Braxton Plan · Oswego, IL 60543

$337,990

2 bd · 2.0 ba · 1,573 sqft · SingleFamily · 756 Days on market

Excellent condition $178/mo HOA · 6% of rent ↓ 15% since listing

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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 +6.1/30.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• 1% rule +2.0/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you're in the market for a brand new, single-story home, look no further than the Braxton plan at Piper Glen! With 1,573-1,703 square feet of living space, [bedrooms], and a spacious, open-concept kitchen, this floorplan is a perfect blend of modern design and functionality.

Key facts

• Open-concept kitchen
• Single-story home
• 2 garage spots

Tags

• SINGLE-STORY HOME
• OPEN-CONCEPT KITCHEN

🏗️ New construction. The $337,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $412,055.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $338k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-761 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (15.2% below list).
• Recommended offer: $287k (15.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#83 in IL, #1,366 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• CUSD 308 (suburban): math 29% / reading 34% proficiency, ranked #179 of 620 in IL (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Southbury Elem School (math 33% / reading 39%, grade F, #503 of 2,056 statewide, top 25%, 581 students, 0% FRL); Traughber Jr High School (math 25% / reading 31%, grade F, #284 of 665 statewide, top 44%, 1,135 students, 0% FRL); Oswego High School (math 29% / reading 36%, grade F, #152 of 693 statewide, top 22%, 2,901 students, 0% FRL) — zoned schools average 0% FRL vs 20% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 393 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 79d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 706 units permitted in Kendall County in 2024 (263 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Kendall County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 756 days — a 12% lower offer ($297k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $59k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $286,643 (15.2% 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 756 days. Have you received any prior offers? Is the seller open to a 15% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.92%
• DSCR: 0.65
• GRM: 12.0

CMA / ARV

• ARV (median comp): $412,055
• List price: $337,990
• Delta: -17.97%
• 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
741 Alberta Ave	0.15mi	2/2.0	1,573 (0%)	2mo	$389,255	$247	91
721 Alberta Ave	0.08mi	3/2.0 (+1)	1,573 (0%)	2mo	$406,055	$258	89
717 Alberta Ave	0.10mi	3/2.0 (+1)	1,573 (0%)	2mo	$399,075	$254	89
745 Alberta Ave	0.17mi	3/2.0 (+1)	1,573 (0%)	1mo	$383,375	$244	86
733 Alberta Ave	0.11mi	2/2.0	1,700 (+8%)	0mo	$399,415	$235	81
743 Alberta Ave	0.16mi	2/2.0	1,474 (-6%)	2mo	$376,925	$256	80
748 Alberta Ave	0.19mi	2/2.0	1,474 (-6%)	0mo	$363,765	$247	80
719 Alberta Ave	0.09mi	2/2.0	1,700 (+8%)	3mo	$424,925	$250	80
746 Alberta Ave	0.18mi	2/2.0	1,700 (+8%)	1mo	$413,505	$243	77
742 Alberta Ave	0.16mi	2/2.0	1,700 (+8%)	2mo	$418,055	$246	77
744 Alberta Ave	0.17mi	3/2.0 (+1)	1,800 (+14%)	1mo	$423,645	$235	62
832 Colchester Dr	0.61mi	3/2.0 (+1)	1,729 (+10%)	2mo	$500,000	$289	49

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 · 4.47% rent growth · sell at horizon

5-year hold

• IRR: -28.4%
• Equity multiple: 0.04×
• Total profit: $-110,794
• Equity at exit: $61,439

10-year hold

• IRR: -22.3%
• Equity multiple: -0.21×
• Total profit: $-140,091
• Equity at exit: $35,627

Cash invested: $115,375 (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: 19 active · 25 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $419,950 ($246/sqft)
• Median days on market: 105 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +6.7% vs current asking $/sqft

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

ZIP-level market 60543

• Home prices YoY: -30.3%
• Rents YoY: 4.5%
• Active inventory: 393
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,866 high
• Mortgage (P&I): −$2,161
• Tax est. 1.5%: −$515 /mo · $6,181/yr
• Insurance: −$172
• HOA: −$178
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $-761

Break-even live

Break-even rent $3,830

Max offer price $301,917

Occupancy floor —

Sensitivity live

Price	-10% $-476	-5% $-619	+0% $-761	+5% $-904	+10% $-1,046
Rent	-10% $-988	-5% $-874	+0% $-761	+5% $-648	+10% $-535
Rate	-1.0pp $-554	-0.5pp $-656	base $-761	+0.5pp $-868	+1.0pp $-977

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: $103,014
• Closing costs: $12,362
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 Alberta Ave Oswego, IL	3.0	2.0	1800	$2,850	$1.58	36d	1	0.07mi
311 Dennis Ln Oswego, IL	2.0	2.0	1487	$3,000	$2.02	41d	1	0.10mi
615 Starling Cir Oswego, IL	2.0–4.0	2.5	1605	$2,551	$1.59	0d	14	0.59mi
120 Lakeshore Dr Unit 120 Oswego, IL	3.0	2.5	1500	$2,800	$1.87	47d	1	0.80mi
169 Lakeshore Dr Oswego, IL	3.0	2.5	2221	$3,000	$1.35	139d	1	0.89mi
285 Lakeshore Dr Oswego, IL	3.0	2.5	1914	$3,200	$1.67	139d	1	0.90mi
285 Lakeshore Dr Oswego, IL	3.0	2.5	1914	$3,000	$1.57	103d	1	0.90mi
400 Gloria Ln Oswego, IL	3.0	3.0	1829	$2,495	$1.36	57d	1	1.04mi
532 Heritage Dr Oswego, IL	3.0	2.5	1350	$2,600	$1.93	20d	1	1.24mi
507 Victoria Ln Oswego, IL	3.0	2.5	1616	$2,840	$1.76	6d	1	1.29mi
137 Dorset Ave Oswego, IL	3.0	3.0	1559	$2,900	$1.86	6d	1	1.31mi
137 Dorset Ave Oswego, IL	3.0	2.0	2189	$4,000	$1.83	108d	1	1.31mi
137 Dorset Ave Oswego, IL	2.0	2.0	1395	$2,500	$1.79	89d	1	1.31mi
137 Dorset Ave Oswego, IL	3.0	3.0	2137	$3,350	$1.57	12d	1	1.31mi
137 Dorset Ave Oswego, IL	3.0	3.0	2137	$3,500	$1.64	4d	1	1.31mi
119 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,900	$1.86	139d	1	1.32mi
157 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,751	$1.76	139d	1	1.33mi
611 Charolotte Ln Oswego, IL	3.0	2.5	2018	$3,000	$1.49	78d	1	1.33mi
501 Vinca Ln Oswego, IL	3.0	2.0–2.5	2163	$3,750	$1.73	0d	3	1.37mi
182 Dorset Ave Oswego, IL	3.0	2.5	1747	$3,501	$2.00	106d	1	1.39mi
513 Vinca Ln Oswego, IL	3.0	2.0	1609	$3,000	$1.86	139d	1	1.40mi
517 Vinca Ln Oswego, IL	3.0	2.5	1747	$2,900	$1.66	139d	1	1.41mi
519 Vinca Ln Oswego, IL	3.0	2.5	1559	$3,401	$2.18	106d	1	1.41mi
519 Vinca Ln Oswego, IL	3.0	2.5	1559	$2,700	$1.73	139d	1	1.41mi
345 Hemlock Ln Oswego, IL	3.0	2.5	2008	$3,195	$1.59	62d	1	1.43mi
254 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,651	$1.70	139d	1	1.44mi
279 Dorset Ave Oswego, IL	3.0	2.0	1609	$4,000	$2.49	49d	1	1.47mi
714 Juniper St Oswego, IL	3.0	2.5	2008	$3,195	$1.59	7d	1	1.50mi

Listing history 50 events

1. 2026-09-23
   days on market $337,990 Active 756 DOM
2. 2026-09-22
   days on market $337,990 Active 755 DOM
3. 2026-09-21
   days on market $337,990 Active 754 DOM
4. 2026-09-20
   days on market $337,990 Active 753 DOM
5. 2026-09-19
   days on market $337,990 Active 752 DOM
6. 2026-09-18
   days on market $337,990 Active 751 DOM
7. 2026-09-17
   days on market $337,990 Active 750 DOM
8. 2026-09-16
   days on market $337,990 Active 749 DOM
9. 2026-09-15
   days on market $337,990 Active 748 DOM
10. 2026-09-14
    days on market $337,990 Active 747 DOM
11. 2026-09-13
    days on market $337,990 Active 746 DOM
12. 2026-09-12
    days on market $337,990 Active 745 DOM
13. 2026-09-11
    days on market $337,990 Active 744 DOM
14. 2026-09-05
    days on market $337,990 Active 738 DOM
15. 2026-09-04
    days on market $337,990 Active 737 DOM
16. 2026-09-02
    days on market $337,990 Active 735 DOM
17. 2026-08-31
    days on market $337,990 Active 733 DOM
18. 2026-08-30
    days on market $337,990 Active 732 DOM
19. 2026-08-29
    days on market $337,990 Active 731 DOM
20. 2026-08-28
    days on market $337,990 Active 730 DOM
21. 2026-08-27
    days on market $337,990 Active 729 DOM
22. 2026-08-25
    pricedays on market $337,990 Active 727 DOM
23. 2026-08-24
    days on market $335,990 Active 726 DOM
24. 2026-08-23
    days on market $335,990 Active 725 DOM
25. 2026-08-22
    days on market $335,990 Active 724 DOM
26. 2026-08-21
    days on market $335,990 Active 723 DOM
27. 2026-08-20
    days on market $335,990 Active 722 DOM
28. 2026-08-19
    days on market $335,990 Active 721 DOM
29. 2026-08-18
    days on market $335,990 Active 720 DOM
30. 2026-08-17
    days on market $335,990 Active 719 DOM
31. 2026-08-16
    days on market $335,990 Active 718 DOM
32. 2026-08-15
    days on market $335,990 Active 717 DOM
33. 2026-08-14
    days on market $335,990 Active 716 DOM
34. 2026-08-13
    days on market $335,990 Active 715 DOM
35. 2026-08-12
    days on market $335,990 Active 714 DOM
36. 2026-08-11
    days on market $335,990 Active 713 DOM
37. 2026-08-10
    days on market $335,990 Active 712 DOM
38. 2026-08-09
    days on market $335,990 Active 711 DOM
39. 2026-08-08
    days on market $335,990 Active 710 DOM
40. 2026-08-06
    days on market $335,990 Active 708 DOM
41. 2026-08-05
    days on market $335,990 Active 707 DOM
42. 2026-08-04
    days on market $335,990 Active 706 DOM
43. 2026-08-03
    days on market $335,990 Active 705 DOM
44. 2026-07-31
    days on market $335,990 Active 702 DOM
45. 2026-07-30
    days on market $335,990 Active 700 DOM
46. 2026-07-28
    days on market $335,990 Active 699 DOM
47. 2026-07-26
    days on market $335,990 Active 697 DOM
48. 2026-07-24
    days on market $335,990 Active 695 DOM
49. 2026-07-23
    days on market $335,990 Active 694 DOM
50. 2026-07-22
    days on market $335,990 Active 693 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: $34,397
• − Mortgage interest: −$23,081
• − Property taxes: −$6,181
• − Insurance: −$2,060
• − Repairs & maintenance: −$2,752
• − Management: −$2,752
• − HOA: −$2,136
• − Depreciation: −$11,987
• Taxable loss: −$16,552
• Est. tax savings @ 24.0%: +$3,972
• After-tax cash flow: $-5,161/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 is in excellent condition with no visible repairs needed. It offers a good return on investment with minor updates to enhance curb appeal and modernize the interior.

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 Upgrading kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑
• Resale Upgrading bathrooms with modern fixtures — Modernizes bathrooms and enhances appeal ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Southbury Elem School F IL #503/2,056 Nat'l #22,595/41,679 Middle Traughber Jr High School F IL #284/665 Nat'l #9,545/14,009 High Oswego High School F IL #152/693 Nat'l #10,333/17,239

Schools (NCES district)

• District: CUSD 308
• NCES district ID: 1730270
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $89,945
• Composite: 31.25/100
• National rank: #6028
• State rank: #179 of 620 in IL

A Composite livability gradescore 81/100

Livability — Oswego

• Score: 81/100
• State rank: #83
• US rank: #1366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kendall County · 138,283 people
• City population: 43,047
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 43,047
• Household income: $119,371
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 12% of renters

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Population outlook (Kendall County) Hauer SSP2

• Today (2025): 138,283 people
• By 2030: 144,935 · +4.8%
• By 2040: 156,944 · +13.5%
• By 2050: 165,424 · +19.6%
• By 2075: 174,715 · +26.3%
• By 2100: 168,523 · +21.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 18% Two or more races 13% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Romanian 7% Lithuanian 2% Italian 2%
• Foreign-born: 13% · Canada
• Languages at home: 79% English-only · Spanish 14% Other Indo-European 2% Russian/Polish/Slavic 2%

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Political lean MEDSL · Kendall

• 2024 margin: Toss-up / Even · D 50.0% · R 48.5% · Other 1.6%
• 2008→2024 swing: -5.7pp toward R · 2008: 7.2pp · 2024: 1.5pp
• All cycles: 2024: D+1.5 2020: D+5.7 2016: R+1.5 2012: R+4.1 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.42%
• Current HPI: 210.3944
• Rent YoY: ▲ 4.47%
• 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

-15.4% since first listed

13 events — show timeline

• 2026-05-10 Price Changed $335,990 Zillow
• 2026-04-02 Price Changed $425,990 Zillow
• 2026-02-28 Price Changed $424,990 Zillow
• 2026-02-12 Price Changed $423,990 Zillow
• 2025-11-25 Relisted — Zillow
• 2025-11-19 Delisted — Zillow
• 2025-11-05 Price Changed $443,990 Zillow
• 2025-08-29 Price Changed $441,990 Zillow
• 2025-07-03 Price Changed $431,990 Zillow
• 2025-03-21 Price Changed $411,990 Zillow
• 2025-03-06 Price Changed $401,990 Zillow
• 2025-01-02 Price Changed $399,990 Zillow
• 2024-08-21 Listed $396,990 Zillow