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Ballard Plan 🏗️ New Construction
F Composite 29.2
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 +3.6/10.0
  • Livability +3.4/5.0
  • Rent growth +2.5/5.0
  • 1% rule +2.0/10.0
  • DSCR +0.0/10.0
  • Appreciation +0.0/10.0

$330,990

Ballard Plan · Plainfield, IL 60544
2 bd · 2.0 ba · 1,620 sqft · Townhouse · 662 Days on market
Excellent condition $298/mo HOA · 11% of rent ↓ 11% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

The Ballard plan available at The Villas at Lockley is a versatile and stylish single-story home, offering 1,620 square feet of thoughtfully designed living space. With 2 bedrooms, 2 baths, and a 2-car garage, this layout blends functionality and comfort, making it ideal for a variety of lifestyles.

Key facts

  • Single-story home
  • $298 HOA
  • 2 garage spots

Tags

SINGLE-STORY HOME

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
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🏗️ New construction. The $330,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $403,820.

What this means for you Summary

Snapshot

  • This is a 2-bed/2.0-bath townhouse listed at $331k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $-859 ($-10k/yr) — negative.
  • To cash-flow at today's rent, offer at most $279k (15.6% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (14.7% below list).
  • Recommended offer: $279k (15.6% below list) — sets the bar for cash-flow.

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: 278 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 30d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 31% 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 $3k of loan paydown is wiped out by about $12k 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 662 days — a 12% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
Recommended offer $279,463 (15.6% 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 662 days. Have you received any prior offers? Is the seller open to a 16% 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. 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
0.70% ✗
Cap rate
3.74%
Cash-on-cash
-9.12%
DSCR
0.59
GRM
11.9

CMA / ARV

ARV (median comp)
$403,820
List price
$330,990
Delta
-18.04%
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
25535 W Alabaster Cir 0.05mi 2/2.0 1,620 (0%) 0mo $359,990 $222 97
25525 W Alabaster Cir 0.08mi 2/2.0 1,620 (0%) 0mo $349,990 $216 96
25531 W Alabaster Cir 0.06mi 2/2.0 1,620 (0%) 2mo $369,990 $228 96
25443 W Alabaster Cir 0.12mi 2/2.0 1,668 (+3%) 2mo $385,000 $231 88
25501 W Alabaster Cir 0.10mi 2/2.5 1,668 (+3%) 1mo $399,985 $240 88
25505 W Alabaster Cir 0.10mi 3/2.0 (+1) 1,668 (+3%) 1mo $389,990 $234 85
25449 W Alabaster Cir 0.11mi 3/2.0 (+1) 1,668 (+3%) 1mo $379,990 $228 84
25533 W Alabaster Cir 0.06mi 2/2.0 1,462 (-10%) 2mo $339,990 $233 80
25503 W Alabaster Cir 0.10mi 2/2.0 1,462 (-10%) 1mo $349,990 $239 78
25447 W Alabaster Cir 0.11mi 2/2.0 1,462 (-10%) 2mo $356,520 $244 77
25532 W Emory Ln 0.09mi 3/2.5 (+1) 1,781 (+10%) 0mo $379,990 $213 72
14343 S Charlton Pl 0.13mi 3/2.5 (+1) 1,781 (+10%) 2mo $399,990 $225 69

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
-32.4%
Equity multiple
-0.06×
Total profit
$-119,946
Equity at exit
$60,211
10-year hold
IRR
-37.5%
Equity multiple
-0.54×
Total profit
$-174,011
Equity at exit
$34,915

Cash invested: $113,070 (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 →
Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
21 active · 44 under contract
Months of supply
2.6 mo (38%/mo absorbed)
Median asking
$379,990 ($213/sqft)
Median days on market
39 d
This list price
14% of active listings are priced below it
ARV vs active asking
+16.8% above 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
278
Price-to-rent
9.8×

Monthly cashflow live

Estimated rent
$2,822 high interval (Pro) →
Mortgage (P&I)
−$2,118
Tax est. 1.5%
−$505 /mo · $6,057/yr
Insurance
−$168
HOA
−$298
Vacancy / Maint / Mgmt
−$593
Net cashflow
$-859

Break-even live

Break-even rent $3,910
Max offer price $279,463
Occupancy floor —

Sensitivity live

Price -10% $-580 -5% $-720 +0% $-859 +5% $-999 +10% $-1,138
Rent -10% $-1,082 -5% $-971 +0% $-859 +5% $-748 +10% $-636
Rate -1.0pp $-656 -0.5pp $-757 base $-859 +0.5pp $-964 +1.0pp $-1,070

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
$100,955
Closing costs
$12,115
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 24 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
14729 S Greenbriar Dr Plainfield, IL 3.0 2.0 1956 $3,600 $1.84 43d 1 0.43mi
14729 S Greenbriar Dr Plainfield, IL 3.0 2.0 1956 $3,300 $1.69 36d 1 0.43mi
25704 W Wakefield Dr Plainfield, IL 3.0 2.5 1840 $2,900 $1.58 4d 1 0.99mi
14514 Thomas Jefferson Dr Plainfield, IL 3.0 2.5 1400 $2,200 $1.57 30d 1 0.99mi
25706 W Wakefield Dr Plainfield, IL 3.0 2.5 1767 $2,800 $1.58 29d 1 1.03mi
14940 S McCarthy Cir Unit 1 Plainfield, IL 3.0 2.5 2175 $3,000 $1.38 4d 1 1.03mi
14942 S McCarthy Cir Plainfield, IL 3.0 2.5 1764 $2,900 $1.64 12d 1 1.03mi
14934 S McCarthy Cir Unit 14934 Plainfield, IL 3.0 2.5 1764 $2,700 $1.53 66d 1 1.05mi
14936 S McCarthy Cir Plainfield, IL 3.0 2.5 1764 $2,900 $1.64 68d 1 1.05mi
24708 George Washington Dr Plainfield, IL 3.0 2.5 1344 $2,495 $1.86 73d 1 1.05mi
25736 W Yorkshire Dr Plainfield, IL 3.0 2.5 1764 $2,800 $1.59 93d 1 1.08mi
25750 W Yorkshire Dr Unit 25750 Plainfield, IL 3.0 2.5 1764 $2,800 $1.59 0d 1 1.08mi
25752 W Yorkshire Dr Plainfield, IL 3.0 2.5 1764 $2,950 $1.67 7d 1 1.08mi
14951 S McCarthy Cir Unit 14951 Plainfield, IL 3.0 2.5 1764 $2,850 $1.62 46d 1 1.08mi
25732 W Wakefield Dr Plainfield, IL 3.0 2.5 1767 $3,100 $1.75 93d 1 1.09mi
25720 W Yorkshire Dr Plainfield, IL 3.0 2.5 1764 $2,800 $1.59 62d 1 1.10mi
14750 Wallin Dr Plainfield, IL 3.0 1.0–2.0 1092 $2,505 $2.29 0d 20 1.13mi
14946 S Dyer LN Plainfield, IL 3.0 2.5 2039 $3,000 $1.47 30d 1 1.15mi
14946 S Dyer LN Plainfield, IL 3.0 2.5 2039 $3,000 $1.47 3d 1 1.15mi
24617 Patriot Square Dr S Unit 24617 Plainfield, IL 3.0 2.5 1757 $2,700 $1.54 1d 1 1.19mi
24617 Patriot Square Dr S Plainfield, IL 3.0 2.5 1757 $2,700 $1.54 3d 1 1.19mi
14525 Samuel Adams Dr Plainfield, IL 3.0 2.5 1757 $2,500 $1.42 15d 1 1.19mi
24463 John Adams Dr Plainfield, IL 3.0 2.5 1759 $2,650 $1.51 43d 1 1.41mi
24463 John Adams Dr Plainfield, IL 3.0 2.5 1759 $2,650 $1.51 23d 1 1.41mi

Listing history 50 events

  1. 2026-08-08
    days on market $330,990 Active 662 DOM
  2. 2026-08-06
    days on market $330,990 Active 660 DOM
  3. 2026-08-05
    days on market $330,990 Active 659 DOM
  4. 2026-08-04
    days on market $330,990 Active 658 DOM
  5. 2026-08-03
    days on market $330,990 Active 657 DOM
  6. 2026-07-31
    days on market $330,990 Active 654 DOM
  7. 2026-07-30
    days on market $330,990 Active 652 DOM
  8. 2026-07-28
    days on market $330,990 Active 651 DOM
  9. 2026-07-26
    days on market $330,990 Active 649 DOM
  10. 2026-07-24
    days on market $330,990 Active 647 DOM
  11. 2026-07-23
    days on market $330,990 Active 646 DOM
  12. 2026-07-22
    days on market $330,990 Active 645 DOM
  13. 2026-07-21
    days on market $330,990 Active 644 DOM
  14. 2026-07-20
    days on market $330,990 Active 643 DOM
  15. 2026-07-18
    days on market $330,990 Active 641 DOM
  16. 2026-07-18
    days on market $330,990 Active 640 DOM
  17. 2026-07-16
    days on market $330,990 Active 639 DOM
  18. 2026-07-15
    days on market $330,990 Active 638 DOM
  19. 2026-07-14
    days on market $330,990 Active 637 DOM
  20. 2026-07-13
    days on market $330,990 Active 636 DOM
  21. 2026-07-13
    days on market $330,990 Active 635 DOM
  22. 2026-07-11
    days on market $330,990 Active 634 DOM
  23. 2026-07-10
    days on market $330,990 Active 633 DOM
  24. 2026-07-09
    days on market $330,990 Active 632 DOM
  25. 2026-07-07
    days on market $330,990 Active 630 DOM
  26. 2026-07-06
    days on market $330,990 Active 629 DOM
  27. 2026-07-06
    days on market $330,990 Active 628 DOM
  28. 2026-07-05
    days on market $330,990 Active 627 DOM
  29. 2026-07-03
    days on market $330,990 Active 626 DOM
  30. 2026-07-02
    days on market $330,990 Active 625 DOM
  31. 2026-07-01
    days on market $330,990 Active 624 DOM
  32. 2026-06-30
    days on market $330,990 Active 623 DOM
  33. 2026-06-29
    days on market $330,990 Active 622 DOM
  34. 2026-06-28
    days on market $330,990 Active 621 DOM
  35. 2026-06-27
    days on market $330,990 Active 620 DOM
  36. 2026-06-26
    days on market $330,990 Active 619 DOM
  37. 2026-06-24
    days on market $330,990 Active 617 DOM
  38. 2026-06-22
    days on market $330,990 Active 615 DOM
  39. 2026-06-21
    days on market $330,990 Active 614 DOM
  40. 2026-06-18
    days on market $330,990 Active 611 DOM
  41. 2026-06-17
    days on market $330,990 Active 610 DOM
  42. 2026-06-16
    days on market $330,990 Active 609 DOM
  43. 2026-06-15
    days on market $330,990 Active 608 DOM
  44. 2026-06-13
    days on market $330,990 Active 606 DOM
  45. 2026-06-13
    days on market $330,990 Active 605 DOM
  46. 2026-06-09
    days on market $330,990 Active 602 DOM
  47. 2026-06-08
    days on market $330,990 Active 601 DOM
  48. 2026-06-07
    days on market $330,990 Active 600 DOM
  49. 2026-06-04
    days on market $330,990 Active 597 DOM
  50. 2026-06-03
    days on market $330,990 Active 596 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$33,863
− Mortgage interest
−$22,620
− Property taxes
−$6,057
− Insurance
−$2,019
− Repairs & maintenance
−$2,709
− Management
−$2,709
− HOA
−$3,576
− Depreciation
−$11,747
Taxable loss
−$17,575
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$4,218
After-tax cash flow
$-6,095/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 Ballard plan townhouse is in excellent condition with no visible repairs needed. It offers a good balance of functionality and comfort, making it ideal for a variety of lifestyles.

Value-add opportunities

  • Both Painting the exterior — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
  • Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers. ↑
  • Both Interior updates (e.g., new flooring, paint, and furniture) — Fresh updates can make the home more appealing and increase its value for both resale and rental purposes. ↑
F Composite school gradezoned avg 36/100

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 Academy

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

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%

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%
Common ancestry
Romanian 14% Subsaharan African 2% Slovak 2%
Foreign-born
12% · Canada
Languages at home
83% English-only · Spanish 8% Other Indo-European 3% Russian/Polish/Slavic 2%

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
—

Price history

-11.1% since first listed
12 events — show timeline
  • 2026-04-02 Price Changed $328,990 Zillow
  • 2026-03-05 Price Changed $327,990 Zillow
  • 2025-11-05 Price Changed $377,990 Zillow
  • 2025-08-29 Price Changed $375,990 Zillow
  • 2025-07-11 Price Changed $365,990 Zillow
  • 2025-06-17 Price Changed $362,990 Zillow
  • 2025-06-09 Price Changed $361,990 Zillow
  • 2025-05-01 Price Changed $359,990 Zillow
  • 2025-03-21 Price Changed $356,990 Zillow
  • 2025-03-11 Price Changed $351,990 Zillow
  • 2025-03-06 Price Changed $349,990 Zillow
  • 2024-10-15 Listed $369,990 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…