HENLEY Plan · Plainfield, IL 60544

$490,990

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

Excellent 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 +5.5/30.0
• Condition / age +4.8/5.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Henley floor plan located in Plainfield, IL at the Greenbriar community. This spacious home features 4 large bedrooms, 2.5 bathrooms, a study/flex space. A bonus loft space for an added second level living area and 2,600 sq. ft. of living space. As you enter the home from the covered front porch you will see the study or 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 functionality the kitchen provides 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 ample space with 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 3 that is spacious and includes a standard closet. 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 that provides space and functionality. * Photos are for representational purposes only, finishes may vary per home.

Key facts

• 2 garage spots
• Listed 721 days

🏗️ New construction. The $490,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $566,881.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $491k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $393k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $343k (30.1% below list).
• Recommended offer: $343k (30.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#496 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• 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: Lincoln Elementary (math 32% / reading 40%, grade F, #503 of 2,056 statewide, top 25%, 532 students, 0% FRL); Richard Ira Jones Middle School (math 30% / reading 42%, grade F, #182 of 665 statewide, top 28%, 837 students, 0% FRL); Plainfield North High School (math 40% / reading 40%, grade F, #85 of 693 statewide, top 12%, 2,377 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: 352 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 49d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).
• This rent runs 38% of the median local income ($108k/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 $17k 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 ($432k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $343,372 (30.1% 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 30% 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: 0.61% ✗
• Cap rate: 3.74%
• Cash-on-cash: -9.11%
• DSCR: 0.59
• GRM: 13.8

CMA / ARV

• ARV (median comp): $566,881
• List price: $490,990
• Delta: -13.39%
• 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
14850 S Parkview Dr	0.15mi	4/2.5	2,600 (0%)	3mo	$562,990	$217	90
14901 S Parkview Dr	0.17mi	4/2.5	2,836 (+9%)	1mo	$608,990	$215	76
15334 S Sawgrass Cir	0.54mi	3/2.5 (-1)	2,558 (-2%)	1mo	$525,000	$205	66
14920 S Henebry Ln	0.53mi	4/2.5	2,772 (+7%)	3mo	$575,000	$207	62
14913 S Henebry Ln	0.56mi	4/2.5	2,772 (+7%)	2mo	$572,800	$207	61
14731 Colonial Pkwy	0.65mi	4/2.5	2,430 (-6%)	2mo	$465,000	$191	57
14860 S Henebry Ln	0.73mi	4/2.5	2,772 (+7%)	3mo	$559,690	$202	52
15231 S Meadow Ln	0.68mi	4/2.5	2,340 (-10%)	0mo	$425,000	$182	51
25403 W Willow Dr	0.57mi	3/2.0 (-1)	2,340 (-10%)	1mo	$453,500	$194	49
25301 Presidential Ave	0.59mi	4/2.5	2,960 (+14%)	1mo	$465,000	$157	48
25102 Presidential Ave	0.74mi	4/2.5	2,877 (+11%)	3mo	$534,900	$186	45
15309 S Buttercup Ct	0.65mi	3/2.0 (-1)	2,340 (-10%)	3mo	$430,000	$184	43

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: -32.5%
• Equity multiple: -0.06×
• Total profit: $-168,551
• Equity at exit: $84,524

10-year hold

• IRR: -38.1%
• Equity multiple: -0.55×
• Total profit: $-245,381
• Equity at exit: $49,014

Cash invested: $158,727 (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 →

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

Active competition Active MLS

• For sale now: 49 active · 52 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $544,990 ($213/sqft)
• Median days on market: 53 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +2.4% vs current asking $/sqft

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

ZIP-level market 60544

• Home prices YoY: -30.8%
• Active inventory: 352
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $3,434 high
• Mortgage (P&I): −$2,973
• Tax est. 1.5%: −$709 /mo · $8,503/yr
• Insurance: −$236
• HOA: −$0
• Vacancy / Maint / Mgmt: −$721
• Net cashflow: $-1,205

Break-even live

Break-even rent $4,959

Max offer price $392,523

Occupancy floor —

Sensitivity live

Price	-10% $-813	-5% $-1,009	+0% $-1,205	+5% $-1,401	+10% $-1,597
Rent	-10% $-1,476	-5% $-1,341	+0% $-1,205	+5% $-1,069	+10% $-934
Rate	-1.0pp $-919	-0.5pp $-1,061	base $-1,205	+0.5pp $-1,352	+1.0pp $-1,501

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: $141,720
• Closing costs: $17,006
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14729 S Greenbriar Dr Plainfield, IL	3.0	2.0	1956	$3,600	$1.84	135d	1	0.23mi
14729 S Greenbriar Dr Plainfield, IL	3.0	2.0	1956	$3,300	$1.69	127d	1	0.23mi
25650 W Wakefield Dr Unit 2003 Plainfield, IL	3.0	2.5	1800	$2,900	$1.61	5d	1	0.38mi
25650 W Wakefield Dr Unit 2003 Plainfield, IL	3.0	2.5	1840	$2,900	$1.58	48d	1	0.38mi
25650 W Wakefield Dr Unit 2003 Plainfield, IL	3.0	2.5	1800	$2,900	$1.61	16d	1	0.38mi
25704 W Wakefield Dr Plainfield, IL	3.0	2.5	1840	$2,900	$1.58	10d	1	0.39mi
25637 W Wakefield Dr Plainfield, IL	3.0	2.5	1764	$2,800	$1.59	10d	1	0.40mi
25639 W Wakefield Dr Plainfield, IL	3.0	2.5	1764	$2,800	$1.59	10d	1	0.41mi
25706 W Wakefield Dr Plainfield, IL	3.0	2.5	1767	$2,800	$1.58	121d	1	0.41mi
15201 S Emerson St Plainfield, IL	4.0	2.5	2838	$4,000	$1.41	6d	1	0.42mi
15201 S Emerson St Plainfield, IL	4.0	2.5	2838	$4,000	$1.41	3d	1	0.42mi
15210 S Emerson St Plainfield, IL	4.0	2.5	2758	$4,350	$1.58	184d	1	0.43mi
15210 S Emerson St Plainfield, IL	4.0	2.5	2758	$3,999	$1.45	148d	1	0.43mi
15203 S Emerson St Plainfield, IL	4.0	2.5	2900	$4,000	$1.38	10d	1	0.43mi
15203 S Emerson St Plainfield, IL	4.0	2.5	2900	$4,000	$1.38	41d	1	0.43mi
25647 W Wakefield Dr Plainfield, IL	3.0	2.5	1764	$2,800	$1.59	53d	1	0.46mi
25732 W Wakefield Dr Plainfield, IL	3.0	2.5	1767	$3,100	$1.75	184d	1	0.47mi
25736 W Yorkshire Dr Plainfield, IL	3.0	2.5	1764	$2,800	$1.59	184d	1	0.48mi
25720 W Yorkshire Dr Plainfield, IL	3.0	2.5	1764	$2,800	$1.59	153d	1	0.48mi
25750 W Yorkshire Dr Unit 25750 Plainfield, IL	3.0	2.5	1764	$2,800	$1.59	0d	1	0.49mi
25752 W Yorkshire Dr Plainfield, IL	3.0	2.5	1764	$2,950	$1.67	99d	1	0.49mi
14938 S Henebry Ln Plainfield, IL	4.0	2.5	2074	$3,700	$1.78	24d	1	0.51mi
15303 S Sawgrass Cir Plainfield, IL	4.0	2.5	2281	$4,000	$1.75	110d	1	0.52mi
14615 Colonial Pkwy Plainfield, IL	4.0	2.5	2700	$3,700	$1.37	102d	1	0.63mi
14865 S Henebry Ln Plainfield Township, IL	4.0	2.5	3237	$4,500	$1.39	121d	1	0.74mi
25330 Government Ln Plainfield, IL	3.0	2.0	2460	$3,172	$1.29	1d	1	0.77mi
15042 S Darr Dr Plainfield, IL	3.0	2.0	1965	$3,400	$1.73	14d	1	0.78mi
15042 S Darr Dr Plainfield, IL	3.0	2.0	1965	$3,400	$1.73	10d	1	0.78mi
14940 S McCarthy Cir Unit 1 Plainfield, IL	3.0	2.5	2175	$2,950	$1.36	10d	1	0.79mi
14942 S McCarthy Cir Plainfield, IL	3.0	2.5	1764	$2,900	$1.64	10d	1	0.79mi
14942 S McCarthy Cir Plainfield, IL	3.0	2.5	1900	$2,890	$1.52	51d	1	0.79mi
14960 S McCarthy Cir Unit 14960 Plainfield, IL	3.0	2.5	1764	$2,795	$1.58	3d	1	0.80mi
14964 S McCarthy Cir Plainfield, IL	3.0	2.5	1764	$2,800	$1.59	3d	1	0.80mi
14932 S McCarthy Cir Plainfield, IL	3.0	2.5	2175	$2,995	$1.38	65d	1	0.81mi
14934 S McCarthy Cir Unit 14934 Plainfield, IL	3.0	2.5	1764	$2,700	$1.53	157d	1	0.81mi
14936 S McCarthy Cir Plainfield, IL	3.0	2.5	1764	$2,900	$1.64	159d	1	0.81mi
14948 S McCarthy Cir Unit 14948 Plainfield, IL	3.0	2.5	2175	$2,995	$1.38	10d	1	0.82mi
14519 General Dr Plainfield, IL	4.0	2.5	2800	$3,600	$1.29	165d	1	0.82mi
14951 S McCarthy Cir Unit 14951 Plainfield, IL	3.0	2.5	1764	$2,850	$1.62	138d	1	0.85mi
14420 General Dr Plainfield, IL	3.0	2.5	2460	$3,007	$1.22	0d	1	0.89mi

Listing history 50 events

1. 2026-11-08
   days on market $490,990 Active 722 DOM
2. 2026-11-07
   days on market $490,990 Active 721 DOM
3. 2026-11-06
   days on market $490,990 Active 720 DOM
4. 2026-11-05
   days on market $490,990 Active 719 DOM
5. 2026-11-04
   days on market $490,990 Active 718 DOM
6. 2026-11-02
   days on market $490,990 Active 716 DOM
7. 2026-11-01
   days on market $490,990 Active 715 DOM
8. 2026-10-31
   days on market $490,990 Active 714 DOM
9. 2026-10-30
   days on market $490,990 Active 713 DOM
10. 2026-10-29
    days on market $490,990 Active 712 DOM
11. 2026-10-28
    days on market $490,990 Active 711 DOM
12. 2026-10-27
    days on market $490,990 Active 710 DOM
13. 2026-10-26
    days on market $490,990 Active 709 DOM
14. 2026-10-25
    days on market $490,990 Active 708 DOM
15. 2026-10-24
    days on market $490,990 Active 707 DOM
16. 2026-10-23
    days on market $490,990 Active 706 DOM
17. 2026-10-22
    days on market $490,990 Active 705 DOM
18. 2026-10-21
    days on market $490,990 Active 704 DOM
19. 2026-10-20
    days on market $490,990 Active 703 DOM
20. 2026-10-19
    days on market $490,990 Active 702 DOM
21. 2026-10-18
    days on market $490,990 Active 701 DOM
22. 2026-10-17
    days on market $490,990 Active 700 DOM
23. 2026-10-16
    days on market $490,990 Active 699 DOM
24. 2026-10-15
    days on market $490,990 Active 698 DOM
25. 2026-10-14
    days on market $490,990 Active 697 DOM
26. 2026-10-13
    days on market $490,990 Active 696 DOM
27. 2026-10-12
    days on market $490,990 Active 695 DOM
28. 2026-10-11
    days on market $490,990 Active 694 DOM
29. 2026-10-10
    days on market $490,990 Active 693 DOM
30. 2026-10-09
    days on market $490,990 Active 692 DOM
31. 2026-10-08
    days on market $490,990 Active 691 DOM
32. 2026-10-07
    days on market $490,990 Active 690 DOM
33. 2026-10-06
    days on market $490,990 Active 689 DOM
34. 2026-10-05
    days on market $490,990 Active 688 DOM
35. 2026-10-04
    days on market $490,990 Active 687 DOM
36. 2026-10-03
    days on market $490,990 Active 686 DOM
37. 2026-10-02
    days on market $490,990 Active 685 DOM
38. 2026-10-01
    days on market $490,990 Active 684 DOM
39. 2026-09-30
    days on market $490,990 Active 683 DOM
40. 2026-09-29
    days on market $490,990 Active 682 DOM
41. 2026-09-28
    days on market $490,990 Active 681 DOM
42. 2026-09-27
    days on market $490,990 Active 680 DOM
43. 2026-09-26
    days on market $490,990 Active 679 DOM
44. 2026-09-25
    days on market $490,990 Active 678 DOM
45. 2026-09-24
    days on market $490,990 Active 677 DOM
46. 2026-09-23
    days on market $490,990 Active 676 DOM
47. 2026-09-22
    days on market $490,990 Active 675 DOM
48. 2026-09-21
    days on market $490,990 Active 674 DOM
49. 2026-09-20
    days on market $490,990 Active 673 DOM
50. 2026-09-19
    days on market $490,990 Active 672 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: $41,205
• − Mortgage interest: −$31,754
• − Property taxes: −$8,503
• − Insurance: −$2,834
• − Repairs & maintenance: −$3,296
• − Management: −$3,296
• − Depreciation: −$16,491
• Taxable loss: −$24,971
• Est. tax savings @ 24.0%: +$5,993
• After-tax cash flow: $-8,466/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

Excellent 95/100 None rehab

This Henley floor plan home in Plainfield, IL is in excellent condition with no visible repairs needed. It offers a spacious layout and modern amenities, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Rental Replace light fixtures — Modern lighting can improve the home's rental appeal ↑
• Both Install smart home devices — Smart home devices can increase both resale and rental value ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Lincoln Elementary F IL #503/2,056 Nat'l #22,595/41,679 Middle Richard Ira Jones Middle School F IL #182/665 Nat'l #7,206/14,009 High Plainfield North High School F IL #85/693 Nat'l #8,112/17,239

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

C Composite livability gradescore 67/100

Livability — Plainfield

• Score: 67/100
• State rank: #496
• US rank: #10260

Category grades

Amenities F Commute F Cost of living F 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: Plainfield, IL
• County: Will County · 705,368 people
• City population: 75,140
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 27,306
• Household income: $108,304
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 3% 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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 13% Two or more races 10% Black 9% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Languages at home: 83% English-only · Spanish 8% 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: ▼ -85.39%
• Current HPI: 191.7581
• Rent YoY: —
• 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

+8.6% since first listed

12 events — show timeline

• 2026-01-22 Price Changed $490,990 Zillow
• 2025-04-08 Price Changed $487,990 Zillow
• 2025-04-03 Price Changed $485,990 Zillow
• 2025-02-25 Price Changed $482,990 Zillow
• 2025-02-11 Price Changed $481,990 Zillow
• 2025-01-28 Price Changed $479,990 Zillow
• 2025-01-15 Price Changed $474,990 Zillow
• 2024-12-31 Price Changed $469,990 Zillow
• 2024-11-21 Price Changed $464,990 Zillow
• 2024-11-21 Relisted — Zillow
• 2024-02-06 Delisted — Zillow
• 2024-02-01 Listed $451,990 Zillow