Torrey Plan · Hampshire, IL 60140

$373,990

4 bd · 2.5 ba · 1,946 sqft · SingleFamily · 11 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 +10.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Prairie Ridge Crossings, the lowest-priced new single-family homes in Hampshire. The Torrey single-family home perfectly balances comfort and practicality. Experience a flexible two-story layout featuring a bright, versatile loft space. The open great room seamlessly connects to a well-appointed kitchen and dining area, keeping your family connected throughout the day. Enjoy modern upgrades and all appliances included. Upstairs, you'll find four bedrooms plus a generous loft area ideal for family activities, study time, or children's play. Retreat to your private owner's suite, complete with dual walk-in closets and an elegant bathroom featuring double vanities and an oversized s

Key facts

• Dual walk in closets
• Open great room
• Two story layout

Tags

• TWO STORY LAYOUT
• LOFT SPACE
• OPEN GREAT ROOM
• WELL APPOINTED KITCHEN
• PRIVATE OWNER'S SUITE
• DUAL WALK IN CLOSETS

Property features AI

Finance

• Financial info: List price $373,990

Exterior

• Parking: 2 total parking spaces
• Utilities: Central air (cooling)
• Home design: Torrey plan (new construction plan)
• Exterior features: Living area approximately 1,946

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Central air
• Interior features: Central air conditioning

🏗️ New construction. The $373,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $422,282.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $374k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-258 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $337k (10.0% below list).
• Recommended offer: $337k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.6% 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: Gary D Wright Elem Sch (math 24% / reading 24%, grade F, #922 of 2,056 statewide, top 45%, 638 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: 251 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,944 units permitted in Kane County in 2024 (357 in 5+ unit buildings).
• This rent runs 36% of the median local income ($111k/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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $336,729 (10.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $422,282
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
487 Vista Dr	0.36mi	4/2.5	2,051 (+5%)	0mo	$445,990	$217	74
494 Arbor Ridge Dr	0.31mi	4/2.5	2,051 (+5%)	3mo	$431,990	$211	74
402 Arbor Ridge Ct	0.49mi	4/2.5	2,051 (+5%)	2mo	$443,940	$216	66
132 Cornerstone Xing	0.73mi	4/2.5	1,953 (+0%)	1mo	$406,990	$208	65
1248 Linden Ter	0.70mi	4/2.5	1,847 (-5%)	0mo	$403,990	$219	59
890 Larkspur Ln	0.47mi	4/2.5	2,157 (+11%)	3mo	$425,000	$197	57
127 Cornerstone Xing	0.72mi	4/2.5	1,847 (-5%)	1mo	$406,990	$220	57
123 Cornerstone Xing	0.74mi	4/2.5	1,847 (-5%)	2mo	$393,990	$213	55
130 Cornerstone Xing	0.74mi	4/2.5	1,847 (-5%)	2mo	$392,990	$213	55
512 Dawns End	0.53mi	4/2.5	1,700 (-13%)	3mo	$385,000	$226	52
611 W Meadowdale Cir	0.75mi	3/2.0 (-1)	2,009 (+3%)	2mo	$550,000	$274	51
713 Wild Prairie Pt	0.73mi	4/2.5	1,798 (-8%)	3mo	$405,000	$225	50

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: -20.6%
• Equity multiple: 0.28×
• Total profit: $-84,818
• Equity at exit: $62,964

10-year hold

• IRR: -13.9%
• Equity multiple: 0.20×
• Total profit: $-94,822
• Equity at exit: $36,511

Cash invested: $118,239 (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 60140

• Home prices YoY: -24.6%
• Active inventory: 251
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,367 medium
• Mortgage (P&I): −$2,214
• Tax est. 1.5%: −$528 /mo · $6,334/yr
• Insurance: −$176
• HOA: −$0
• Vacancy / Maint / Mgmt: −$707
• Net cashflow: $-258

Break-even live

Break-even rent $3,694

Max offer price $384,929

Occupancy floor —

Sensitivity live

Price	-10% $34	-5% $-112	+0% $-258	+5% $-404	+10% $-550
Rent	-10% $-524	-5% $-391	+0% $-258	+5% $-125	+10% $8
Rate	-1.0pp $-45	-0.5pp $-151	base $-258	+0.5pp $-368	+1.0pp $-479

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: $105,570
• Closing costs: $12,668
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
863 Briar Glen Ct Unit 863 Hampshire, IL	3.0	2.5	1758	$2,595	$1.48	45d	1	0.52mi
179 Terrabrook Way Hampshire, IL	3.0–4.0	2.5	1828	$3,000	$1.64	0d	1	1.13mi

Listing history 8 events

1. 2026-06-21
   days on market $373,990 Active 11 DOM
2. 2026-06-18
   days on market $373,990 Active 8 DOM
3. 2026-06-17
   days on market $373,990 Active 7 DOM
4. 2026-06-16
   days on market $373,990 Active 6 DOM
5. 2026-06-15
   days on market $373,990 Active 5 DOM
6. 2026-06-13
   days on market $373,990 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $373,990 Active 2 DOM

ⓘ 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: $40,407
• − Mortgage interest: −$23,654
• − Property taxes: −$6,334
• − Insurance: −$2,111
• − Repairs & maintenance: −$3,233
• − Management: −$3,233
• − Depreciation: −$12,285
• Taxable loss: −$10,442
• Est. tax savings @ 24.0%: +$2,506
• After-tax cash flow: $-591/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 · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with modern updates and a well-maintained exterior. It is ready for immediate occupancy and would benefit from a fresh coat of paint on the exterior siding and trimming the landscaping for a more polished look.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Rental Trim landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Rental Trim landscaping — Improves curb appeal and enhances property value ↑

ⓘ 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: 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

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 · 361,735 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: 16.0

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
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B