Hamilton Plan · Elgin, IL 60123

$156,900

2 bd · 2.0 ba · 1,198 sqft · Manufactured · 325 Days on market

Excellent condition ↓ 5% since listing

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Why this score? — see what drove the B- 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).

• Cash flow +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ age qualified community. Welcome to Willow Lake Estates, a vibrant 55+ community in Elgin, IL, where comfort and style come together in the spacious Hamilton model. This beautifully designed 2 bedroom, 2 bathroom home offers 1,356 sq. ft. of modern living with an open-concept layout, luxury vinyl plank flooring, and vaulted ceilings that fill the space with natural light. The contemporary kitchen features stainless steel appliances, ample cabinetry, and a generous island-perfect for cooking or entertaining. The large primary suite includes a walk-in closet and private en-suite bath with dual vanities and a walk-in shower. An attached carport provides convenient covered parking, while low-maintenance landscaping and a welcoming front porch add to the home's charm. Located on a quiet, well-maintained street within a community rich in amenities-like a clubhouse, outdoor pool, billiards room, spring-fed lakes, and scenic grounds-you'll also be just minutes from shopping, dining, healthcare, and expressways. Call today to schedule your private tour!

Key facts

• Contemporary kitchen
• Generous island
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• LUXURY VINYL PLANK FLOORING
• CONTEMPORARY KITCHEN
• STAINLESS STEEL APPLIANCES
• GENEROUS ISLAND
• WALK-IN CLOSET

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $157k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $138k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.4% in Elgin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#47 in IL, #975 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: health & safety C-, schools D-.
• SD U-46 (suburban): math 19% / reading 20% proficiency, ranked #386 of 620 in IL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.7%/yr); 93 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,944 units permitted in Kane County in 2024 (357 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $44k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 325 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Recommended offer $138,072 (12.0% below list)

Questions for the listing agent

1. It's been on market 325 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.97%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.69% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.25×
• Total profit: $10,967
• Equity at exit: $23,394

10-year hold

• IRR: 16.3%
• Equity multiple: 2.38×
• Total profit: $60,648
• Equity at exit: $13,566

Cash invested: $43,932 (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 →

ZIP-level market 60123

• Rents YoY: 3.7%
• Active inventory: 93
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$823
• Tax est. 1.5%: −$196 /mo · $2,354/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $548

Break-even live

Break-even rent $1,373

Max offer price $156,900

Occupancy floor 68%

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: $39,225
• Closing costs: $4,707
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Canterfield Pkwy E West Dundee, IL	3.0	1.0–2.0	1026	$2,415	$2.35	1d	6	1.05mi
50 Canterfield Pkwy W Dundee Township, IL	1.0	1.0	761	$1,775	$2.33	4d	1	1.13mi
50 Canterfield Pkwy W Dundee Township, IL	2.0	1.0	1018	$2,225	$2.19	3d	1	1.13mi
50 Canterfield Pkwy W Dundee Township, IL	1.0–3.0	1.0–3.0	1075	$2,512	$2.34	43d	15	1.13mi
50 Canterfield Pkwy W Dundee Township, IL	3.0	3.0	1389	$3,250	$2.34	24d	1	1.13mi
926 Congdon Ave Elgin, IL	1.0–3.0	1.0–1.5	813	$1,848	$2.27	1d	33	1.27mi
420 Prospect Blvd Unit 1-N Elgin, IL	2.0	1.0	800	$1,700	$2.12	7d	1	1.36mi
406 Prospect Blvd Unit 2 Elgin, IL	2.0	1.0	900	$1,525	$1.69	4d	1	1.38mi
1328 Shawford Way Elgin, IL	2.0	1.5	1500	$2,450	$1.63	43d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $156,900 Active 325 DOM
2. 2026-06-17
   days on market $156,900 Active 324 DOM
3. 2026-06-16
   days on market $156,900 Active 323 DOM
4. 2026-06-15
   days on market $156,900 Active 322 DOM
5. 2026-06-13
   days on market $156,900 Active 320 DOM
6. 2026-06-09
   days on market $156,900 Active 316 DOM
7. 2026-06-08
   days on market $156,900 Active 315 DOM
8. 2026-06-07
   days on market $156,900 Active 314 DOM
9. 2026-06-04
   days on market $156,900 Active 311 DOM
10. 2026-06-03
    days on market $156,900 Active 310 DOM
11. 2026-06-02
    days on market $156,900 Active 309 DOM
12. 2026-06-01
    days on market $156,900 Active 308 DOM
13. 2026-05-31
    days on market $156,900 Active 307 DOM
14. 2026-05-14
    price $156,900 1064-char remark

    Show marketing remark (1064 chars)

    55+ age qualified community. Welcome to Willow Lake Estates, a vibrant 55+ community in Elgin, IL, where comfort and style come together in the spacious Hamilton model. This beautifully designed 2 bedroom, 2 bathroom home offers 1,356 sq. ft. of modern living with an open-concept layout, luxury vinyl plank flooring, and vaulted ceilings that fill the space with natural light. The contemporary kitchen features stainless steel appliances, ample cabinetry, and a generous island-perfect for cooking or entertaining. The large primary suite includes a walk-in closet and private en-suite bath with dual vanities and a walk-in shower. An attached carport provides convenient covered parking, while low-maintenance landscaping and a welcoming front porch add to the home's charm. Located on a quiet, well-maintained street within a community rich in amenities-like a clubhouse, outdoor pool, billiards room, spring-fed lakes, and scenic grounds-you'll also be just minutes from shopping, dining, healthcare, and expressways. Call today to schedule your private tour!

15. 2026-04-29
    price $157,900 1064-char remark

    Show marketing remark (1064 chars)

    55+ age qualified community. Welcome to Willow Lake Estates, a vibrant 55+ community in Elgin, IL, where comfort and style come together in the spacious Hamilton model. This beautifully designed 2 bedroom, 2 bathroom home offers 1,356 sq. ft. of modern living with an open-concept layout, luxury vinyl plank flooring, and vaulted ceilings that fill the space with natural light. The contemporary kitchen features stainless steel appliances, ample cabinetry, and a generous island-perfect for cooking or entertaining. The large primary suite includes a walk-in closet and private en-suite bath with dual vanities and a walk-in shower. An attached carport provides convenient covered parking, while low-maintenance landscaping and a welcoming front porch add to the home's charm. Located on a quiet, well-maintained street within a community rich in amenities-like a clubhouse, outdoor pool, billiards room, spring-fed lakes, and scenic grounds-you'll also be just minutes from shopping, dining, healthcare, and expressways. Call today to schedule your private tour!

16. 2026-01-23
    price $159,900 1064-char remark

    Show marketing remark (1064 chars)

    55+ age qualified community. Welcome to Willow Lake Estates, a vibrant 55+ community in Elgin, IL, where comfort and style come together in the spacious Hamilton model. This beautifully designed 2 bedroom, 2 bathroom home offers 1,356 sq. ft. of modern living with an open-concept layout, luxury vinyl plank flooring, and vaulted ceilings that fill the space with natural light. The contemporary kitchen features stainless steel appliances, ample cabinetry, and a generous island-perfect for cooking or entertaining. The large primary suite includes a walk-in closet and private en-suite bath with dual vanities and a walk-in shower. An attached carport provides convenient covered parking, while low-maintenance landscaping and a welcoming front porch add to the home's charm. Located on a quiet, well-maintained street within a community rich in amenities-like a clubhouse, outdoor pool, billiards room, spring-fed lakes, and scenic grounds-you'll also be just minutes from shopping, dining, healthcare, and expressways. Call today to schedule your private tour!

17. 2025-07-28
    listed $164,900 Active 1064-char remark

    Show marketing remark (1064 chars)

    55+ age qualified community. Welcome to Willow Lake Estates, a vibrant 55+ community in Elgin, IL, where comfort and style come together in the spacious Hamilton model. This beautifully designed 2 bedroom, 2 bathroom home offers 1,356 sq. ft. of modern living with an open-concept layout, luxury vinyl plank flooring, and vaulted ceilings that fill the space with natural light. The contemporary kitchen features stainless steel appliances, ample cabinetry, and a generous island-perfect for cooking or entertaining. The large primary suite includes a walk-in closet and private en-suite bath with dual vanities and a walk-in shower. An attached carport provides convenient covered parking, while low-maintenance landscaping and a welcoming front porch add to the home's charm. Located on a quiet, well-maintained street within a community rich in amenities-like a clubhouse, outdoor pool, billiards room, spring-fed lakes, and scenic grounds-you'll also be just minutes from shopping, dining, healthcare, and expressways. Call today to schedule your private tour!

ⓘ 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: $24,798
• − Mortgage interest: −$8,789
• − Property taxes: −$2,354
• − Insurance: −$784
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$4,564
• Taxable income: $4,339
• Est. tax owed @ 24.0%: −$1,041
• After-tax cash flow: $5,537/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 100/100 None rehab

This new construction home in a 55+ community offers modern amenities and a spacious layout, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Installing smart home devices — Improves convenience and energy efficiency for potential buyers/renters.
• Both Adding smart locks — Enhances security and convenience for potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Installing smart home devices — Improves convenience and energy efficiency for potential buyers/renters. ↑
• Both Adding smart locks — Enhances security and convenience for potential buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: SD U-46
• NCES district ID: 1713710
• Math proficiency: 19% ▼ -7.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $69,757
• Composite: 19.39/100
• National rank: #8783
• State rank: #386 of 620 in IL

Livability — Elgin

• Score: 83/100
• State rank: #47
• US rank: #975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elgin, IL
• County: Kane County · 361,735 people
• City population: 124,091
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 48,379
• Household income: $87,693
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 1119.0

Population outlook (Kane County) Hauer SSP2

• Today (2025): 559,449 people
• By 2030: 568,757 · +1.7%
• By 2040: 575,969 · +3.0%
• By 2050: 563,477 · +0.7%
• By 2075: 492,321 · -12.0%
• By 2100: 380,943 · -31.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 47% White 38% Two or more races 17% Black 6% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 38% Puerto Rican 4%
• Common ancestry: Romanian 5% Italian 2% Slovak 1%
• Foreign-born: 23% · Canada, Jamaica
• Languages at home: 57% English-only · Spanish 38% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Kane

• 2024 margin: Lean D (+9.4) · D 54.0% · R 44.6% · Other 1.4%
• 2008→2024 swing: -2.4pp toward R · 2008: 11.8pp · 2024: 9.4pp
• All cycles: 2024: D+9.4 2020: D+14.4 2016: D+8.9 2012: D+0.9 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -140.80%
• Current HPI: 226.0713
• Rent YoY: ▲ 3.69%
• 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

Price history

-4.9% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $156,900 Zillow
• 2026-04-29 Price Changed $157,900 Zillow
• 2026-01-23 Price Changed $159,900 Zillow
• 2025-07-28 Listed $164,900 Zillow