GARFIELD Plan · Pingree Grove, IL 60140

$333,990

3 bd · 2.5 ba · 1,756 sqft · Townhouse · 632 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 +12.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the Garfield floor plan at Cambridge Lakes North Townhomes in Pingree Grove, Illinois. designed for comfort and functionality across 1,756 sq. ft. This 3-story, 3-bedroom, 2.5-bath townhome includes a finished bonus room and a 2-car garage. Enjoy natural light from large windows and luxury vinyl plank flooring throughout the main level. The open-concept kitchen features designer cabinets, quartz countertops, stainless steel appliances, and a spacious center island with bar seating, perfect for entertaining. The kitchen flows seamlessly into the dining and great rooms, ideal for everyday living and gatherings. Upstairs, the primary suite offers a spacious walk-in closet and a luxury en suite bath with dual sink vanity finished with quartz countertops. A linen closet, and dedicated laundry area is conveniently located near all bedrooms. Two additional bedrooms that offer flexibility for a home office, guest room, or den, and a thoughtfully designed full bath with designer vanity. 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 Garfield floor plan blends style, space, and practicality. Contact us today to find your new home at Cambridge Lakes North.

Key facts

• 2 garage spots
• Listed 631 days

🏗️ New construction. The $333,990 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 3-bed/2.5-bath townhouse listed at $334k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-42 ($-502/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (12.7% below list).
• Recommended offer: $292k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.5% in Pingree Grove — 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 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: 287 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 31% of the median local income ($111k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 632 days — a 12% lower offer ($294k) is reasonable based on typical stale-listing flexibility.

Recommended offer $291,685 (12.7% 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 632 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.86% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $339,490
• List price: $333,990
• Delta: -1.62%
• 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
1391 Oakfield Ln	0.25mi	3/2.5	1,758 (+0%)	2mo	$339,990	$193	87
1441 Oakfield Ln	0.25mi	3/2.5	1,758 (+0%)	2mo	$344,990	$196	86
1431 Oakfield Ln	0.25mi	3/2.5	1,758 (+0%)	3mo	$344,990	$196	86
1401 Oakfield Ln	0.26mi	3/2.5	1,758 (+0%)	2mo	$343,990	$196	86
1433 Oakfield Ln	0.25mi	3/2.5	1,758 (+0%)	3mo	$338,990	$193	86
1411 Oakfield Ln	0.27mi	3/2.5	1,758 (+0%)	3mo	$349,990	$199	85
2644 Arrowhead Dr	0.28mi	2/2.5 (-1)	1,651 (-6%)	1mo	$324,990	$197	72
2646 Arrowhead Dr	0.28mi	2/2.5 (-1)	1,651 (-6%)	1mo	$323,990	$196	71
1395 Oakfield Ln	0.25mi	2/2.5 (-1)	1,579 (-10%)	1mo	$309,990	$196	66
1397 Oakfield Ln	0.24mi	2/2.5 (-1)	1,579 (-10%)	1mo	$308,990	$196	66
1403 Oakfield Ln	0.26mi	2/2.5 (-1)	1,579 (-10%)	2mo	$311,140	$197	64
1415 Oakfield Ln	0.28mi	2/2.5 (-1)	1,579 (-10%)	4mo	$308,990	$196	62

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-57,632
• Equity at exit: $50,619

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-53,436
• 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: 33 active · 39 under contract
• Months of supply: 7.9 mo (13%/mo absorbed)
• Median asking: $343,990 ($203/sqft)
• Median days on market: 56 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: -4.7% 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: 287
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,917 high
• Mortgage (P&I): −$1,780
• Tax est. 1.5%: −$424 /mo · $5,092/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-42

Break-even live

Break-even rent $2,970

Max offer price $333,437

Occupancy floor 96%

Sensitivity live

Price	-10% $193	-5% $75	+0% $-42	+5% $-159	+10% $-276
Rent	-10% $-272	-5% $-157	+0% $-42	+5% $73	+10% $189
Rate	-1.0pp $129	-0.5pp $45	base $-42	+0.5pp $-130	+1.0pp $-219

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1442 Yosemite Way Pingree Grove, IL	3.0	2.5	1651	$2,650	$1.61	23d	1	0.54mi
1537 Yosemite Way Unit NA Pingree Grove, IL	3.0	2.5	1756	$2,795	$1.59	31d	1	0.55mi
1555 Sequoia Way Pingree Grove, IL	2.0	2.5	1579	$2,499	$1.58	54d	1	0.79mi
1534 Yosemite Way Pingree Grove, IL	3.0	2.5	1827	$2,750	$1.51	8d	1	0.79mi
1770 Southern Cir Unit 1 Pingree Grove, IL	2.0	2.0	1285	$2,500	$1.95	71d	1	1.17mi
1596 Dublin Dr Pingree Grove, IL	4.0	2.5	2356	$3,350	$1.42	0d	1	1.38mi

Listing history 50 events

1. 2026-08-08
   days on market $333,990 Active 632 DOM
2. 2026-08-06
   days on market $333,990 Active 630 DOM
3. 2026-08-05
   days on market $333,990 Active 629 DOM
4. 2026-08-04
   days on market $333,990 Active 628 DOM
5. 2026-08-03
   days on market $333,990 Active 627 DOM
6. 2026-07-31
   days on market $333,990 Active 624 DOM
7. 2026-07-30
   days on market $333,990 Active 623 DOM
8. 2026-07-30
   days on market $333,990 Active 622 DOM
9. 2026-07-28
   days on market $333,990 Active 621 DOM
10. 2026-07-26
    days on market $333,990 Active 619 DOM
11. 2026-07-24
    days on market $333,990 Active 617 DOM
12. 2026-07-23
    days on market $333,990 Active 616 DOM
13. 2026-07-22
    days on market $333,990 Active 615 DOM
14. 2026-07-21
    days on market $333,990 Active 614 DOM
15. 2026-07-20
    days on market $333,990 Active 613 DOM
16. 2026-07-18
    days on market $333,990 Active 611 DOM
17. 2026-07-18
    days on market $333,990 Active 610 DOM
18. 2026-07-16
    days on market $333,990 Active 609 DOM
19. 2026-07-15
    days on market $333,990 Active 608 DOM
20. 2026-07-14
    days on market $333,990 Active 607 DOM
21. 2026-07-13
    days on market $333,990 Active 606 DOM
22. 2026-07-13
    days on market $333,990 Active 605 DOM
23. 2026-07-11
    days on market $333,990 Active 604 DOM
24. 2026-07-10
    days on market $333,990 Active 603 DOM
25. 2026-07-09
    days on market $333,990 Active 602 DOM
26. 2026-07-07
    days on market $333,990 Active 600 DOM
27. 2026-07-06
    days on market $333,990 Active 599 DOM
28. 2026-07-06
    days on market $333,990 Active 598 DOM
29. 2026-07-05
    days on market $333,990 Active 597 DOM
30. 2026-07-03
    days on market $333,990 Active 596 DOM
31. 2026-07-02
    days on market $333,990 Active 595 DOM
32. 2026-07-01
    days on market $333,990 Active 594 DOM
33. 2026-06-30
    days on market $333,990 Active 593 DOM
34. 2026-06-29
    days on market $333,990 Active 592 DOM
35. 2026-06-28
    days on market $333,990 Active 591 DOM
36. 2026-06-27
    days on market $333,990 Active 590 DOM
37. 2026-06-26
    days on market $333,990 Active 589 DOM
38. 2026-06-24
    days on market $333,990 Active 587 DOM
39. 2026-06-22
    days on market $333,990 Active 585 DOM
40. 2026-06-21
    days on market $333,990 Active 584 DOM
41. 2026-06-18
    days on market $333,990 Active 581 DOM
42. 2026-06-17
    days on market $333,990 Active 580 DOM
43. 2026-06-16
    days on market $333,990 Active 579 DOM
44. 2026-06-15
    days on market $333,990 Active 578 DOM
45. 2026-06-13
    days on market $333,990 Active 576 DOM
46. 2026-06-13
    days on market $333,990 Active 575 DOM
47. 2026-06-09
    days on market $333,990 Active 572 DOM
48. 2026-06-08
    days on market $333,990 Active 571 DOM
49. 2026-06-07
    days on market $333,990 Active 570 DOM
50. 2026-06-04
    days on market $333,990 Active 567 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: $35,002
• − Mortgage interest: −$19,017
• − Property taxes: −$5,092
• − Insurance: −$1,697
• − Repairs & maintenance: −$2,800
• − Management: −$2,800
• − Depreciation: −$9,876
• Taxable loss: −$6,281
• Est. tax savings @ 24.0%: +$1,507
• After-tax cash flow: $1,005/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 None rehab

This 3-story townhome is in excellent condition with modern finishes and a well-maintained exterior. It offers a spacious kitchen, large windows, and luxury vinyl plank flooring. The property is move-in ready and would benefit from minor updates to enhance its curb appeal and modernize the kitchen.

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 to the property. ↑
• Resale Kitchen backsplash — A backsplash can add a modern touch and increase the kitchen's value. ↑
• Both Smart home integration — Improves convenience and adds modern features that appeal to buyers and renters. ↑
• Rental Smart thermostat — A smart thermostat can reduce energy costs and attract renters looking for energy-efficient properties. ↑

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
• 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

5 events — show timeline

• 2026-02-05 Price Changed $333,990 Zillow
• 2026-01-22 Price Changed $332,990 Zillow
• 2025-05-14 Price Changed $331,990 Zillow
• 2025-04-03 Price Changed $326,990 Zillow
• 2024-11-14 Listed $325,990 Zillow