751 Alberta Ave · Oswego, IL 60543

$397,815

3 bd · 2.0 ba · 1,573 sqft · SingleFamily · 33 Days on market

Built 2026 Excellent condition Garage $253/sqft · 7% below area Est $429k · 7% under $178/mo HOA · 6% of rent

---

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 +10.8/15.0
• Cash flow +7.5/30.0
• Condition / age +5.0/5.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• 1% rule +2.7/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

If you're in the market for a brand new, single-story home, look no further than the Braxton plan! With 1,573-1,703 square feet of living space, 2-3 bedrooms, and a spacious, open-concept kitchen, this floorplan is a perfect blend of modern design and functionality. Enter through the front door, where a bedroom, a full bathroom, and a flex room/optional third bedroom are privately tucked off the foyer hall. Whether it's a calming yoga studio, a tech-savvy home office, or a moody reading room, the flex space is just waiting to be transformed into the room you've always wanted in your home!

Key facts

• Ample natural light
• Open concept kitchen
• Flex room

Tags

• OPEN CONCEPT KITCHEN
• FLEX ROOM
• SPACIOUS KITCHEN ISLAND
• AMPLE NATURAL LIGHT
• EN SUITE BATH
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $398k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-503 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (22.9% below list).
• Recommended offer: $307k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.9% in Oswego — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 18 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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).
• This rent runs 31% of the median local income ($119k/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 $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 33 days — a 3% lower offer ($386k) is reasonable based on typical stale-listing flexibility.

Recommended offer $306,838 (22.9% 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 33 days. Have you received any prior offers? Is the seller open to a 23% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 10.8

CMA / ARV

• ARV (median comp): $429,314
• List price: $397,815
• Delta: -15.41%
• 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
721 Alberta Ave	0.14mi	3/2.0	1,573 (0%)	0mo	$406,055	$258	93
717 Alberta Ave	0.16mi	3/2.0	1,573 (0%)	0mo	$399,075	$254	92
741 Alberta Ave	0.05mi	2/2.0 (-1)	1,573 (0%)	1mo	$389,255	$247	92
740 Alberta Ave	0.06mi	2/2.0 (-1)	1,573 (0%)	2mo	$390,145	$248	90
739 Alberta Ave	0.06mi	3/2.0	1,474 (-6%)	2mo	$378,205	$257	85
743 Alberta Ave	0.04mi	2/2.0 (-1)	1,474 (-6%)	0mo	$376,925	$256	82
730 Alberta Ave	0.18mi	2/2.0 (-1)	1,573 (0%)	6mo	$389,990	$248	81
742 Alberta Ave	0.05mi	2/2.0 (-1)	1,700 (+8%)	1mo	$418,055	$246	78
734 Alberta Ave	0.09mi	2/2.0 (-1)	1,700 (+8%)	3mo	$430,990	$254	75
737 Alberta Ave	0.07mi	2/2.0 (-1)	1,700 (+8%)	5mo	$471,515	$277	74
719 Alberta Ave	0.16mi	2/2.0 (-1)	1,700 (+8%)	1mo	$424,925	$250	73
692 Canton Ct	0.57mi	3/2.0	1,729 (+10%)	1mo	$480,000	$278	56

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: -23.8%
• Equity multiple: 0.18×
• Total profit: $-91,751
• Equity at exit: $59,316

10-year hold

• IRR: -14.9%
• Equity multiple: 0.09×
• Total profit: $-101,060
• Equity at exit: $34,396

Cash invested: $111,388 (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: 18 active · 19 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $417,752 ($242/sqft)
• Median days on market: 166 d
• This list price: 39% of active listings are priced below it
• ARV vs active asking: +12.7% above 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: 10.8×

Monthly cashflow live

• Estimated rent: $3,068 high
• Mortgage (P&I): −$2,086
• Tax est. 1.5%: −$497 /mo · $5,967/yr
• Insurance: −$166
• HOA: −$178
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $-503

Break-even live

Break-even rent $3,705

Max offer price $325,003

Occupancy floor —

Sensitivity live

Price	-10% $-228	-5% $-366	+0% $-503	+5% $-641	+10% $-778
Rent	-10% $-746	-5% $-624	+0% $-503	+5% $-382	+10% $-261
Rate	-1.0pp $-303	-0.5pp $-402	base $-503	+0.5pp $-606	+1.0pp $-711

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: $99,454
• Closing costs: $11,934
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Lakeshore Dr Unit 120 Oswego, IL	3.0	2.5	1500	$2,800	$1.87	0d	1	0.63mi
285 Lakeshore Dr Oswego, IL	3.0	2.5	1914	$3,200	$1.67	93d	1	0.70mi
285 Lakeshore Dr Oswego, IL	3.0	2.5	1914	$3,000	$1.57	56d	1	0.70mi
169 Lakeshore Dr Oswego, IL	3.0	2.5	2221	$3,000	$1.35	93d	1	0.72mi
137 Dorset Ave Oswego, IL	2.0	2.0	1395	$2,500	$1.79	42d	1	1.10mi
137 Dorset Ave Oswego, IL	3.0	2.0	2189	$4,000	$1.83	62d	1	1.10mi
119 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,900	$1.86	93d	1	1.11mi
157 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,751	$1.76	93d	1	1.12mi
501 Vinca Ln Oswego, IL	3.0	2.0–2.5	1874	$3,300	$1.76	0d	12	1.16mi
182 Dorset Ave Oswego, IL	3.0	2.5	1747	$3,501	$2.00	59d	1	1.19mi
513 Vinca Ln Oswego, IL	3.0	2.0	1609	$3,000	$1.86	93d	1	1.19mi
517 Vinca Ln Oswego, IL	3.0	2.5	1747	$2,900	$1.66	93d	1	1.20mi
519 Vinca Ln Oswego, IL	3.0	2.5	1559	$3,401	$2.18	59d	1	1.20mi
519 Vinca Ln Oswego, IL	3.0	2.5	1559	$2,700	$1.73	93d	1	1.20mi
345 Hemlock Ln Oswego, IL	3.0	2.5	2008	$3,195	$1.59	16d	1	1.22mi
254 Dorset Ave Oswego, IL	3.0	2.5	1559	$2,651	$1.70	93d	1	1.23mi
400 Gloria Ln Oswego, IL	3.0	3.0	1829	$2,495	$1.36	10d	1	1.25mi
279 Dorset Ave Oswego, IL	3.0	2.0	1609	$4,000	$2.49	2d	1	1.26mi

Property features AI

Finance

• Other: Address: 751 Alberta Ave, Oswego, IL 60543List price $397,815Status: ActiveInventory type: SpecPlan name: BraxtonMLS note: Listing provided by Zillow; information deemed reliable but not guaranteed
• HOA & community: Association fee $178

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family propertyBraxton floor plan
• Exterior features: Living area approximately 1,573

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Braxton plan)

Listing history 50 events

1. 2026-08-08
   days on market $397,815 Active 33 DOM
2. 2026-08-06
   days on market $397,815 Active 31 DOM
3. 2026-08-05
   days on market $397,815 Active 30 DOM
4. 2026-08-04
   days on market $397,815 Active 29 DOM
5. 2026-08-03
   days on market $397,815 Active 28 DOM
6. 2026-07-31
   days on market $397,815 Active 25 DOM
7. 2026-07-30
   days on market $397,815 Active 23 DOM
8. 2026-07-28
   days on market $397,815 Active 22 DOM
9. 2026-07-26
   days on market $397,815 Active 20 DOM
10. 2026-07-24
    days on market $397,815 Active 18 DOM
11. 2026-07-23
    days on market $397,815 Active 17 DOM
12. 2026-07-22
    days on market $397,815 Active 16 DOM
13. 2026-07-21
    days on market $397,815 Active 15 DOM
14. 2026-07-20
    days on market $397,815 Active 14 DOM
15. 2026-07-18
    days on market $397,815 Active 12 DOM
16. 2026-07-18
    days on market $397,815 Active 11 DOM
17. 2026-07-16
    days on market $397,815 Active 10 DOM
18. 2026-07-15
    days on market $397,815 Active 9 DOM
19. 2026-07-14
    days on market $397,815 Active 8 DOM
20. 2026-07-13
    days on market $397,815 Active 7 DOM
21. 2026-07-13
    days on market $397,815 Active 6 DOM
22. 2026-07-11
    days on market $397,815 Active 5 DOM
23. 2026-07-09
    days on market $397,815 Active 3 DOM
24. 2026-07-07
    days on marketlisting id $397,815 Active 1 DOM
25. 2026-07-06
    pricedays on market $397,815 Active 54 DOM
26. 2026-07-06
    days on market $363,160 Active 53 DOM
27. 2026-07-05
    days on market $363,160 Active 52 DOM
28. 2026-07-03
    days on market $363,160 Active 51 DOM
29. 2026-07-02
    days on market $363,160 Active 50 DOM
30. 2026-07-01
    days on market $363,160 Active 49 DOM
31. 2026-06-30
    days on market $363,160 Active 48 DOM
32. 2026-06-29
    days on market $363,160 Active 47 DOM
33. 2026-06-28
    days on market $363,160 Active 46 DOM
34. 2026-06-27
    days on market $363,160 Active 45 DOM
35. 2026-06-26
    days on market $363,160 Active 44 DOM
36. 2026-06-24
    days on market $363,160 Active 42 DOM
37. 2026-06-22
    days on market $363,160 Active 40 DOM
38. 2026-06-21
    days on market $363,160 Active 39 DOM
39. 2026-06-18
    days on market $363,160 Active 36 DOM
40. 2026-06-17
    days on market $363,160 Active 35 DOM
41. 2026-06-16
    days on market $363,160 Active 34 DOM
42. 2026-06-15
    price $363,160 Active 33 DOM
43. 2026-06-15
    days on market $362,160 Active 33 DOM
44. 2026-06-13
    days on market $362,160 Active 31 DOM
45. 2026-06-09
    days on market $362,160 Active 27 DOM
46. 2026-06-08
    days on market $362,160 Active 26 DOM
47. 2026-06-07
    days on market $362,160 Active 25 DOM
48. 2026-06-04
    days on market $362,160 Active 22 DOM
49. 2026-06-03
    days on market $362,160 Active 21 DOM
50. 2026-06-02
    days on market $362,160 Active 20 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: $36,821
• − Mortgage interest: −$22,284
• − Property taxes: −$5,967
• − Insurance: −$1,989
• − Repairs & maintenance: −$2,946
• − Management: −$2,946
• − HOA: −$2,136
• − Depreciation: −$11,573
• Taxable loss: −$13,020
• Est. tax savings @ 24.0%: +$3,125
• After-tax cash flow: $-2,914/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 · 15 photos

Excellent 100/100 None rehab

This single-story home is in excellent condition with a modern design and ample natural light. It is move-in ready and would benefit from a fresh coat of paint and some landscaping to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and add value to the property. ↑

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: —

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

---

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

Property features AI

Finance

• Other: Address: 751 Alberta Ave, Oswego, IL 60543List price $397,815Status: ActiveInventory type: SpecPlan name: BraxtonMLS note: Listing provided by Zillow; information deemed reliable but not guaranteed
• HOA & community: Association fee $178

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family propertyBraxton floor plan
• Exterior features: Living area approximately 1,573

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Braxton plan)