BELLAMY Plan · Joliet, IL 60586

$421,990

4 bd · 2.5 ba · 2,051 sqft · SingleFamily · 768 Days on market

Good 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 +6.5/30.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Schools +2.2/10.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to the Bellamy floor plan located in the Ashford Place community in Plainfield, IL. This 2-story single family home offers 4 bedrooms, 2.5 bathrooms, 2 car garage and 2,051 sq. ft. of living space. As you enter the home, you will see a study/ flex space flowing to the foyer. As you walk down the hallway, you will see the guest bathroom and a coat closet and access to the stairs leading you to the second floor. This open concept floor plan flows seamlessly allowing the heart of the home to feel functional. This modern open concept design features 9' level ceilings, large windows, and luxury vinyl plank flooring. Homeowners will enjoy the kitchen's design and functionality. It features quartz countertops, stainless steel appliances, and a spacious walk-in pantry. An added bonus is the large built-in island, which includes the sink and dishwasher. Upstairs, the laundry room is at the center of all the rooms making chores easy. You will find three spacious secondary bedrooms, the second bathroom and a linen closet. The large primary bedroom sits at the front of the house providing a great view of the new community. The primary bedroom has plenty of space, and includes an en suite bathroom with a double vanity sink, a private water closet, and a walk-in closet that has additional storage space. To learn more about the Bellamy floorplan or to find your new home in the Ashford Place community, contact us today! Photos are for representational purposes only.

Key facts

• 2 garage spots
• Listed 768 days

🏗️ New construction. The $421,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $499,378.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $422k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-845 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $377k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $330k (21.8% below list).
• Recommended offer: $330k (21.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#153 in IL, #2,772 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A; Watch: amenities C-, health & safety C-.
• 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: Thomas Jefferson Elem Sch (math 18% / reading 20%, grade F, #1,116 of 2,056 statewide, top 55%, 579 students, 0% FRL); Aux Sable Middle Sch (math 18% / reading 32%, grade F, #327 of 665 statewide, top 50%, 855 students, 0% FRL); Plainfield South High School (math 21% / reading 25%, grade F, #312 of 693 statewide, top 46%, 2,411 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: Rents rising fast (+4.3%/yr); 174 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 36d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).
• This rent runs 30% of the median local income ($132k/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 $15k 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 768 days — a 12% lower offer ($371k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $329,842 (21.8% 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 768 days. Have you received any prior offers? Is the seller open to a 22% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.66% ✗
• Cap rate: 4.26%
• Cash-on-cash: -7.25%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $499,378
• List price: $421,990
• Delta: -15.50%
• 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
2115 Three Forks Dr	0.27mi	4/3.0	2,070 (+1%)	1mo	$389,000	$188	83
6707 Buchanan Cir	0.45mi	4/2.5	2,051 (0%)	1mo	$460,990	$225	78
6709 Buchanan Cir	0.45mi	4/2.5	2,051 (0%)	1mo	$461,990	$225	78
6708 Buchanan Cir	0.48mi	4/2.5	2,051 (0%)	1mo	$469,990	$229	77
6704 Buchanan Cir	0.48mi	4/2.5	2,051 (0%)	2mo	$466,990	$228	76
6702 Buchanan Cir	0.47mi	4/2.5	2,051 (0%)	2mo	$461,990	$225	76
2516 Oasis Dr	0.46mi	3/3.5 (-1)	1,864 (-9%)	1mo	$400,000	$215	53
6710 Buchanan Cir	0.46mi	4/2.5	2,356 (+15%)	1mo	$489,990	$208	53
6706 Buchanan Cir	0.48mi	4/2.5	2,356 (+15%)	2mo	$486,890	$207	51
1915 Winger Dr	0.54mi	3/2.5 (-1)	1,832 (-11%)	2mo	$425,000	$232	50
6413 Silver Ridge Dr	0.66mi	3/3.5 (-1)	1,916 (-7%)	2mo	$395,000	$206	48
6605 Langsford Ln	0.59mi	3/1.5 (-1)	1,850 (-10%)	2mo	$262,000	$142	46

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -27.5%
• Equity multiple: 0.07×
• Total profit: $-130,375
• Equity at exit: $74,459

10-year hold

• IRR: -21.6%
• Equity multiple: -0.18×
• Total profit: $-164,386
• Equity at exit: $43,177

Cash invested: $139,826 (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: 28 active · 55 under contract
• Months of supply: 2.5 mo (39%/mo absorbed)
• Median asking: $435,995 ($202/sqft)
• Median days on market: 22 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: +20.4% above current asking $/sqft

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

ZIP-level market 60586

• Home prices YoY: -33.7%
• Rents YoY: 4.3%
• Active inventory: 174
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,298 high
• Mortgage (P&I): −$2,619
• Tax est. 1.5%: −$624 /mo · $7,491/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $-845

Break-even live

Break-even rent $4,368

Max offer price $377,056

Occupancy floor —

Sensitivity live

Price	-10% $-500	-5% $-673	+0% $-845	+5% $-1,018	+10% $-1,190
Rent	-10% $-1,106	-5% $-976	+0% $-845	+5% $-715	+10% $-585
Rate	-1.0pp $-594	-0.5pp $-718	base $-845	+0.5pp $-975	+1.0pp $-1,106

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: $124,844
• Closing costs: $14,981
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2042 Legacy Pointe Blvd Plainfield, IL	4.0	2.5	2900	$3,700	$1.28	139d	1	0.01mi
7005 Manchester Dr Plainfield, IL	3.0	2.5	1906	$2,900	$1.52	46d	1	0.28mi
7005 Manchester Dr Plainfield, IL	3.0	2.5	1906	$2,700	$1.42	35d	1	0.28mi
6906 Townsend Blvd Plainfield, IL	3.0	2.0	1528	$2,700	$1.77	114d	1	0.34mi
2105 Three Forks Dr Plainfield, IL	3.0	2.0	1528	$2,631	$1.72	89d	1	0.34mi
6802 Daly Ln Plainfield, IL	4.0	2.5	2356	$3,400	$1.44	113d	1	0.36mi
2509 Labrecque Dr Plainfield, IL	3.0	2.0	1525	$2,585	$1.70	6d	1	0.38mi
2309 Gustave Ln Plainfield, IL	3.0	1.5	1645	$1,455	$0.88	65d	1	0.39mi
6504 Jack Rogers Ln Plainfield, IL	4.0	2.0	1744	$2,716	$1.56	4d	1	0.41mi
2419 Paradise Cir Plainfield, IL	3.0	2.5	1720	$2,989	$1.74	7d	1	0.44mi
2505 Paradise Cir Plainfield, IL	4.0	2.5	1923	$3,075	$1.60	6d	1	0.47mi
2513 Ruth Fitzgerald Dr Plainfield, IL	4.0	2.0	2394	$3,109	$1.30	51d	1	0.49mi
2612 Ruth Fitzgerald Dr Plainfield, IL	3.0	1.5	1744	$2,596	$1.49	4d	1	0.59mi
1812 Cumberland Dr Plainfield, IL	4.0	2.0	2506	$3,099	$1.24	27d	1	0.63mi
2311 Carpenter Ave #2311 Plainfield, IL	3.0	2.5	1800	$2,700	$1.50	70d	1	0.65mi
2213 Carpenter Ave Plainfield, IL	3.0	2.5	1540	$2,700	$1.75	30d	1	0.66mi
1811 Mandan Village Dr Plainfield, IL	4.0	3.0	2070	$3,274	$1.58	3d	1	0.68mi
7307 Ashbrook Ln Plainfield, IL	3.0	2.5	1916	$2,950	$1.54	54d	1	0.70mi
1909 Havenhill Dr Plainfield, IL	3.0	2.5	2100	$3,100	$1.48	0d	1	0.70mi
6514 Walter Adamic Ln Plainfield, IL	4.0	2.0	1886	$4,000	$2.12	7d	1	0.76mi
2914 Frank Turk Dr Plainfield, IL	4.0	2.0	1792	$2,800	$1.56	139d	1	0.92mi
6816 Twin Falls Dr Plainfield, IL	4.0	3.5	2202	$3,750	$1.70	2d	1	0.94mi
2416 Boxwood Ln Plainfield, IL	3.0	3.5	2359	$3,000	$1.27	90d	1	0.97mi
6917 Monmouth Dr Joliet, IL	3.0	3.0	1768	$2,770	$1.57	0d	1	0.99mi
7001 Grantham Dr Joliet, IL	3.0	2.0	1944	$7,630	$3.92	67d	1	1.05mi
6901 Creekside Dr Plainfield, IL	3.0	2.5	1727	$2,800	$1.62	5d	1	1.11mi
2016 Gray Hawk Ct Plainfield, IL	4.0	3.0	2088	$3,360	$1.61	0d	1	1.13mi
2005 Alpine Way Plainfield, IL	3.0	2.5	2359	$3,269	$1.39	83d	1	1.15mi
2002 Alpine Way Plainfield, IL	3.0	2.5	2359	$2,600	$1.10	116d	1	1.17mi
2302 Timber Trl Plainfield, IL	3.0	3.5	2800	$3,509	$1.25	69d	1	1.18mi
1401 Roth Dr Joliet, IL	3.0	2.5	2460	$3,255	$1.32	0d	1	1.22mi
1329 Prairie Creek Trl Joliet, IL	3.0	2.5	2427	$2,995	$1.23	44d	1	1.31mi
6715 Legacy Pointe Ct Joliet, IL	4.0	2.5	2544	$3,395	$1.33	24d	1	1.33mi
6408 Roth Ct Joliet, IL	4.0	2.5	2460	$3,265	$1.33	28d	1	1.42mi

Listing history 50 events

1. 2026-09-23
   days on market $421,990 Active 768 DOM
2. 2026-09-22
   days on market $421,990 Active 767 DOM
3. 2026-09-21
   days on market $421,990 Active 766 DOM
4. 2026-09-20
   days on market $421,990 Active 765 DOM
5. 2026-09-19
   days on market $421,990 Active 764 DOM
6. 2026-09-18
   days on market $421,990 Active 763 DOM
7. 2026-09-17
   days on market $421,990 Active 762 DOM
8. 2026-09-16
   days on market $421,990 Active 761 DOM
9. 2026-09-15
   days on market $421,990 Active 760 DOM
10. 2026-09-14
    days on market $421,990 Active 759 DOM
11. 2026-09-13
    days on market $421,990 Active 758 DOM
12. 2026-09-12
    days on market $421,990 Active 757 DOM
13. 2026-09-11
    days on market $421,990 Active 756 DOM
14. 2026-09-05
    days on market $421,990 Active 750 DOM
15. 2026-09-04
    days on market $421,990 Active 749 DOM
16. 2026-09-02
    days on market $421,990 Active 747 DOM
17. 2026-08-31
    days on market $421,990 Active 745 DOM
18. 2026-08-29
    days on market $421,990 Active 743 DOM
19. 2026-08-28
    days on market $421,990 Active 742 DOM
20. 2026-08-27
    days on market $421,990 Active 741 DOM
21. 2026-08-26
    days on market $421,990 Active 740 DOM
22. 2026-08-25
    days on market $421,990 Active 739 DOM
23. 2026-08-24
    days on market $421,990 Active 738 DOM
24. 2026-08-23
    days on market $421,990 Active 737 DOM
25. 2026-08-22
    days on market $421,990 Active 736 DOM
26. 2026-08-21
    days on market $421,990 Active 735 DOM
27. 2026-08-20
    days on market $421,990 Active 734 DOM
28. 2026-08-19
    days on market $421,990 Active 733 DOM
29. 2026-08-18
    days on market $421,990 Active 732 DOM
30. 2026-08-17
    days on market $421,990 Active 731 DOM
31. 2026-08-16
    days on market $421,990 Active 730 DOM
32. 2026-08-15
    days on market $421,990 Active 729 DOM
33. 2026-08-14
    days on market $421,990 Active 728 DOM
34. 2026-08-13
    days on market $421,990 Active 727 DOM
35. 2026-08-12
    days on market $421,990 Active 726 DOM
36. 2026-08-11
    days on market $421,990 Active 725 DOM
37. 2026-08-10
    days on market $421,990 Active 724 DOM
38. 2026-08-09
    days on market $421,990 Active 723 DOM
39. 2026-08-08
    days on market $421,990 Active 722 DOM
40. 2026-08-06
    days on market $421,990 Active 720 DOM
41. 2026-08-05
    days on market $421,990 Active 719 DOM
42. 2026-08-04
    days on market $421,990 Active 718 DOM
43. 2026-08-03
    days on market $421,990 Active 717 DOM
44. 2026-07-31
    days on market $421,990 Active 714 DOM
45. 2026-07-30
    days on market $421,990 Active 712 DOM
46. 2026-07-28
    days on market $421,990 Active 711 DOM
47. 2026-07-26
    days on market $421,990 Active 709 DOM
48. 2026-07-24
    days on market $421,990 Active 707 DOM
49. 2026-07-23
    days on market $421,990 Active 706 DOM
50. 2026-07-22
    days on market $421,990 Active 705 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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $39,581
• − Mortgage interest: −$27,973
• − Property taxes: −$7,491
• − Insurance: −$2,497
• − Repairs & maintenance: −$3,166
• − Management: −$3,166
• − Depreciation: −$14,527
• Taxable loss: −$19,240
• Est. tax savings @ 24.0%: +$4,618
• After-tax cash flow: $-5,526/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $10,255–$30,765 screening

This Bellamy floor plan home in Plainfield, IL is in excellent condition with minimal repairs needed. It offers a good ROI with updates focusing on curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Modern appliances improve functionality and attract buyers ↑
• Resale Bathroom fixtures — Upgraded fixtures enhance aesthetics and attract buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Thomas Jefferson Elem Sch F IL #1,116/2,056 Nat'l #34,564/41,679 Middle Aux Sable Middle Sch F IL #327/665 Nat'l #10,338/14,009 High Plainfield South High School F IL #312/693 Nat'l #13,542/17,239

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

B Composite livability gradescore 78/100

Livability — Joliet

• Score: 78/100
• State rank: #153
• US rank: #2772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Joliet, IL
• County: Will County · 705,368 people
• City population: 68,632
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 47,834
• Household income: $131,637
• Rent vs Own: 8.5% rent · 91.5% own
• Severe rent burden: 9% 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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 22% Two or more races 12% Black 11% Asian 4%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Romanian 11% Italian 2% Iranian 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 81% English-only · Spanish 12% 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: ▼ -105.85%
• Current HPI: 208.2858
• Rent YoY: ▲ 4.29%
• 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

+9.9% since first listed

15 events — show timeline

• 2026-03-22 Price Changed $421,990 Zillow
• 2026-03-05 Price Changed $420,990 Zillow
• 2026-02-27 Price Changed $419,990 Zillow
• 2025-04-08 Price Changed $418,990 Zillow
• 2025-04-03 Price Changed $417,990 Zillow
• 2025-02-25 Price Changed $414,990 Zillow
• 2025-02-11 Price Changed $412,990 Zillow
• 2025-01-28 Price Changed $410,990 Zillow
• 2025-01-15 Price Changed $408,990 Zillow
• 2024-12-31 Price Changed $406,990 Zillow
• 2024-11-21 Price Changed $404,990 Zillow
• 2024-11-21 Relisted — Zillow
• 2024-02-06 Delisted — Zillow
• 2024-01-03 Price Changed $387,990 Zillow
• 2023-11-01 Listed $383,990 Zillow