2730 Berrywood Ln · Yorkville, IL 60560

$419,900

4 bd · 2.5 ba · 2,640 sqft · SingleFamily public records · 5 Days on market

Built 2024 $159/sqft · at area comps Est $429k · at est. $70/mo HOA · 2% of rent

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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 +10.7/30.0
• ARV discount +8.4/15.0
• Livability +4.3/5.0
• Schools +3.6/10.0
• DSCR +3.1/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SUMMER IS CALLING - LET THE GOOD TIMES ROLL!!! BETTER THAN NEW 4 BEDROOM - 2 1/2 BATH HENLEY MODEL IN GRAND RESERVE - SITUATED ON A PREMIUM MAINTENANCE FULL FULLY FENCED LOT WITH NO BACKYARD NEIGHBORS -QUICK CLOSE POSSIBLE!! FAMILY FRIENDLY FLOOR PLAN WITH OPEN CONCEPT, LAYOUT FOR BOTH DAILY LIVING AND ENTERTAINING! GORGEOUS LIGHT FILLED MAIN LEVEL WITH 9 FOOT CEILINGS THROUGHOUT! THE GOURMET KITCHEN OFFERS, QUARTZ COUNTERTOPS, WALK-IN PANTRY, HIGH-END, STAINLESS STEEL, APPLIANCES, WHITE CABINETRY, AND MASSIVE ISLAND! SPACIOUS FAMILY ROOM, AND FORMAL DINING ROOM ROOM ALL WITH SLEEK AND MODERN HARD SURFACE FLOORING! UPSTAIRS WILL ALLOW YOU WITH THE BEAUTIFUL 17 X 13 PRIMARY SUITE WITH HUGE

Key facts

• Massive island
• Quartz countertops
• Gourmet kitchen

Tags

• FULLY FENCED LOT
• NO BACKYARD NEIGHBORS
• GOURMET KITCHEN
• QUARTZ COUNTERTOPS
• WALK-IN PANTRY
• MASSIVE ISLAND

Property features AI

Finance

• Other: School bus service available; Township: Bristol; Corporate limits: Yorkville; Directions: Orchard Road turn west on Mill, south on Pine Ridge Dr., Weston Berrywood Lane
• HOA & community: Homeowners association fee $70 per month (includes other community services); Master association not required

Exterior

• Parking: Attached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Two-story model (Henley); Fee simple ownership with homeowners association
• Construction: Vinyl siding; 1–5 years old; Not rebuilt or rehabbed; Built after 1978
• Exterior features: Lot dimensions approximately 78.5 x 125.7 x 78.7 x 129.3; Lot under 0.25 acre; Subdivision: Grande Reserve

Interior

• Kitchen: Kitchen on main level (19 x 14)
• Bedrooms: Four bedrooms (all on the second floor); Primary bedroom on the second floor with full bath
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Eight total rooms; Bonus room on second floor; Family room; Living room; Dining room
• Laundry & utility: Second-floor laundry (6 x 10)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-202 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $384k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $328k (21.9% below list).
• Recommended offer: $328k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.0% in Yorkville — 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 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.
• Market conditions: 208 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 706 units permitted in Kendall County in 2024 (263 in 5+ unit buildings).
• This rent runs 36% of the median local income ($110k/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 $3k of loan paydown is wiped out by about $13k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $327,783 (21.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.78% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 10.7

CMA / ARV

• ARV (median comp): $428,858
• List price: $419,900
• Delta: -1.02%
• 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
2634 Seeley St	0.19mi	4/2.5	2,407 (-9%)	2mo	$434,990	$181	75
2643 Seeley St	0.22mi	4/2.5	2,407 (-9%)	1mo	$429,500	$178	74
2528 Anna Maria Ln	0.17mi	4/2.5	2,490 (-6%)	12mo	$450,000	$181	72
2712 Berrywood Ln	0.06mi	4/2.5	2,356 (-11%)	11mo	$412,000	$175	70
3126 Matlock Dr	0.33mi	4/2.5	2,490 (-6%)	9mo	$440,000	$177	68
3068 Grande Trl	0.48mi	4/2.5	2,708 (+3%)	8mo	$477,000	$176	67
3373 Seeley Ct	0.31mi	4/2.5	2,356 (-11%)	4mo	$419,000	$178	64
2725 Berrywood Ln	0.29mi	4/2.5	2,356 (-11%)	11mo	$408,990	$174	59
3096 Jeter St	0.48mi	3/2.5 (-1)	2,439 (-8%)	2mo	$492,000	$202	58
3098 Constitution Way	0.51mi	4/2.5	2,439 (-8%)	7mo	$450,000	$185	58
2465 Justice Ct	0.41mi	4/2.5	2,407 (-9%)	12mo	$445,000	$185	56
2936 Ellsworth Dr	0.71mi	4/2.5	2,244 (-15%)	1mo	$436,000	$194	41

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: -19.7%
• Equity multiple: 0.31×
• Total profit: $-80,924
• Equity at exit: $62,608

10-year hold

• IRR: -12.6%
• Equity multiple: 0.26×
• Total profit: $-87,106
• Equity at exit: $36,305

Cash invested: $117,572 (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 60560

• Active inventory: 208
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,278 medium
• Mortgage (P&I): −$2,202
• Tax from tax record: −$344 /mo · $4,134/yr
• Insurance: −$175
• HOA: −$70
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $-202

Break-even live

Break-even rent $3,533

Max offer price $384,221

Occupancy floor —

Sensitivity live

Price	-10% $36	-5% $-83	+0% $-202	+5% $-321	+10% $-440
Rent	-10% $-461	-5% $-331	+0% $-202	+5% $-72	+10% $57
Rate	-1.0pp $9	-0.5pp $-95	base $-202	+0.5pp $-311	+1.0pp $-421

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2733 Berrywood Ln Yorkville, IL	4.0	2.5	2600	$3,600	$1.38	0d	1	0.03mi
2733 Berrywood Ln Yorkville, IL	4.0	2.5	2600	$3,000	$1.15	19d	1	0.03mi
3233 Lehman Xing Yorkville, IL	4.0	2.5	2051	$3,095	$1.51	14d	1	0.07mi
3806 Bissel Dr Yorkville, IL	3.0	2.5	1758	$2,800	$1.59	0d	1	0.37mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 21 events

1. 2026-06-21
   days on market $419,900 Active 5 DOM
2. 2026-06-18
   days on market $419,900 Active 2 DOM
3. 2026-06-16
   pricedays on marketlisting id $419,900 Active 1 DOM
4. 2026-06-15
   days on market $423,000 Active 25 DOM
5. 2026-06-13
   days on market $423,000 Active 23 DOM
6. 2026-06-13
   days on market $423,000 Active 22 DOM
7. 2026-06-09
   days on market $423,000 Active 19 DOM
8. 2026-06-08
   days on market $423,000 Active 18 DOM
9. 2026-06-08
   days on market $423,000 Active 17 DOM
10. 2026-06-04
    days on market $423,000 Active 14 DOM
11. 2026-06-03
    days on market $423,000 Active 13 DOM
12. 2026-06-02
    days on market $423,000 Active 12 DOM
13. 2026-06-01
    days on market $423,000 Active 11 DOM
14. 2026-05-31
    days on market $423,000 Active 10 DOM
15. 2026-04-24
    historical
16. 2026-04-24
    listed $424,500 Active 1015-char remark
17. 2026-02-25
    listed Active
18. 2026-02-25
    historical
19. 2026-02-14
    listed Active
20. 2023-11-06
    soldstatus $517,000
21. 2012-03-13
    soldstatus $10,636,000

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

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $4,134 · $344/mo
• Projected year-2 tax: $6,833 · $569/mo
• Expected delta: +$2,699/yr (+$225/mo · 65.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,334
• − Mortgage interest: −$23,521
• − Property taxes: −$4,134
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,147
• − Management: −$3,147
• − HOA: −$840
• − Depreciation: −$12,215
• Taxable loss: −$9,769
• Est. tax savings @ 24.0%: +$2,345
• After-tax cash flow: $-79/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.

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

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 · 71,842 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: 224.0

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
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

-96.1% since first listed

11 events — show timeline

• 2026-06-16 Listed $419,900 MRED as Distributed by MLS Grid
• 2026-06-16 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-21 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-21 Listed — MRED as Distributed by MLS Grid
• 2026-04-24 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-24 Listed — MRED as Distributed by MLS Grid
• 2026-02-25 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-25 Listed — MRED as Distributed by MLS Grid
• 2026-02-14 Listed — MRED as Distributed by MLS Grid
• 2023-11-06 Sold (Public Records) $517,000 Public Records
• 2012-03-13 Sold (Public Records) $10,636,000 Public Records

Property tax history

+19.2%/yr

Latest (2024): $4,134 · +1810.3% YoY. Source: county tax records.