HENLEY Plan · Joliet, IL 60586

$451,990

4 bd · 2.5 ba · 2,600 sqft · SingleFamily · 722 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.1/30.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Schools +2.2/10.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Henley floor plan located in Plainfield, IL at Ashford Place. This spacious home features 4 large bedrooms, 2.5 bathrooms, a study/flex space, a basement, and a bonus loft space for an added second level living area with 2,600 sq. ft. of living space. As you enter the home from the covered front porch you will see the flex space with optional french doors for added privacy. The Henley offers an open concept layout that allows for easy flow from the kitchen, dining area, the great room and powder room. Homeowners appreciate the kitchen, from the storage space to expansive eat-in island with quartz countertops, and stainless steel appliances. The entry from the garage has a large drop zone area conveniently located for coat and backpacks. Upstairs provides wide hallways, a roomy loft and walk-in laundry room. Bedrooms 3 and 4 are located next to the loft and include walk-in closets. The second bathroom is centrally located with double vanity sinks. Next to the bathroom you will find bedroom 2 that is very spacious. Across from the loft and next to the laundry room is the spacious primary bedroom with large windows providing natural light, and a deluxe en suite bathroom and walk-in closet with additional storage. The Henley has a lot to offer for those looking for a new home. Contact us today to schedule a tour of the Henley floor plan in Ashford Place today. * Photos are for representational purposes only, finishes may vary per home.

Key facts

• 2 garage spots
• Listed 721 days

🏗️ New construction. The $451,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $514,539.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $452k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-740 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $407k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $356k (21.1% below list).
• Recommended offer: $356k (21.1% 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: Thomas Jefferson Elem Sch (math 18% / reading 20%, grade F, #1,116 of 2,056 statewide, top 55%, 579 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 32% 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 $4k of loan paydown is wiped out by about $15k 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 722 days — a 12% lower offer ($398k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $356,454 (21.1% 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 722 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.69% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.16%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $514,539
• List price: $451,990
• Delta: -12.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6907 Manchester Dr	0.17mi	4/2.0	2,506 (-4%)	2mo	$365,000	$146	82
1800 Overland Dr	0.54mi	4/2.5	2,600 (0%)	1mo	$493,990	$190	74
2219 Daly Ln	0.07mi	5/3.5 (+1)	2,836 (+9%)	2mo	$525,000	$185	71
2707 Cedar Breaks Ct	0.55mi	4/2.5	2,494 (-4%)	2mo	$435,000	$174	66
6706 Buchanan Cir	0.48mi	4/2.5	2,356 (-9%)	1mo	$486,890	$207	61
1819 Legacy Pointe Blvd	0.47mi	4/2.5	2,356 (-9%)	2mo	$461,990	$196	61
1809 Overland Dr	0.52mi	4/2.5	2,356 (-9%)	2mo	$474,990	$202	58
2814 Stonebridge Dr	0.72mi	4/3.5	2,500 (-4%)	2mo	$430,000	$172	54
2814 Stonebridge Dr	0.72mi	4/3.5	2,500 (-4%)	2mo	$430,000	$172	54
1617 Stanton Ln	0.74mi	4/2.5	2,937 (+13%)	3mo	$435,000	$148	42
1808 Castle Ridge Dr	0.64mi	4/3.5	2,944 (+13%)	4mo	$449,900	$153	41
1616 Stanton Ln	0.74mi	5/2.5 (+1)	2,231 (-14%)	4mo	$410,000	$184	34

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: -25.5%
• Equity multiple: 0.13×
• Total profit: $-125,761
• Equity at exit: $76,719

10-year hold

• IRR: -18.2%
• Equity multiple: -0.04×
• Total profit: $-150,230
• Equity at exit: $44,488

Cash invested: $144,071 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 25 active · 38 under contract
• Months of supply: 3.3 mo (30%/mo absorbed)
• Median asking: $454,900 ($190/sqft)
• Median days on market: 22 d
• This list price: 48% of active listings are priced below it
• ARV vs active asking: +4.0% vs current asking $/sqft

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

ZIP-level market 60586

• Home prices YoY: -33.7%
• Rents YoY: 4.3%
• Active inventory: 166
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,565 high
• Mortgage (P&I): −$2,698
• Tax est. 1.5%: −$643 /mo · $7,718/yr
• Insurance: −$214
• HOA: −$0
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $-740

Break-even live

Break-even rent $4,501

Max offer price $407,478

Occupancy floor —

Sensitivity live

Price	-10% $-384	-5% $-562	+0% $-740	+5% $-918	+10% $-1,095
Rent	-10% $-1,021	-5% $-881	+0% $-740	+5% $-599	+10% $-458
Rate	-1.0pp $-481	-0.5pp $-609	base $-740	+0.5pp $-873	+1.0pp $-1,009

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: $128,635
• Closing costs: $15,436
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2042 Legacy Pointe Blvd Plainfield, IL	4.0	2.5	2900	$3,700	$1.28	93d	1	0.01mi
7005 Manchester Dr Plainfield, IL	3.0	2.5	1906	$2,900	$1.52	0d	1	0.28mi
6802 Daly Ln Plainfield, IL	4.0	2.5	2356	$3,400	$1.44	66d	1	0.36mi
2513 Ruth Fitzgerald Dr Plainfield, IL	4.0	2.0	2394	$3,109	$1.30	4d	1	0.49mi
1812 Cumberland Dr Plainfield, IL	4.0	2.0	2506	$3,379	$1.35	0d	1	0.63mi
2311 Carpenter Ave #2311 Plainfield, IL	3.0	2.5	1800	$2,700	$1.50	23d	1	0.65mi
7307 Ashbrook Ln Plainfield, IL	3.0	2.5	1916	$2,950	$1.54	7d	1	0.70mi
2914 Frank Turk Dr Plainfield, IL	4.0	2.0	1792	$2,800	$1.56	93d	1	0.92mi
6816 Twin Falls Dr Plainfield, IL	4.0	3.5	2202	$4,000	$1.82	3d	1	0.94mi
2416 Boxwood Ln Plainfield, IL	3.0	3.5	2359	$3,000	$1.27	43d	1	0.97mi
7001 Grantham Dr Joliet, IL	3.0	2.0	1944	$7,630	$3.92	20d	1	1.05mi
2005 Alpine Way Plainfield, IL	3.0	2.5	2359	$3,269	$1.39	36d	1	1.15mi
2002 Alpine Way Plainfield, IL	3.0	2.5	2359	$2,600	$1.10	70d	1	1.17mi
2302 Timber Trl Plainfield, IL	3.0	3.5	2800	$3,509	$1.25	23d	1	1.18mi

Listing history 50 events

1. 2026-08-08
   days on market $451,990 Active 722 DOM
2. 2026-08-06
   days on market $451,990 Active 720 DOM
3. 2026-08-05
   days on market $451,990 Active 719 DOM
4. 2026-08-04
   days on market $451,990 Active 718 DOM
5. 2026-08-03
   days on market $451,990 Active 717 DOM
6. 2026-07-31
   days on market $451,990 Active 714 DOM
7. 2026-07-30
   days on market $451,990 Active 712 DOM
8. 2026-07-28
   days on market $451,990 Active 711 DOM
9. 2026-07-26
   days on market $451,990 Active 709 DOM
10. 2026-07-24
    days on market $451,990 Active 707 DOM
11. 2026-07-23
    days on market $451,990 Active 706 DOM
12. 2026-07-22
    days on market $451,990 Active 705 DOM
13. 2026-07-21
    days on market $451,990 Active 704 DOM
14. 2026-07-20
    days on market $451,990 Active 703 DOM
15. 2026-07-18
    days on market $451,990 Active 701 DOM
16. 2026-07-18
    days on market $451,990 Active 700 DOM
17. 2026-07-16
    days on market $451,990 Active 699 DOM
18. 2026-07-15
    days on market $451,990 Active 698 DOM
19. 2026-07-14
    days on market $451,990 Active 697 DOM
20. 2026-07-13
    days on market $451,990 Active 696 DOM
21. 2026-07-13
    days on market $451,990 Active 695 DOM
22. 2026-07-11
    days on market $451,990 Active 694 DOM
23. 2026-07-10
    days on market $451,990 Active 693 DOM
24. 2026-07-09
    days on market $451,990 Active 692 DOM
25. 2026-07-07
    days on market $451,990 Active 690 DOM
26. 2026-07-06
    days on market $451,990 Active 689 DOM
27. 2026-07-06
    days on market $451,990 Active 688 DOM
28. 2026-07-05
    days on market $451,990 Active 687 DOM
29. 2026-07-03
    days on market $451,990 Active 686 DOM
30. 2026-07-02
    days on market $451,990 Active 685 DOM
31. 2026-07-01
    days on market $451,990 Active 684 DOM
32. 2026-06-30
    days on market $451,990 Active 683 DOM
33. 2026-06-29
    days on market $451,990 Active 682 DOM
34. 2026-06-28
    days on market $451,990 Active 681 DOM
35. 2026-06-27
    days on market $451,990 Active 680 DOM
36. 2026-06-26
    days on market $451,990 Active 679 DOM
37. 2026-06-24
    days on market $451,990 Active 677 DOM
38. 2026-06-22
    days on market $451,990 Active 675 DOM
39. 2026-06-21
    days on market $451,990 Active 674 DOM
40. 2026-06-18
    days on market $451,990 Active 671 DOM
41. 2026-06-17
    days on market $451,990 Active 670 DOM
42. 2026-06-16
    days on market $451,990 Active 669 DOM
43. 2026-06-15
    days on market $451,990 Active 668 DOM
44. 2026-06-13
    days on market $451,990 Active 666 DOM
45. 2026-06-13
    days on market $451,990 Active 665 DOM
46. 2026-06-09
    days on market $451,990 Active 662 DOM
47. 2026-06-08
    days on market $451,990 Active 661 DOM
48. 2026-06-07
    days on market $451,990 Active 660 DOM
49. 2026-06-04
    days on market $451,990 Active 657 DOM
50. 2026-06-03
    days on market $451,990 Active 656 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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,774
• − Mortgage interest: −$28,822
• − Property taxes: −$7,718
• − Insurance: −$2,573
• − Repairs & maintenance: −$3,422
• − Management: −$3,422
• − Depreciation: −$14,968
• Taxable loss: −$18,151
• Est. tax savings @ 24.0%: +$4,356
• After-tax cash flow: $-4,522/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 $13,000–$39,000 screening

This Henley floor plan home in Plainfield, IL is in good condition with a modern kitchen and bathrooms. It offers a good investment opportunity with potential for increased value through updates like fresh paint and smart home technology.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value. ↑
• Both Install smart home technology — Smart home features can increase both resale and rental appeal by offering modern conveniences and energy efficiency. ↑

ⓘ 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 22/100

Zoned Schools

Elementary Thomas Jefferson Elem Sch F IL #1,116/2,056 Nat'l #34,564/41,679 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

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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%

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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%

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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: ▼ -105.85%
• Current HPI: 208.2858
• Rent YoY: ▲ 4.29%
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

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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

+9.2% since first listed

15 events — show timeline

• 2026-03-22 Price Changed $451,990 Zillow
• 2026-03-05 Price Changed $450,990 Zillow
• 2026-02-27 Price Changed $449,990 Zillow
• 2025-04-08 Price Changed $448,990 Zillow
• 2025-04-03 Price Changed $447,990 Zillow
• 2025-02-25 Price Changed $444,990 Zillow
• 2025-02-11 Price Changed $442,990 Zillow
• 2025-01-28 Price Changed $440,990 Zillow
• 2025-01-15 Price Changed $438,990 Zillow
• 2024-12-31 Price Changed $436,990 Zillow
• 2024-11-21 Price Changed $434,990 Zillow
• 2024-11-21 Relisted — Zillow
• 2024-02-06 Delisted — Zillow
• 2024-01-03 Price Changed $417,990 Zillow
• 2023-11-01 Listed $413,990 Zillow