1101 E Algonquin Rd #18 · Arlington Heights, IL 60005

$130,000

1 bd · 1.0 ba · 800 sqft · Condo · 30 Days on market

Built 1974 $250/mo HOA · 15% of rent

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Why this score? — see what drove the C 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 +22.5/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Livability +4.1/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great condition condo that only needs paint and appliances. Sold as-is. Submit earnest money as certified funds. Provide proof of funds or pre-approval. Information not guaranteed. Tax proration 100%. 2 Year home warranty for owner occupants. This property is eligible under the Freddie Mac First Look Initiative through 12/26/2011

Key facts

• $250 HOA
• Parking
• Built 1974

Property features AI

Finance

• Other: Part of a building with 20 units
• Financial info: Property currently being leased; Special service area: No
• HOA & community: Monthly association fee of $250; Association fee includes heat, water, exterior maintenance, lawn care, scavenger (trash), and snow removal; Pets allowed (cats and dogs OK), maximum pet weight listed as 99 lbs

Exterior

• Parking: One assigned parking space
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single-unit condo; Entry level is 2
• Construction: Brick construction; Built approximately 51–60 years ago; Built before 1978
• Exterior features: Common lot/grounds; School bus access; Interstate access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom (main level, approximately 16 x 12); Three additional bedrooms (one listed as Bedroom 2, Bedroom 3, Bedroom 4)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating with baseboard; Window air conditioning units; Ceiling fan(s)
• Interior features: Four total rooms; Family room; Living room (main level, approximately 19 x 16); Dining area (main level, combo)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.9% in Arlington Heights — 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 82/100 on livability (#60 in IL, #1,055 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: health & safety D+, amenities F, cost of living F.
• Township Hsd 214 (suburban): math 42% / reading 45% proficiency, ranked #103 of 620 in IL (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rolling Meadows High School (math 35% / reading 39%, grade F, #107 of 693 statewide, top 17%, 2,044 students, 0% FRL).
• Market conditions: Rents falling (-5.0%/yr); 68 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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.
• Current owner paid $26k; list at $130k implies a 391% gain — meaningful room to come down on a strong offer.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.67×
• Total profit: $-11,961
• Equity at exit: $19,383

10-year hold

• IRR: -5.7%
• Equity multiple: 0.69×
• Total profit: $-11,167
• Equity at exit: $11,240

Cash invested: $36,400 (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 60005

• Rents YoY: -5.0%
• Active inventory: 68
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$682
• Tax from tax record: −$150 /mo · $1,796/yr
• Insurance: −$54
• HOA: −$250
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $219

Break-even live

Break-even rent $1,437

Max offer price $130,000

Occupancy floor 82%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1119 E Algonquin Rd #2 Arlington Heights, IL	2.0	1.0	1100	$1,745	$1.59	10d	1	0.08mi
1958 W Algonquin Rd Mount Prospect, IL	1.0–2.0	1.0–1.5	987	$1,529	$1.55	1d	18	0.23mi
1910 W Hatherleigh Ct Unit 2E Mount Prospect, IL	2.0	1.0	1100	$1,650	$1.50	10d	1	0.35mi
1900 W Knightsbridge Dr Unit 2A Mt Prospect, IL	1.0	1.0	750	$1,450	$1.93	1d	1	0.35mi
1910 W Hatherleigh Ct Mount Prospect, IL	1.0–2.0	1.0	900	$1,400	$1.56	21d	2	0.36mi
1840 W Hatherleigh Ct Unit 2D Mount Prospect, IL	1.0	1.0	750	$1,500	$2.00	1d	1	0.39mi
2400 S Goebbert Rd Arlington Heights, IL	2.0	2.0	991	$2,172	$2.19	3d	1	0.44mi
2400 S Goebbert Rd Arlington Heights, IL	1.0	1.0	695	$1,825	$2.63	20d	1	0.44mi
2400 S Goebbert Rd Arlington Heights, IL	1.0	1.0	695	$2,450	$3.53	1d	1	0.44mi
2400 S Goebbert Rd Arlington Heights, IL	1.0	1.0	695	$2,425	$3.49	2d	1	0.44mi
707 Falcon Dr Unit 207 Arlington Heights, IL	2.0	1.0	1000	$1,750	$1.75	10d	1	0.45mi
1706 Forest Cove Dr Mount Prospect, IL	2.0	1.0	836	$1,814	$2.17	13d	1	0.49mi
1550 Dempster St Mt Prospect, IL	1.0–3.0	1.0–2.0	1225	$1,410	$1.15	1d	49	0.51mi
1703 W Mansard Ln Unit 103 Mt Prospect, IL	2.0	1.0	800	$1,650	$2.06	1d	1	0.62mi
1703 W Dennis Dr Unit 2 B Mt Prospect, IL	2.0	1.0	900	$1,675	$1.86	1d	1	0.63mi
2226 S Goebbert Rd #471 Arlington Heights, IL	2.0	2.0	1000	$1,900	$1.90	2d	1	0.65mi
2214 S Goebbert Rd Arlington Heights, IL	2.0	2.0	1075	$2,048	$1.90	7d	2	0.70mi
2214 S Goebbert Rd #478 Arlington Heights, IL	2.0	2.0	1100	$2,100	$1.91	2d	1	0.70mi
2134 S Goebbert Rd Arlington Heights, IL	1.0–3.0	1.0–2.0	864	$1,470	$1.70	1d	72	0.75mi
25 E Algonquin Rd Arlington Heights, IL	3.0	1.0–2.0	925	$2,817	$3.05	1d	142	0.76mi
726 Dempster St #5 Mt Prospect, IL	2.0	1.0	1100	$1,850	$1.68	1d	1	0.79mi
1308 S Sir Galahad Ln Mount Prospect, IL	2.0	1.0	850	$1,660	$1.95	1d	2	1.13mi
710 W Huntington Commons Rd Unit 1A Mt Prospect, IL	1.0	1.0	700	$1,350	$1.93	16d	1	1.15mi
710 W Huntington Commons Rd Unit 3A Mt Prospect, IL	1.0	1.0	750	$1,450	$1.93	13d	1	1.15mi
710 W Huntington Commons Rd Unit 2B Mt Prospect, IL	2.0	1.0	900	$1,699	$1.89	10d	1	1.16mi
601 W Huntington Commons Rd Mount Prospect, IL	2.0	1.5	1100	$2,300	$2.09	1d	1	1.28mi
1300 S Elmhurst Rd Mount Prospect, IL	1.0–3.0	1.0–2.0	950	$1,600	$1.68	1d	1	1.44mi
650 Perrie Dr #301 Elk Grove Village, IL	1.0	1.0	700	$1,650	$2.36	1d	1	1.49mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $130,000 Active 30 DOM
2. 2026-06-17
   statusdays on market $130,000 Active 29 DOM
3. 2026-06-16
   days on market $130,000 Contingent - Continue to Show 28 DOM
4. 2026-06-15
   days on market $130,000 Contingent - Continue to Show 27 DOM
5. 2026-06-13
   days on market $130,000 Contingent - Continue to Show 25 DOM
6. 2026-06-10
   days on market $130,000 Contingent - Continue to Show 22 DOM
7. 2026-06-09
   days on market $130,000 Contingent - Continue to Show 21 DOM
8. 2026-06-08
   days on market $130,000 Contingent - Continue to Show 20 DOM
9. 2026-06-07
   days on market $130,000 Contingent - Continue to Show 19 DOM
10. 2026-06-04
    statusdays on market $130,000 Contingent - Continue to Show 16 DOM
11. 2026-06-03
    days on market $130,000 Active 15 DOM
12. 2026-06-02
    days on market $130,000 Active 14 DOM
13. 2026-06-01
    days on market $130,000 Active 13 DOM
14. 2026-05-31
    days on market $130,000 Active 12 DOM
15. 2026-05-20
    listed $130,000 Active
16. 2012-01-31
    soldstatus $26,500 Closed Sale 331-char remark

    Show marketing remark (331 chars)

    Great condition condo that only needs paint and appliances. Sold as-is. Submit earnest money as certified funds. Provide proof of funds or pre-approval. Information not guaranteed. Tax proration 100%. 2 Year home warranty for owner occupants. This property is eligible under the Freddie Mac First Look Initiative through 12/26/2011

17. 2012-01-14
    status Pending 331-char remark

    Show marketing remark (331 chars)

    Great condition condo that only needs paint and appliances. Sold as-is. Submit earnest money as certified funds. Provide proof of funds or pre-approval. Information not guaranteed. Tax proration 100%. 2 Year home warranty for owner occupants. This property is eligible under the Freddie Mac First Look Initiative through 12/26/2011

18. 2011-12-12
    listed $28,900 New 331-char remark

    Show marketing remark (331 chars)

    Great condition condo that only needs paint and appliances. Sold as-is. Submit earnest money as certified funds. Provide proof of funds or pre-approval. Information not guaranteed. Tax proration 100%. 2 Year home warranty for owner occupants. This property is eligible under the Freddie Mac First Look Initiative through 12/26/2011

ⓘ 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: $1,796 · $150/mo
• Projected year-2 tax: $2,374 · $198/mo
• Expected delta: +$577/yr (+$48/mo · 32.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,578
• − Mortgage interest: −$7,282
• − Property taxes: −$1,796
• − Insurance: −$650
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − HOA: −$3,000
• − Depreciation: −$3,782
• Taxable income: $776
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $2,444/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: Township Hsd 214
• NCES district ID: 1704170
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $68,267
• Composite: 39.13/100
• National rank: #4035
• State rank: #103 of 620 in IL

Livability — Arlington Heights

• Score: 82/100
• State rank: #60
• US rank: #1055

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington Heights, IL
• County: Cook County · 4,486,803 people
• City population: 80,678
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 28,843
• Household income: $99,743
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 818.0

Population outlook (Cook County) Hauer SSP2

• Today (2025): 5,347,519 people
• By 2030: 5,357,703 · +0.2%
• By 2040: 5,324,924 · -0.4%
• By 2050: 5,230,762 · -2.2%
• By 2075: 4,785,735 · -10.5%
• By 2100: 4,188,836 · -21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 15% Two or more races 11% Asian 8% Black 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 13% French 3% Slovak 2%
• Foreign-born: 26% · Canada, South Korea, China
• Languages at home: 64% English-only · Russian/Polish/Slavic 13% Spanish 10% Other Indo-European 6%

Political lean MEDSL · Cook

• 2024 margin: Solid D (+42.0) · D 70.4% · R 28.4% · Other 1.2%
• 2008→2024 swing: -11.4pp toward R · 2008: 53.4pp · 2024: 42.0pp
• All cycles: 2024: D+42.0 2020: D+50.3 2016: D+53.0 2012: D+49.4 2008: D+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -301.88%
• Current HPI: 209.777
• Rent YoY: ▼ -4.96%
• 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

+349.8% since first listed

4 events — show timeline

• 2026-05-20 Listed $130,000 MRED as Distributed by MLS Grid
• 2012-01-31 Sold (MLS) $26,500 MRED as Distributed by MLS Grid
• 2012-01-14 Pending — MRED as Distributed by MLS Grid
• 2011-12-12 Listed $28,900 MRED as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2023): $1,796 · +4.8% YoY. Source: county tax records.