12403 Tinsley St · Huntley, IL 60142

$353,990

3 bd · 2.5 ba · 1,764 sqft · Townhouse · 2 Days on market

Built 2026 Good condition Est $363k · at est.

---

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 +8.7/15.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This new three-story townhome is designed for family comfort, with a lower level providing versatile finished space. The first floor showcases an open floorplan among the family room, kitchen and dining room that opens out to a deck. Three upstairs bedrooms including the spacious owner's suite provide private retreats for family members.

Key facts

• Open floorplan
• Three story townhome
• Deck

Tags

• THREE STORY TOWNHOME
• VERSATILE FINISHED SPACE
• OPEN FLOORPLAN
• DECK
• OWNER'S SUITE

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $353,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family property (Amherst plan)
• Construction: New construction (spec home)
• Exterior features: Living area approximately 1764; Address: 12403 Tinsley St, Huntley IL 60142

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open floor plan (model: Amherst); Spec home (new construction)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $354k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-45 ($-540/yr) — negative.
• To cash-flow at today's rent, offer at most $347k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (14.1% below list).
• Recommended offer: $304k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.0% in Huntley — 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 75/100 on livability (#235 in IL, #4,300 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Huntley Community School District 158 (suburban): math 37% / reading 42% proficiency, ranked #116 of 620 in IL (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Leggee Elementary School (math 45% / reading 46%, grade D-, #255 of 2,056 statewide, top 13%, 907 students, 0% FRL); Heineman Middle School (math 25% / reading 33%, grade F, #275 of 665 statewide, top 41%, 751 students, 0% FRL); Huntley High School (math 45% / reading 50%, grade D, #51 of 693 statewide, top 7%, 2,926 students, 0% FRL).
• Market conditions: 190 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,944 units permitted in Kane County in 2024 (357 in 5+ unit buildings).
• This rent runs 41% of the median local income ($90k/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 $11k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $303,963 (14.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $363,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12386 Tinsley St	0.03mi	3/2.5	1,764 (0%)	1mo	$347,990	$197	98
12382 Tinsley St	0.04mi	3/2.5	1,764 (0%)	1mo	$346,490	$196	98
12336 Tinsley St	0.06mi	3/2.5	1,764 (0%)	1mo	$349,990	$198	97
12332 Tinsley St	0.06mi	3/2.5	1,764 (0%)	2mo	$349,990	$198	95
12322 Tinsley St	0.08mi	3/2.5	1,764 (0%)	2mo	$349,990	$198	95
12177 Dodwell St	0.18mi	3/2.5	1,717 (-3%)	2mo	$396,990	$231	86
12209 Dodwell St	0.18mi	3/2.5	1,840 (+4%)	1mo	$389,990	$212	84
12175 Dodwell St	0.24mi	3/2.5	1,840 (+4%)	1mo	$378,990	$206	81
12183 Dodwell St	0.28mi	3/2.5	1,840 (+4%)	1mo	$378,990	$206	79
12091 Chandra Cir	0.07mi	2/2.0 (-1)	1,512 (-14%)	1mo	$372,000	$246	65
12230 Barcroft Cir	0.13mi	2/2.0 (-1)	1,512 (-14%)	1mo	$345,000	$228	63
11676 River Ter	0.54mi	2/2.0 (-1)	1,566 (-11%)	2mo	$330,000	$211	47

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: $-60,184
• Equity at exit: $52,781

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-55,915
• Equity at exit: $30,607

Cash invested: $99,117 (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 60142

• Home prices YoY: -28.7%
• Active inventory: 190
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,040 high
• Mortgage (P&I): −$1,856
• Tax est. 1.5%: −$442 /mo · $5,310/yr
• Insurance: −$147
• HOA: −$0
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $-45

Break-even live

Break-even rent $3,097

Max offer price $347,473

Occupancy floor 96%

Sensitivity live

Price	-10% $200	-5% $77	+0% $-45	+5% $-167	+10% $-290
Rent	-10% $-285	-5% $-165	+0% $-45	+5% $75	+10% $195
Rate	-1.0pp $133	-0.5pp $45	base $-45	+0.5pp $-137	+1.0pp $-230

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: $88,498
• Closing costs: $10,620
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12382 Tinsley St Huntley, IL	3.0	2.5	1764	$2,800	$1.59	20d	1	0.02mi
12134 Kelsey Dr Unit 12134 Huntley, IL	3.0	2.5	1850	$2,800	$1.51	24d	1	0.20mi
12175 Dodwell St Huntley, IL	3.0	2.5	1840	$2,850	$1.55	24d	1	0.25mi
13215 Michigan Ave Huntley, IL	2.0	2.0	1535	$2,550	$1.66	22d	1	1.23mi
12452 Wedgemere Dr Huntley, IL	2.0	2.0	1422	$2,550	$1.79	0d	1	1.45mi

Listing history 2 events

1. 2026-06-21
   remarks 339-char remark
2. 2026-06-21
   listed $353,990 Active 2 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: $36,476
• − Mortgage interest: −$19,829
• − Property taxes: −$5,310
• − Insurance: −$1,770
• − Repairs & maintenance: −$2,918
• − Management: −$2,918
• − Depreciation: −$10,298
• Taxable loss: −$6,567
• Est. tax savings @ 24.0%: +$1,576
• After-tax cash flow: $1,036/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 · 13 photos

Good 80/100 Cosmetic rehab

This three-story townhome is in excellent condition with minimal repairs needed. It offers a good balance of curb appeal and interior comfort, making it a solid investment for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Updating the flooring with a more durable material — Updated flooring improves both resale and rental value
• Both Upgrading the kitchen appliances — Modern appliances increase appeal and functionality
• Both Installing smart home features — Smart home features enhance convenience and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Updating the flooring with a more durable material — Updated flooring improves both resale and rental value ↑
• Both Upgrading the kitchen appliances — Modern appliances increase appeal and functionality ↑
• Both Installing smart home features — Smart home features enhance convenience and attract tech-savvy buyers ↑

ⓘ 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: Huntley Community School District 158
• NCES district ID: 1719830
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $83,196
• Composite: 37.24/100
• National rank: #4461
• State rank: #116 of 620 in IL

Livability — Huntley

• Score: 75/100
• State rank: #235
• US rank: #4300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntley, IL
• County: McHenry County · 204,279 people
• City population: 29,692
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 29,692
• Household income: $89,735
• Rent vs Own: 10.7% rent · 89.3% own
• Severe rent burden: 317.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 9% Asian 5% Two or more races 5% Black 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 13% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -79.50%
• Current HPI: 197.505
• Rent YoY: —
• 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