439,990 Active 48 DOM
  6. 2026-08-03
    days on market $439,990 Active 47 DOM
  7. 2026-07-31
    days on market $439,990 Active 44 DOM
  8. 2026-07-30
    days on market $439,990 Active 42 DOM
  9. 2026-07-28
    days on market $439,990 Active 41 DOM
  10. 2026-07-26
    days on market $439,990 Active 39 DOM
  11. 2026-07-24
    days on market $439,990 Active 37 DOM
  12. 2026-07-23
    days on market $439,990 Active 36 DOM
  13. 2026-07-22
    price $439,990 Active 35 DOM
  14. 2026-07-22
    days on market $444,990 Active 35 DOM
  15. 2026-07-21
    days on market $444,990 Active 34 DOM
  16. 2026-07-20
    days on market $444,990 Active 33 DOM
  17. 2026-07-18
    days on market $444,990 Active 31 DOM
  18. 2026-07-18
    days on market $444,990 Active 30 DOM
  19. 2026-07-16
    days on market $444,990 Active 29 DOM
  20. 2026-07-15
    days on market $444,990 Active 28 DOM
  21. 2026-07-14
    days on market $444,990 Active 27 DOM
  22. 2026-07-13
    days on market $444,990 Active 26 DOM
  23. 2026-07-13
    days on market $444,990 Active 25 DOM
  24. 2026-07-11
    days on market $444,990 Active 24 DOM
  25. 2026-07-10
    days on market $444,990 Active 23 DOM
  26. 2026-07-09
    days on market $444,990 Active 22 DOM
  27. 2026-07-07
    days on market $444,990 Active 20 DOM
  28. 2026-07-06
    days on market $444,990 Active 19 DOM
  29. 2026-07-06
    days on market $444,990 Active 18 DOM
  30. 2026-07-05
    days on market $444,990 Active 17 DOM
  31. 2026-07-03
    days on market $444,990 Active 16 DOM
  32. 2026-07-02
    days on market $444,990 Active 15 DOM
  33. 2026-07-01
    days on market $444,990 Active 14 DOM
  34. 2026-06-30
    days on market $444,990 Active 13 DOM
  35. 2026-06-29
    days on market $444,990 Active 12 DOM
  36. 2026-06-28
    days on market $444,990 Active 11 DOM
  37. 2026-06-27
    days on market $444,990 Active 10 DOM
  38. 2026-06-26
    days on market $444,990 Active 9 DOM
  39. 2026-06-24
    days on market $444,990 Active 7 DOM
  40. 2026-06-22
    days on market $444,990 Active 5 DOM
  41. 2026-06-21
    days on market $444,990 Active 4 DOM
  42. 2026-06-17
    days on marketlisting id $444,990 Active 1 DOM
  43. 2026-06-17
    days on market $444,990 Active 56 DOM
  44. 2026-06-16
    days on market $444,990 Active 55 DOM
  45. 2026-06-15
    days on market $444,990 Active 54 DOM
  46. 2026-06-13
    days on market $444,990 Active 52 DOM
  47. 2026-06-13
    days on market $444,990 Active 51 DOM
  48. 2026-06-09
    days on market $444,990 Active 48 DOM
  49. 2026-06-08
    days on market $444,990 Active 47 DOM
  50. 2026-06-07
    days on market $444,990 Active 46 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$39,787
− Mortgage interest
−$24,758
− Property taxes
−$6,630
− Insurance
−$2,210
− Repairs & maintenance
−$3,183
− Management
−$3,183
− HOA
−$372
− Depreciation
−$12,858
Taxable loss
−$13,407
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$3,218
After-tax cash flow
$-2,377/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 home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates focusing on curb appeal and interior aesthetics.

Value-add opportunities

  • Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
  • Both Landscaping improvements — Enhances curb appeal and adds value
  • Resale Kitchen appliances — Modern appliances improve functionality and appeal to potential buyers
F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Charles Reed Elementary Sch F IL #1,054/2,056 Nat'l #33,738/41,679 Middle Aux Sable Middle Sch F IL #327/665 Nat'l #10,338/14,009 High Plainfield South High School F IL #312/693 Nat'l #13,542/17,239

Schools (NCES district)

District
Plainfield SD 202
NCES district ID
1731740
Math proficiency
25% ▼ -16.00%
Reading proficiency
32% ▼ -14.00%
Median HH income
$90,706
Composite
28.83/100
National rank
#6653
State rank
#213 of 620 in IL
B Composite livability gradescore 78/100

Livability — Joliet

Score
78/100
State rank
#153
US rank
#2772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
Joliet, IL
County
Will County · 705,368 people
City population
68,632
Metro
Chicago-Naperville-Elgin, IL-IN-WI
Population (ZIP)
47,834
Household income
$131,637
Rent vs Own
8.5% rent · 91.5% own
Severe rent burden
9% of renters

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 0.57)
Race & ethnicity
White 61% Hispanic / Latino 22% Two or more races 12% Black 11% Asian 4%
Hispanic origin (detail)
Mexican 17% Puerto Rican 2%
Common ancestry
Romanian 11% Italian 2% Iranian 1%
Foreign-born
11% · Canada, China
Languages at home
81% English-only · Spanish 12% Other Indo-European 3% Russian/Polish/Slavic 2%

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

Price history

-1.1% since first listed
5 events — show timeline
  • 2026-07-22 Price Changed $439,990 MRED as Distributed by MLS Grid
  • 2026-06-17 Listing Removed MRED as Distributed by MLS Grid
  • 2026-06-17 Listed $444,990 MRED as Distributed by MLS Grid
  • 2026-04-23 Listed $444,990 Zillow
  • 2026-04-22 Listed MRED as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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