1156 Mariemont Rd · Sugar Grove, IL 60554

$459,990

3 bd · 2.5 ba · 2,317 sqft · SingleFamily · 189 Days on market

Built 2026 Excellent condition $199/sqft · 9% below area Est $504k · 9% under

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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).

• ARV discount +11.5/15.0
• Cash flow +9.5/30.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Village at Settlers Ridge, the lowest-priced new single-family homes in Sugar Grove. Move into your new home this summer and pick your finishes! The Robert Frost is a thoughtfully designed two-story single-family home offering 1,900 square feet of living space, complete with a charming full front porch. It features 3 or more bedrooms, 2.5 bathrooms, and a 2-car garage. The main level boasts a flex room, an open-concept kitchen with a large island, a cozy dinette, a spacious great room, a convenient powder room, and a laundry area. Enjoy included upgrades like quartz countertops, stainless steel appliances, white cabinetry and 9' ceilings throughout. Upstairs, the home includes a generous owner's suite with a walk-in closet and private bath, two additional bedrooms, a full hall bath, and an optional bonus room for added flexibility. A full unfinished basement is also included for storage or future living space. Ready to upgrade to the life you've been dreaming of? Schedule your visit today and experience The Robert Frost for yourself.

Key facts

• Spacious great room
• Full front porch
• Open-concept kitchen

Tags

• FULL FRONT PORCH
• OPEN-CONCEPT KITCHEN
• LARGE ISLAND
• COZY DINETTE
• SPACIOUS GREAT ROOM
• FLEX ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $460k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-320 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $414k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $362k (21.3% below list).
• Recommended offer: $362k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.6% in Sugar Grove — 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 77/100 on livability (#157 in IL, #2,930 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• Kaneland CUSD 302 (rural): math 33% / reading 42% proficiency, ranked #122 of 620 in IL (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Kaneland Mcdole Elem School (419 students, 0% FRL); Kaneland Harter Middle School (math 24% / reading 24%, grade F, #332 of 665 statewide, top 55%, 894 students, 0% FRL); Kaneland Senior High School (math 34% / reading 43%, grade F, #100 of 693 statewide, top 15%, 1,309 students, 0% FRL).
• Market conditions: 132 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 86d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 37% of the median local income ($116k/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 $14k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($405k) is reasonable based on typical stale-listing flexibility.

Recommended offer $361,852 (21.3% 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 189 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. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $504,495
• List price: $459,990
• Delta: -8.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1229 Mariemont Rd	0.08mi	3/2.5	2,500 (+8%)	6mo	$515,000	$206	78
1277 Jones Rd	0.24mi	4/2.5 (+1)	2,350 (+1%)	4mo	$485,000	$206	78
319 Atkinson Dr	0.26mi	4/3.5 (+1)	2,421 (+4%)	3mo	$555,000	$229	69
306 Atkinson Dr	0.27mi	4/3.5 (+1)	2,462 (+6%)	4mo	$585,000	$238	65
1426 Cornell Cir	0.38mi	4/2.5 (+1)	2,486 (+7%)	5mo	$472,000	$190	61
3462 Ayres Dr	0.47mi	4/2.5 (+1)	2,286 (-1%)	12mo	$474,500	$208	60
1442 Cornell Cir	0.40mi	4/2.5 (+1)	2,500 (+8%)	15mo	$455,000	$182	50
3463 Ayres Dr	0.51mi	4/2.5 (+1)	2,614 (+13%)	4mo	$522,000	$200	47
3689 Fletcher Ct	0.66mi	4/2.5 (+1)	2,600 (+12%)	10mo	$500,000	$192	35

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: -21.3%
• Equity multiple: 0.26×
• Total profit: $-94,881
• Equity at exit: $68,586

10-year hold

• IRR: -14.8%
• Equity multiple: 0.16×
• Total profit: $-108,664
• Equity at exit: $39,772

Cash invested: $128,797 (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 →

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

Active competition Active MLS

• For sale now: 24 active · 4 under contract
• Months of supply: 20.6 mo (5%/mo absorbed)
• Median asking: $485,990 ($204/sqft)
• Median days on market: 55 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +6.9% vs current asking $/sqft

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

ZIP-level market 60554

• Home prices YoY: -30.4%
• Active inventory: 132
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,619 medium
• Mortgage (P&I): −$2,412
• Tax est. 1.5%: −$575 /mo · $6,900/yr
• Insurance: −$192
• HOA: −$0
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $-320

Break-even live

Break-even rent $4,024

Max offer price $413,648

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-161	+0% $-320	+5% $-479	+10% $-638
Rent	-10% $-606	-5% $-463	+0% $-320	+5% $-177	+10% $-34
Rate	-1.0pp $-89	-0.5pp $-203	base $-320	+0.5pp $-439	+1.0pp $-561

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: $114,998
• Closing costs: $13,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
328 Carole St Sugar Grove, IL	3.0	3.5	2200	$3,700	$1.68	98d	1	0.23mi
328 Carole St Sugar Grove, IL	3.0	3.5	2200	$3,700	$1.68	20d	1	0.23mi
188 Brompton Ln Unit B Sugar Grove, IL	2.0	2.5	1697	$2,400	$1.41	85d	1	1.33mi

Listing history 50 events

1. 2026-09-15
   days on market $459,990 Active 189 DOM
2. 2026-09-14
   days on market $459,990 Active 188 DOM
3. 2026-09-13
   days on market $459,990 Active 187 DOM
4. 2026-09-12
   days on market $459,990 Active 186 DOM
5. 2026-09-11
   days on market $459,990 Active 185 DOM
6. 2026-09-05
   days on market $459,990 Active 179 DOM
7. 2026-09-04
   days on market $459,990 Active 178 DOM
8. 2026-09-02
   days on market $459,990 Active 176 DOM
9. 2026-08-31
   days on market $459,990 Active 174 DOM
10. 2026-08-29
    days on market $459,990 Active 172 DOM
11. 2026-08-28
    days on market $459,990 Active 171 DOM
12. 2026-08-27
    days on market $459,990 Active 170 DOM
13. 2026-08-25
    days on market $459,990 Active 168 DOM
14. 2026-08-24
    days on market $459,990 Active 167 DOM
15. 2026-08-23
    days on market $459,990 Active 166 DOM
16. 2026-08-22
    days on market $459,990 Active 165 DOM
17. 2026-08-21
    days on market $459,990 Active 164 DOM
18. 2026-08-20
    days on market $459,990 Active 163 DOM
19. 2026-08-19
    days on market $459,990 Active 162 DOM
20. 2026-08-18
    days on market $459,990 Active 161 DOM
21. 2026-08-17
    days on market $459,990 Active 160 DOM
22. 2026-08-16
    pricedays on market $459,990 Active 159 DOM
23. 2026-08-15
    days on market $404,990 Active 158 DOM
24. 2026-08-14
    days on market $404,990 Active 157 DOM
25. 2026-08-13
    days on market $404,990 Active 156 DOM
26. 2026-08-12
    days on market $404,990 Active 155 DOM
27. 2026-08-11
    days on market $404,990 Active 154 DOM
28. 2026-08-10
    days on market $404,990 Active 153 DOM
29. 2026-08-09
    days on market $404,990 Active 152 DOM
30. 2026-08-08
    days on market $404,990 Active 151 DOM
31. 2026-08-06
    days on market $404,990 Active 149 DOM
32. 2026-08-05
    days on market $404,990 Active 148 DOM
33. 2026-08-04
    days on market $404,990 Active 147 DOM
34. 2026-08-03
    days on market $404,990 Active 146 DOM
35. 2026-07-31
    days on market $404,990 Active 143 DOM
36. 2026-07-30
    days on market $404,990 Active 141 DOM
37. 2026-07-28
    days on market $404,990 Active 140 DOM
38. 2026-07-26
    days on market $404,990 Active 138 DOM
39. 2026-07-24
    days on market $404,990 Active 136 DOM
40. 2026-07-23
    days on market $404,990 Active 135 DOM
41. 2026-07-22
    days on market $404,990 Active 134 DOM
42. 2026-07-21
    days on market $404,990 Active 133 DOM
43. 2026-07-20
    days on market $404,990 Active 132 DOM
44. 2026-07-18
    days on market $404,990 Active 130 DOM
45. 2026-07-18
    days on market $404,990 Active 129 DOM
46. 2026-07-16
    days on market $404,990 Active 128 DOM
47. 2026-07-15
    days on market $404,990 Active 127 DOM
48. 2026-07-14
    days on market $404,990 Active 126 DOM
49. 2026-07-13
    days on market $404,990 Active 125 DOM
50. 2026-07-13
    days on market $404,990 Active 124 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 ≥103°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: $43,422
• − Mortgage interest: −$25,767
• − Property taxes: −$6,900
• − Insurance: −$2,300
• − Repairs & maintenance: −$3,474
• − Management: −$3,474
• − Depreciation: −$13,382
• Taxable loss: −$11,873
• Est. tax savings @ 24.0%: +$2,850
• After-tax cash flow: $-994/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 · 2 photos

Excellent 95/100 None rehab

This single-family home in Sugar Grove, IL is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for both resale and rental value through minor exterior updates.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping the front yard — Improves curb appeal and enhances property value ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Kaneland Mcdole Elem School Middle Kaneland Harter Middle School F IL #332/665 Nat'l #10,474/14,009 High Kaneland Senior High School F IL #100/693 Nat'l #8,796/17,239

Schools (NCES district)

• District: Kaneland CUSD 302
• NCES district ID: 1724480
• Math proficiency: 33% ▼ -2.00%
• Reading proficiency: 42% ▲ 4.00%
• Median HH income: $96,357
• Composite: 36.82/100
• National rank: #4562
• State rank: #122 of 620 in IL

B Composite livability gradescore 77/100

Livability — Sugar Grove

• Score: 77/100
• State rank: #157
• US rank: #2930

Category grades

Amenities F 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: Sugar Grove, IL
• County: Kane · 559,449 people
• City population: 12,058
• Metro: Chicago-Naperville-Elgin, IL-IN
• Population (ZIP): 12,058
• Household income: $115,865
• Rent vs Own: 8.0% rent · 92.0% own
• Severe rent burden: 18% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 10% Romanian 9% Iranian 4%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 2% Other Indo-European 1%

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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: ▼ -90.72%
• Current HPI: 207.7291
• Rent YoY: —
• Metro: —
• 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

+1.3% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $404,990 Zillow
• 2026-03-10 Listed $399,990 Zillow