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Braxton Plan 🏗️ New Construction
F Composite 31.73
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 +6.2/30.0
  • 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

$335,990

Braxton Plan · Oswego, IL 60543
2 bd · 2.0 ba · 1,573 sqft · SingleFamily · 710 Days on market
Excellent condition $178/mo HOA · 6% of rent ↓ 15% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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 HOMEOPEN-CONCEPT KITCHEN

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…
🏗️ New construction. The $335,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $420,454.

What this means for you Summary

Snapshot

  • This is a 2-bed/2.0-bath single-family listed at $336k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $-775 ($-9k/yr) — negative.
  • To cash-flow at today's rent, offer at most $308k (8.2% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (13.0% below list).
  • Recommended offer: $292k (13.0% 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); 358 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 60d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 74% 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 $13k 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 710 days — a 12% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
  • 2 sale attempts since 2y ago; this cycle's ask has dropped $61k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Recommended offer $292,241 (13.0% 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 710 days. Have you received any prior offers? Is the seller open to a 13% 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
-7.90%
DSCR
0.65
GRM
12.0

CMA / ARV

ARV (median comp)
$420,454
List price
$335,990
Delta
-20.09%
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%) 1mo $389,255 $247 92
740 Alberta Ave 0.15mi 2/2.0 1,573 (0%) 2mo $390,145 $248 91
721 Alberta Ave 0.08mi 3/2.0 (+1) 1,573 (0%) 0mo $406,055 $258 91
717 Alberta Ave 0.10mi 3/2.0 (+1) 1,573 (0%) 0mo $399,075 $254 90
730 Alberta Ave 0.15mi 2/2.0 1,573 (0%) 6mo $389,990 $248 88
735 Alberta Ave 0.12mi 3/2.0 (+1) 1,573 (0%) 8mo $379,990 $242 83
743 Alberta Ave 0.16mi 2/2.0 1,474 (-6%) 0mo $376,925 $256 82
719 Alberta Ave 0.09mi 2/2.0 1,700 (+8%) 1mo $424,925 $250 81
742 Alberta Ave 0.16mi 2/2.0 1,700 (+8%) 1mo $418,055 $246 78
734 Alberta Ave 0.13mi 2/2.0 1,700 (+8%) 3mo $430,990 $254 78
737 Alberta Ave 0.13mi 2/2.0 1,700 (+8%) 5mo $471,515 $277 76
739 Alberta Ave 0.14mi 3/2.0 (+1) 1,474 (-6%) 2mo $378,205 $257 76

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
$-112,950
Equity at exit
$62,691
10-year hold
IRR
-22.2%
Equity multiple
-0.21×
Total profit
$-142,743
Equity at exit
$36,353

Cash invested: $117,727 (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
17 active · 20 under contract
Months of supply
7.3 mo (14%/mo absorbed)
Median asking
$417,515 ($243/sqft)
Median days on market
166 d
This list price
6% of active listings are priced below it
ARV vs active asking
+10.0% vs current asking $/sqft

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

ZIP-level market 60543

Home prices YoY
-30.3%
Rents YoY
4.5%
Active inventory
358
Price-to-rent
9.6×

Monthly cashflow live

Estimated rent
$2,922 high interval (Pro) →
Mortgage (P&I)
−$2,205
Tax est. 1.5%
−$526 /mo · $6,307/yr
Insurance
−$175
HOA
−$178
Vacancy / Maint / Mgmt
−$614
Net cashflow
$-775

Break-even live

Break-even rent $3,903
Max offer price $308,316
Occupancy floor —

Sensitivity live

Price -10% $-484 -5% $-630 +0% $-775 +5% $-920 +10% $-1,066
Rent -10% $-1,006 -5% $-890 +0% $-775 +5% $-660 +10% $-544
Rate -1.0pp $-563 -0.5pp $-668 base $-775 +0.5pp $-884 +1.0pp $-995

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
$105,114
Closing costs
$12,614
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 19 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
120 Lakeshore Dr Unit 120 Oswego, IL 3.0 2.5 1500 $2,800 $1.87 0d 1 0.80mi
169 Lakeshore Dr Oswego, IL 3.0 2.5 2221 $3,000 $1.35 93d 1 0.89mi
285 Lakeshore Dr Oswego, IL 3.0 2.5 1914 $3,200 $1.67 93d 1 0.90mi
285 Lakeshore Dr Oswego, IL 3.0 2.5 1914 $3,000 $1.57 56d 1 0.90mi
400 Gloria Ln Oswego, IL 3.0 3.0 1829 $2,495 $1.36 10d 1 1.04mi
137 Dorset Ave Oswego, IL 2.0 2.0 1395 $2,500 $1.79 42d 1 1.31mi
137 Dorset Ave Oswego, IL 3.0 2.0 2189 $4,000 $1.83 62d 1 1.31mi
119 Dorset Ave Oswego, IL 3.0 2.5 1559 $2,900 $1.86 93d 1 1.32mi
157 Dorset Ave Oswego, IL 3.0 2.5 1559 $2,751 $1.76 93d 1 1.33mi
611 Charolotte Ln Oswego, IL 3.0 2.5 2018 $3,000 $1.49 31d 1 1.33mi
501 Vinca Ln Oswego, IL 3.0 2.0–2.5 1874 $3,300 $1.76 0d 12 1.37mi
182 Dorset Ave Oswego, IL 3.0 2.5 1747 $3,501 $2.00 59d 1 1.39mi
513 Vinca Ln Oswego, IL 3.0 2.0 1609 $3,000 $1.86 93d 1 1.40mi
517 Vinca Ln Oswego, IL 3.0 2.5 1747 $2,900 $1.66 93d 1 1.41mi
519 Vinca Ln Oswego, IL 3.0 2.5 1559 $2,700 $1.73 93d 1 1.41mi
519 Vinca Ln Oswego, IL 3.0 2.5 1559 $3,401 $2.18 59d 1 1.41mi
345 Hemlock Ln Oswego, IL 3.0 2.5 2008 $3,195 $1.59 16d 1 1.43mi
254 Dorset Ave Oswego, IL 3.0 2.5 1559 $2,651 $1.70 93d 1 1.44mi
279 Dorset Ave Oswego, IL 3.0 2.0 1609 $4,000 $2.49 2d 1 1.47mi

Listing history 50 events

  1. 2026-08-08
    days on market $335,990 Active 710 DOM
  2. 2026-08-06
    days on market $335,990 Active 708 DOM
  3. 2026-08-05
    days on market $335,990 Active 707 DOM
  4. 2026-08-04
    days on market $335,990 Active 706 DOM
  5. 2026-08-03
    days on market $335,990 Active 705 DOM
  6. 2026-07-31
    days on market $335,990 Active 702 DOM
  7. 2026-07-30
    days on market $335,990 Active 700 DOM
  8. 2026-07-28
    days on market $335,990 Active 699 DOM
  9. 2026-07-26
    days on market $335,990 Active 697 DOM
  10. 2026-07-24
    days on market $335,990 Active 695 DOM
  11. 2026-07-23
    days on market $335,990 Active 694 DOM
  12. 2026-07-22
    days on market $335,990 Active 693 DOM
  13. 2026-07-21
    days on market $335,990 Active 692 DOM
  14. 2026-07-20
    days on market $335,990 Active 691 DOM
  15. 2026-07-18
    days on market $335,990 Active 689 DOM
  16. 2026-07-18
    days on market $335,990 Active 688 DOM
  17. 2026-07-16
    days on market $335,990 Active 687 DOM
  18. 2026-07-15
    days on market $335,990 Active 686 DOM
  19. 2026-07-14
    days on market $335,990 Active 685 DOM
  20. 2026-07-13
    days on market $335,990 Active 684 DOM
  21. 2026-07-13
    days on market $335,990 Active 683 DOM
  22. 2026-07-11
    days on market $335,990 Active 682 DOM
  23. 2026-07-09
    days on market $335,990 Active 680 DOM
  24. 2026-07-07
    days on market $335,990 Active 678 DOM
  25. 2026-07-06
    days on market $335,990 Active 677 DOM
  26. 2026-07-06
    days on market $335,990 Active 676 DOM
  27. 2026-07-05
    days on market $335,990 Active 675 DOM
  28. 2026-07-03
    days on market $335,990 Active 674 DOM
  29. 2026-07-02
    days on market $335,990 Active 673 DOM
  30. 2026-07-01
    days on market $335,990 Active 672 DOM
  31. 2026-06-30
    days on market $335,990 Active 671 DOM
  32. 2026-06-29
    days on market $335,990 Active 670 DOM
  33. 2026-06-28
    days on market $335,990 Active 669 DOM
  34. 2026-06-27
    days on market $335,990 Active 668 DOM
  35. 2026-06-26
    days on market $335,990 Active 667 DOM
  36. 2026-06-24
    days on market $335,990 Active 665 DOM
  37. 2026-06-22
    days on market $335,990 Active 663 DOM
  38. 2026-06-21
    days on market $335,990 Active 662 DOM
  39. 2026-06-18
    days on market $335,990 Active 659 DOM
  40. 2026-06-17
    days on market $335,990 Active 658 DOM
  41. 2026-06-16
    days on market $335,990 Active 657 DOM
  42. 2026-06-15
    days on market $335,990 Active 656 DOM
  43. 2026-06-13
    days on market $335,990 Active 654 DOM
  44. 2026-06-09
    days on market $335,990 Active 650 DOM
  45. 2026-06-08
    days on market $335,990 Active 649 DOM
  46. 2026-06-07
    days on market $335,990 Active 648 DOM
  47. 2026-06-04
    days on market $335,990 Active 645 DOM
  48. 2026-06-03
    days on market $335,990 Active 644 DOM
  49. 2026-06-02
    days on market $335,990 Active 643 DOM
  50. 2026-06-01
    days on market $335,990 Active 642 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$35,069
− Mortgage interest
−$23,552
− Property taxes
−$6,307
− Insurance
−$2,102
− Repairs & maintenance
−$2,806
− Management
−$2,806
− HOA
−$2,136
− Depreciation
−$12,231
Taxable loss
−$16,871
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$4,049
After-tax cash flow
$-5,251/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

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%

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%

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
—

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

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…