Is 2214 Davidson Way in Yorkville, IL a good investment?

CashFlowRE grades it F with a 4.5% cap rate and $-479/mo modeled cash flow at a $324,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 2214 Davidson Way?

The modeled cap rate is 4.5% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,489/month, from CashFlowRE's rent model.

F Composite 33.15

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 +7.6/15.0
Cash flow +7.0/30.0
Livability +4.3/5.0
Condition / age +4.0/5.0
Schools +3.9/10.0
1% rule +2.7/10.0
Rent growth +2.5/5.0
DSCR +1.2/10.0
Appreciation +0.0/10.0

$324,990

2214 Davidson Way · Yorkville, IL 60560

2 bd · 2.5 ba · 1,665 sqft · Townhouse · 4 Days on market

Built 2026 Good condition 3,000 sqft lot Garage $195/sqft · at area comps Est $326k · at est. $200/mo HOA · 8% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Discover yourself at 2214 Davidson Way, Yorkville, Illinois, a beautiful new home in our Grande Reserve community. This townhome will be ready for a FALL 2026 MOVE-IN! Homesite includes a fully sodded yard that is maintained throughout the year as well as snow removal in the winter. This home is built on a large lot with a spacious back yard. This Tallmadge townhome plan offers over 1,665 square feet of living space with 2 bedrooms plus a loft, 2.5 baths and a 2-car garage. As soon as you step inside, you'll be greeted by our open concept living area, featuring luxury vinyl plank throughout the main living areas.

Key facts

Expansive kitchen
Fully sodded yard
Luxury vinyl plank

What this means for you Summary

Snapshot

This is a 2-bed/2.5-bath townhouse listed at $325k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-479 ($-6k/yr) — negative.
To cash-flow at today's rent, offer at most $256k (21.3% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (23.4% below list).
Recommended offer: $249k (23.4% below list) — sets the bar for 1% rule.
Cap rate 4.5% vs local median 3.7% in Yorkville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

Location reads 86/100 on livability (#25 in IL, #458 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
Yorkville CUSD 115 (suburban): math 34% / reading 42% proficiency, ranked #131 of 620 in IL (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
Zoned schools: Grande Reserve Elem Sch (math 39% / reading 46%, grade F, #329 of 2,056 statewide, top 16%, 645 students, 0% FRL); Yorkville Middle School (math 33% / reading 47%, grade F, #140 of 665 statewide, top 22%, 1,105 students, 0% FRL); Yorkville High School (math 32% / reading 39%, grade F, #121 of 693 statewide, top 18%, 2,118 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: 248 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 706 units permitted in Kendall County in 2024 (263 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.
Kendall County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
2 sale attempts 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 $248,937 (23.4% below list)

Questions for the listing agent

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?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.77% ✗
Cap rate: 4.52%
Cash-on-cash: -6.32%
DSCR: 0.72
GRM: 10.9

CMA / ARV

ARV (median comp): $325,627
List price: $324,990
Delta: 1.34%
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
3543 Richardson Cir	0.06mi	2/2.5	1,665 (0%)	1mo	$330,990	$199	96
3545 Richardson Cir	0.06mi	2/2.5	1,665 (0%)	1mo	$319,990	$192	96
3754 Bissel Dr	0.24mi	2/2.5	1,579 (-5%)	1mo	$295,000	$187	79
2302 Noble Ln	0.17mi	3/2.5 (+1)	1,543 (-7%)	0mo	$338,990	$220	75
2304 Noble Ln	0.17mi	3/2.5 (+1)	1,543 (-7%)	0mo	$312,000	$202	74
2306 Noble Ln	0.20mi	3/2.5 (+1)	1,543 (-7%)	1mo	$324,790	$210	73
2314 Noble Ln	0.19mi	3/2.5 (+1)	1,543 (-7%)	2mo	$331,990	$215	72
3171 Grande Trl	0.20mi	3/2.5 (+1)	1,543 (-7%)	2mo	$302,940	$196	72
3167 Grande Trl	0.20mi	3/2.5 (+1)	1,543 (-7%)	2mo	$322,990	$209	72
3169 Grande Trl	0.20mi	3/2.5 (+1)	1,543 (-7%)	2mo	$310,990	$202	72
3175 Grande Trl	0.21mi	3/2.5 (+1)	1,543 (-7%)	2mo	$326,990	$212	72
2318 Noble Ln	0.20mi	3/2.5 (+1)	1,543 (-7%)	3mo	$309,990	$201	71

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: -27.1%
Equity multiple: 0.09×
Total profit: $-83,031
Equity at exit: $48,457

10-year hold

IRR: -24.7%
Equity multiple: -0.22×
Total profit: $-110,960
Equity at exit: $28,099

Cash invested: $90,997 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 27 active · 31 under contract
Months of supply: 5.1 mo (20%/mo absorbed)
Median asking: $329,990 ($206/sqft)
Median days on market: 19 d
This list price: 41% of active listings are priced below it
ARV vs active asking: -5.1% vs current asking $/sqft

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

ZIP-level market 60560

Active inventory: 248
Price-to-rent: 10.9×

Monthly cashflow live

Estimated rent: $2,489 high interval (Pro) →
Mortgage (P&I): −$1,704
Tax est. 1.5%: −$406 /mo · $4,875/yr
Insurance: −$135
HOA: −$200
Lot rent: −$0
Vacancy / Maint / Mgmt: −$523
Net cashflow: $-479

Break-even live

Break-even rent $3,096

Max offer price $255,630

Occupancy floor —

Sensitivity live

Price	-10% $-255	-5% $-367	+0% $-479	+5% $-592	+10% $-704
Rent	-10% $-676	-5% $-578	+0% $-479	+5% $-381	+10% $-283
Rate	-1.0pp $-316	-0.5pp $-397	base $-479	+0.5pp $-564	+1.0pp $-649

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: $81,248
Closing costs: $9,750
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3173 Grande Trl Yorkville, IL	3.0	2.5	1543	$2,795	$1.81	40d	1	0.22mi
3173 Grande Trl Yorkville, IL	3.0	2.5	1543	$2,450	$1.59	26d	1	0.22mi
3173 Grande Trl Yorkville, IL	3.0	2.5	1543	$2,575	$1.67	30d	1	0.22mi
3723 Bailey Rd #3723 Yorkville, IL	2.0	2.5	1470	$2,425	$1.65	19d	1	0.28mi
3806 Bissel Dr Yorkville, IL	3.0	2.5	1758	$2,800	$1.59	8d	1	0.31mi
11 Cross St Bristol, IL	3.0	1.0	1402	$2,000	$1.43	71d	1	1.19mi
317 Madrone Dr Oswego, IL	2.0	2.0	1457	$2,749	$1.89	0d	15	1.25mi

Property features AI

Finance

Other: School bus service availableSubdivision: Grande Reserve
HOA & community: Homeowners association fee $200 monthlyHOA covers insurance, exterior maintenance, lawn care, snow removal, and other servicesPets not allowed

Exterior

Parking: Attached garage (owned) with 2 garage spaces; 2 total parking spacesAsphalt driveway/parking
Utilities: Public waterPublic sewer
Home design: Attached single-family townhouse, 2-storyModel: TALLMADGE 2353Entry level is 1Fee simple ownership with homeowners associationNew proposed construction
Construction: Vinyl siding and stone exteriorAsphalt roofPart of a 4-unit building
Exterior features: PatioLot dimensions approximately 50 x 60

Interior

Kitchen: Kitchen with island and pantry closet (17 x 12)RangeMicrowaveDishwasherDisposal
Bedrooms: Master bedroom (second level, 14 x 16) with full bath and double sinkBedroom 2 (second level, 13 x 13)Additional bedrooms possible (total 2 listed, 2 possible)Loft (second level, 13 x 9)
Flooring: Carpet in bedrooms, loft, and master bedroom
Bathrooms: 2 full bathrooms1 half bathroom
Heating & cooling: Natural gas forced air heatingCentral air conditioning
Interior features: Open floorplan6 total rooms
Laundry & utility: Upper-level laundry in a laundry closet (4 x 5)

HOA detail $200/mo · $2,400/yr

Likely covers: snow removal

Listing history 50 events

2026-08-08

days on market $324,990 Active 4 DOM
2026-08-06

days on market $324,990 Active 2 DOM
2026-08-05

days on marketlisting id $324,990 Active 1 DOM
2026-08-03

days on market $324,990 Active 42 DOM
2026-07-31

days on market $324,990 Active 39 DOM
2026-07-30

days on market $324,990 Active 37 DOM
2026-07-28

days on market $324,990 Active 36 DOM
2026-07-26

days on market $324,990 Active 34 DOM
2026-07-24

days on market $324,990 Active 32 DOM
2026-07-23

days on market $324,990 Active 31 DOM
2026-07-22

days on market $324,990 Active 30 DOM
2026-07-21

days on market $324,990 Active 29 DOM
2026-07-20

days on market $324,990 Active 28 DOM
2026-07-18

pricedays on market $324,990 Active 26 DOM
2026-07-18

days on market $329,990 Active 25 DOM
2026-07-16

days on market $329,990 Active 24 DOM
2026-07-15

days on market $329,990 Active 23 DOM
2026-07-14

days on market $329,990 Active 22 DOM
2026-07-13

days on market $329,990 Active 21 DOM
2026-07-13

days on market $329,990 Active 20 DOM
2026-07-11

days on market $329,990 Active 19 DOM
2026-07-10

days on market $329,990 Active 18 DOM
2026-07-09

days on market $329,990 Active 17 DOM
2026-07-07

days on market $329,990 Active 15 DOM
2026-07-06

days on market $329,990 Active 14 DOM
2026-07-06

days on market $329,990 Active 13 DOM
2026-07-05

days on market $329,990 Active 12 DOM
2026-07-03

days on market $329,990 Active 11 DOM
2026-07-02

days on market $329,990 Active 10 DOM
2026-07-01

days on market $329,990 Active 9 DOM
2026-06-30

days on market $329,990 Active 8 DOM
2026-06-29

days on market $329,990 Active 7 DOM
2026-06-28

days on market $329,990 Active 6 DOM
2026-06-27

days on market $329,990 Active 5 DOM
2026-06-26

days on market $329,990 Active 4 DOM
2026-06-24

days on market $329,990 Active 2 DOM
2026-06-22

days on marketlisting id $329,990 Active 1 DOM
2026-06-15

days on market $329,990 Active 49 DOM
2026-06-13

days on market $329,990 Active 47 DOM
2026-06-13

days on market $329,990 Active 46 DOM
2026-06-09

days on market $329,990 Active 43 DOM
2026-06-08

days on market $329,990 Active 42 DOM
2026-06-08

days on market $329,990 Active 41 DOM
2026-06-04

days on market $329,990 Active 38 DOM
2026-06-03

days on market $329,990 Active 37 DOM
2026-06-02

days on market $329,990 Active 36 DOM
2026-06-01

days on market $329,990 Active 35 DOM
2026-05-31

days on market $329,990 Active 34 DOM
2026-04-27

listed $329,990 Active 1414-char remark
2025-07-09

soldstatus $2,002,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $29,872
− Mortgage interest: −$18,204
− Property taxes: −$4,875
− Insurance: −$1,625
− Repairs & maintenance: −$2,390
− Management: −$2,390
− HOA: −$2,400
− Depreciation: −$9,454
Taxable loss: −$11,466

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,752
After-tax cash flow: $-3,000/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 townhome is in excellent condition with a good condition score of 80. It is move-in ready with a modern kitchen and bathrooms, hardwood floors, and a well-maintained exterior. The property has a good curb appeal and is ready for a Fall move-in.

Value-add opportunities

Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing and functional. ↑
Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract tech-savvy buyers/tenants. ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Grande Reserve Elem Sch F IL #329/2,056 Nat'l #17,692/41,679 Middle Yorkville Middle School F IL #140/665 Nat'l #6,005/14,009 High Yorkville High School F IL #121/693 Nat'l #9,497/17,239

Schools (NCES district)

District: Yorkville CUSD 115
NCES district ID: 1743960
Math proficiency: 34% ▼ -4.00%
Reading proficiency: 42% ▼ -8.00%
Median HH income: $84,742
Composite: 36.13/100
National rank: #4746
State rank: #131 of 620 in IL

A Composite livability gradescore 86/100

Livability — Yorkville

Score: 86/100
State rank: #25
US rank: #458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place: Yorkville, IL
County: Kendall County · 138,283 people
City population: 28,795
Metro: Chicago-Naperville-Elgin, IL-IN-WI
Population (ZIP): 28,795
Household income: $110,326
Rent vs Own: 16.9% rent · 83.1% own
Severe rent burden: 20% of renters

Population outlook (Kendall County) Hauer SSP2

Today (2025): 138,283 people
By 2030: 144,935 · +4.8%
By 2040: 156,944 · +13.5%
By 2050: 165,424 · +19.6%
By 2075: 174,715 · +26.3%
By 2100: 168,523 · +21.9%

Race, ethnicity, and origin ACS 2023

Neighborhood character: Predominantly White (73%)
Race & ethnicity: White 73% Hispanic / Latino 18% Two or more races 11% Black 5% Asian 3%
Hispanic origin (detail): Mexican 17%
Common ancestry: Romanian 7% Lithuanian 2% Scotch-Irish 2%
Foreign-born: 6% · Canada, China
Languages at home: 84% English-only · Spanish 12% Other Indo-European 2%

Political lean MEDSL · Kendall

2024 margin: Toss-up / Even · D 50.0% · R 48.5% · Other 1.6%
2008→2024 swing: -5.7pp toward R · 2008: 7.2pp · 2024: 1.5pp
All cycles: 2024: D+1.5 2020: D+5.7 2016: R+1.5 2012: R+4.1 2008: D+7.2

Not yet ingested

Civics: —

Market trends

HPI YoY: ▼ -122.51%
Current HPI: 208.8709
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
#36 State Farm Insurance Bloomington $123.0B #66 Allstate Northbrook $64.1B #350 Old Republic International Chicago $9.2B #486 Kemper Chicago $5.2B
Consumer Goods	4	$87B
#117 Mondelez International Chicago $36.4B #138 Kraft Heinz Chicago $27.4B #237 Molson Coors Beverage Chicago $11.7B #219 Conagra Brands Chicago $11.6B
Industrial Machinery	3	$64B
#89 Deere & Company Moline $51.7B #360 Dover Downers Grove $8.5B #377 IDEX Lake Forest $3.3B
Healthcare	2	$55B
#107 Abbott Laboratories Abbott Park $40.1B #204 Baxter International Deerfield $15.2B
Retail / Pharmacy	1	$148B
#26 Walgreens Boots Alliance Deerfield $147.7B
Agriculture / Food	1	$86B
#50 Archer Daniels Midland Chicago $85.5B

Price history

-83.8% since first listed

5 events — show timeline

2026-07-18 Price Changed $324,990 MRED as Distributed by MLS Grid
2026-06-22 Listed $329,990 MRED as Distributed by MLS Grid
2026-06-15 Listing Removed — MRED as Distributed by MLS Grid
2026-04-27 Listed — MRED as Distributed by MLS Grid
2025-07-09 Sold (Public Records) $2,002,000 Public Records

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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