MONROE Plan · Pingree Grove, IL 60140

$328,990

2 bd · 2.5 ba · 1,651 sqft · Townhouse · 586 Days on market

Good condition

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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).

• Cash flow +10.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Monroe townhome plan! This 3-story townhome has the perfect blend of functionality and design with 2 bedrooms, a loft, 2.5 baths, a 2-car garage, and a finished bonus room off the garage area! As you step inside this 1,651 square foot plan, you are greeted by a flex room with a walk-in closet perfect for a private office or home gym. Walking up the stairs, you will find the open concept main level living space. The kitchen includes a peninsula with plenty of extra seating, designer cabinetry, quartz countertops, and stainless-steel appliances. The kitchen opens seamlessly to the family room and eat-in area, making it ideal for everyday living and entertaining. You'll never be too far from the action with the dining area and great room. Upstairs is a primary bedroom, which includes a private en suite bathroom with a dual-height vanity and a large walk-in closet. Laundry won't be a chore with its dedicated space conveniently located near all bedrooms. Additionally, you'll find a bedroom and a loft space, perfect for a study room or den, whatever you choose! All D. R. Horton homes include designer inspired interior packages and come with the America's Smart Home® Technology, featuring a smart video doorbell, smart Honeywell thermostat, smart door lock, Deako smart light switches and more; allowing you to control and monitor your home from your couch or from 500 miles away. The beautiful Monroe floor plan is sure to meet your every need.

Key facts

• 2 garage spots
• Listed 586 days

🏗️ New construction. The $328,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $339,490.

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $329k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (15.6% below list).
• Recommended offer: $278k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.6% in Pingree Grove — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#694 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• CUSD 300 (suburban): math 24% / reading 27% proficiency, ranked #261 of 620 in IL (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Gilberts Elem Sch (math 34% / reading 31%, grade F, #582 of 2,056 statewide, top 28%, 707 students, 0% FRL); Hampshire Middle School (math 23% / reading 21%, grade F, #389 of 665 statewide, top 60%, 795 students, 0% FRL); Hampshire High School (math 30% / reading 35%, grade F, #152 of 693 statewide, top 22%, 1,938 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 357 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 586 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $277,773 (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 586 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.82% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.92%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $339,490
• List price: $328,990
• Delta: -3.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2684 Arrowhead Dr	0.25mi	2/2.5	1,651 (0%)	1mo	$319,990	$194	88
2666 Arrowhead Dr	0.26mi	2/2.5	1,651 (0%)	1mo	$318,990	$193	87
2664 Arrowhead Dr	0.26mi	2/2.5	1,651 (0%)	1mo	$323,990	$196	87
2646 Arrowhead Dr	0.28mi	2/2.5	1,651 (0%)	2mo	$323,990	$196	85
2644 Arrowhead Dr	0.28mi	2/2.5	1,651 (0%)	2mo	$324,990	$197	85
1395 Oakfield Ln	0.25mi	2/2.5	1,579 (-4%)	2mo	$309,990	$196	79
1397 Oakfield Ln	0.24mi	2/2.5	1,579 (-4%)	3mo	$308,990	$196	79
2686 Arrowhead Dr	0.25mi	3/2.5 (+1)	1,827 (+11%)	0mo	$337,990	$185	65
2680 Arrowhead Dr	0.25mi	3/2.5 (+1)	1,827 (+11%)	1mo	$347,990	$190	65
2660 Arrowhead Dr	0.26mi	3/2.5 (+1)	1,827 (+11%)	1mo	$344,990	$189	64
2662 Arrowhead Dr	0.26mi	3/2.5 (+1)	1,827 (+11%)	2mo	$336,990	$184	64
2668 Arrowhead Dr	0.26mi	3/2.5 (+1)	1,827 (+11%)	2mo	$349,990	$192	64

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-64,634
• Equity at exit: $50,619

10-year hold

• IRR: -12.2%
• Equity multiple: 0.28×
• Total profit: $-68,556
• Equity at exit: $29,353

Cash invested: $95,057 (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: 39 active · 42 under contract
• Months of supply: 6.7 mo (15%/mo absorbed)
• Median asking: $339,990 ($201/sqft)
• Median days on market: 36 d
• This list price: 15% 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 60140

• Home prices YoY: -24.6%
• Active inventory: 357
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,778 high
• Mortgage (P&I): −$1,780
• Tax est. 1.5%: −$424 /mo · $5,092/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $-152

Break-even live

Break-even rent $2,970

Max offer price $317,534

Occupancy floor —

Sensitivity live

Price	-10% $83	-5% $-34	+0% $-152	+5% $-269	+10% $-386
Rent	-10% $-371	-5% $-261	+0% $-152	+5% $-42	+10% $68
Rate	-1.0pp $19	-0.5pp $-65	base $-152	+0.5pp $-240	+1.0pp $-329

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: $84,872
• Closing costs: $10,185
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1399 Grand Tetons Dr Pingree Grove, IL	3.0	2.5	1561	$2,800	$1.79	26d	1	0.07mi
2921 Acadia Cir Pingree Grove, IL	3.0	2.5	1663	$3,100	$1.86	0d	1	0.14mi
1442 Yosemite Way Pingree Grove, IL	3.0	2.5	1651	$2,650	$1.61	69d	1	0.54mi
1534 Yosemite Way Pingree Grove, IL	3.0	2.5	1827	$2,650	$1.45	0d	1	0.54mi
1537 Yosemite Way Unit NA Pingree Grove, IL	3.0	2.5	1756	$2,795	$1.59	77d	1	0.55mi
1534 Yosemite Way Pingree Grove, IL	3.0	2.5	1827	$2,750	$1.51	55d	1	0.79mi
1555 Sequoia Way Pingree Grove, IL	2.0	2.5	1579	$2,499	$1.58	100d	1	0.79mi
1770 Southern Cir Unit 1 Pingree Grove, IL	2.0	2.0	1285	$2,500	$1.95	117d	1	1.17mi

Listing history 50 events

1. 2026-09-23
   days on market $328,990 Active 586 DOM
2. 2026-09-22
   days on market $328,990 Active 585 DOM
3. 2026-09-21
   days on market $328,990 Active 584 DOM
4. 2026-09-20
   days on market $328,990 Active 583 DOM
5. 2026-09-19
   days on market $328,990 Active 582 DOM
6. 2026-09-18
   days on market $328,990 Active 581 DOM
7. 2026-09-17
   days on market $328,990 Active 580 DOM
8. 2026-09-16
   days on market $328,990 Active 579 DOM
9. 2026-09-15
   days on market $328,990 Active 578 DOM
10. 2026-09-14
    days on market $328,990 Active 577 DOM
11. 2026-09-13
    days on market $328,990 Active 576 DOM
12. 2026-09-12
    days on market $328,990 Active 575 DOM
13. 2026-09-11
    days on market $328,990 Active 574 DOM
14. 2026-09-05
    days on market $328,990 Active 568 DOM
15. 2026-09-04
    days on market $328,990 Active 567 DOM
16. 2026-09-02
    days on market $328,990 Active 565 DOM
17. 2026-08-31
    days on market $328,990 Active 563 DOM
18. 2026-08-30
    days on market $328,990 Active 562 DOM
19. 2026-08-29
    days on market $328,990 Active 561 DOM
20. 2026-08-28
    days on market $328,990 Active 560 DOM
21. 2026-08-27
    days on market $328,990 Active 559 DOM
22. 2026-08-26
    days on market $328,990 Active 558 DOM
23. 2026-08-25
    days on market $328,990 Active 557 DOM
24. 2026-08-24
    days on market $328,990 Active 556 DOM
25. 2026-08-23
    days on market $328,990 Active 555 DOM
26. 2026-08-22
    days on market $328,990 Active 554 DOM
27. 2026-08-21
    days on market $328,990 Active 553 DOM
28. 2026-08-20
    days on market $328,990 Active 552 DOM
29. 2026-08-19
    days on market $328,990 Active 551 DOM
30. 2026-08-18
    days on market $328,990 Active 550 DOM
31. 2026-08-17
    days on market $328,990 Active 549 DOM
32. 2026-08-16
    days on market $328,990 Active 548 DOM
33. 2026-08-15
    days on market $328,990 Active 547 DOM
34. 2026-08-14
    days on market $328,990 Active 546 DOM
35. 2026-08-13
    days on market $328,990 Active 545 DOM
36. 2026-08-12
    days on market $328,990 Active 544 DOM
37. 2026-08-11
    days on market $328,990 Active 543 DOM
38. 2026-08-10
    days on market $328,990 Active 542 DOM
39. 2026-08-09
    days on market $328,990 Active 541 DOM
40. 2026-08-08
    days on market $328,990 Active 540 DOM
41. 2026-08-06
    days on market $328,990 Active 538 DOM
42. 2026-08-05
    days on market $328,990 Active 537 DOM
43. 2026-08-04
    days on market $328,990 Active 536 DOM
44. 2026-08-03
    days on market $328,990 Active 535 DOM
45. 2026-07-31
    days on market $328,990 Active 532 DOM
46. 2026-07-30
    days on market $328,990 Active 531 DOM
47. 2026-07-30
    days on market $328,990 Active 530 DOM
48. 2026-07-28
    days on market $328,990 Active 529 DOM
49. 2026-07-26
    days on market $328,990 Active 527 DOM
50. 2026-07-24
    days on market $328,990 Active 525 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: $33,333
• − Mortgage interest: −$19,017
• − Property taxes: −$5,092
• − Insurance: −$1,697
• − Repairs & maintenance: −$2,667
• − Management: −$2,667
• − Depreciation: −$9,876
• Taxable loss: −$7,683
• Est. tax savings @ 24.0%: +$1,844
• After-tax cash flow: $23/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

Good 80/100 None rehab

This well-maintained and modern townhouse is move-in ready with a good condition score and minimal updates needed to maximize its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Replacing carpet with hardwood flooring in living areas — Hardwood flooring is more durable and can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Gilberts Elem Sch F IL #582/2,056 Nat'l #24,773/41,679 Middle Dundee Middle School F IL #233/665 Nat'l #8,646/14,009 High Hampshire High School F IL #152/693 Nat'l #10,333/17,239

Schools (NCES district)

• District: CUSD 300
• NCES district ID: 1708550
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 27% ▼ -11.00%
• Median HH income: $77,706
• Composite: 25.12/100
• National rank: #7524
• State rank: #261 of 620 in IL

C Composite livability gradescore 64/100

Livability — Pingree Grove

• Score: 64/100
• State rank: #694
• US rank: #14145

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pingree Grove, IL
• County: Kane County · 559,449 people
• City population: 22,689
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 22,689
• Household income: $111,241
• Rent vs Own: 10.9% rent · 89.1% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Two or more races 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 12% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 11% Russian/Polish/Slavic 2% Tagalog/Filipino 2%

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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: ▼ -71.68%
• Current HPI: 219.0902
• 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

+2.5% since first listed

7 events — show timeline

• 2026-02-05 Price Changed $328,990 Zillow
• 2026-01-22 Price Changed $327,990 Zillow
• 2026-01-21 Relisted — Zillow
• 2025-10-21 Delisted — Zillow
• 2025-05-14 Price Changed $326,990 Zillow
• 2025-04-03 Price Changed $321,990 Zillow
• 2024-11-14 Listed $320,990 Zillow