18 Mckinley St · Lake in the Hills, IL 60156

$292,000

4 bd · 1.5 ba · 1,162 sqft · SingleFamily public records · 7 Days on market

Built 1973 9,100 sqft lot Est $306k · 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 +11.9/30.0
• ARV discount +9.5/15.0
• 1% rule +4.6/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sound ranch home on a corner lot with easy access to shopping, schools and express way. Bring your remodeling ideas and create an extra large eat in kitchen space, open it to the generous living room and re- install the wood burning stove for added winter warmth. The basement space is huge with a finished room which could be the 4th bedroom, a home office, gym or added storage. There is an above ground pool with wood decking surrounding it which comes with all supplies including a heater. Pool Liner/pad is 3 yrs old, roof; 8 years old and furnace/ hot water heater is on a maintenance plan and was serviced 11/6/15. Everything is in working condition .Carpets were just cleaned as well so the new family can live here while they make the updates this home welcomes.

Key facts

• Newer furnace
• Newer a c
• Full basement

Tags

• FULLY FENCED YARD
• EXPANSIVE DECK
• FULL BASEMENT
• NEWER FURNACE
• NEWER A C
• SCENIC WALKING TRAILS

Property features AI

Finance

• Other: Subdivision: Lake in the Hills Estates; Located in Lake in the Hills (Algonquin township)
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with space for 2 cars; 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Built between 51-60 years ago; Built before 1978
• Construction: Brick and cedar exterior
• Exterior features: Corner lot; Lot dimensions approximately 70 x 130; Less than 0.25 acre lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (plus a possible 4th); Basement bedroom
• Flooring: Hardwood in living room; Wood laminate in kitchen, dining room, and two main-level bedrooms; Carpet in master bedroom and basement family room
• Bathrooms: 2 full bathrooms; 1 half bathroom; Basement has a bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partially finished full basement; 8 total rooms; School bus service
• Laundry & utility: Main-level utility room (11 x 11); Basement laundry room (11 x 13)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $292k.

Deal economics

• At list price, monthly cash flow is $-72 ($-869/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (4.3% below list).
• Recommended offer: $279k (4.4% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 4.3% in Lake in the Hills — 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 78/100 on livability (#152 in IL, #2,759 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Chsd 155 (suburban): math 41% / reading 42% proficiency, ranked #98 of 620 in IL (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.7%/yr); 43 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,595 units permitted in McHenry County in 2024 (485 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 $9k of value loss. Plan a longer hold.
• McHenry County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $139k; list at $292k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $279,213 (4.4% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.96% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $305,606
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1501 Washington St	0.06mi	4/1.5	1,160 (-0%)	2mo	$335,000	$289	95
1417 Adams St	0.09mi	3/1.5 (-1)	1,160 (-0%)	3mo	$305,000	$263	88
5 Roosevelt Rd	0.16mi	3/2.0 (-1)	1,128 (-3%)	14mo	$292,000	$259	69
1521 Monroe St	0.11mi	3/1.0 (-1)	1,064 (-8%)	15mo	$287,000	$270	61
1221 Crystal Lake Rd	0.37mi	3/2.0 (-1)	1,325 (+14%)	1mo	$335,000	$253	52
3 Clark Ave	0.57mi	3/2.0 (-1)	1,208 (+4%)	11mo	$265,000	$219	51
1307 Jefferson St	0.31mi	3/1.5 (-1)	1,028 (-12%)	14mo	$300,000	$292	50
20 E Oak St	0.59mi	3/2.0 (-1)	1,150 (-1%)	23mo	$315,000	$274	44
3 Grant Ave	0.45mi	3/1.5 (-1)	1,025 (-12%)	16mo	$271,000	$264	41
1217 Pine St	0.66mi	3/1.0 (-1)	1,100 (-5%)	22mo	$244,000	$222	36
10 Linden St	0.50mi	3/1.0 (-1)	1,325 (+14%)	14mo	$310,000	$234	34

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 · 2.66% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.36×
• Total profit: $-52,677
• Equity at exit: $43,538

10-year hold

• IRR: -11.3%
• Equity multiple: 0.33×
• Total profit: $-54,865
• Equity at exit: $25,247

Cash invested: $81,760 (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 60156

• Home prices YoY: -33.8%
• Rents YoY: 2.7%
• Active inventory: 43
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,793 medium
• Mortgage (P&I): −$1,531
• Tax from tax record: −$626 /mo · $7,514/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $-72

Break-even live

Break-even rent $2,885

Max offer price $279,213

Occupancy floor 98%

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: $73,000
• Closing costs: $8,760
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
664 Regent Dr Crystal Lake, IL	3.0	1.5	1496	$2,550	$1.70	24d	1	1.13mi
302 Pocahontas Trl Lake in the Hills, IL	3.0	1.0	1199	$1,961	$1.64	7d	1	1.48mi

Listing history 6 events

1. 2026-04-10
   status Pending
2. 2026-04-03
   listed $292,000 Active
3. 2016-02-11
   soldstatus $139,000
4. 2016-01-20
   soldstatus $133,000 Closed Sale 773-char remark

   Show marketing remark (773 chars)

   Sound ranch home on a corner lot with easy access to shopping, schools and express way. Bring your remodeling ideas and create an extra large eat in kitchen space, open it to the generous living room and re- install the wood burning stove for added winter warmth. The basement space is huge with a finished room which could be the 4th bedroom, a home office, gym or added storage. There is an above ground pool with wood decking surrounding it which comes with all supplies including a heater. Pool Liner/pad is 3 yrs old, roof; 8 years old and furnace/ hot water heater is on a maintenance plan and was serviced 11/6/15. Everything is in working condition .Carpets were just cleaned as well so the new family can live here while they make the updates this home welcomes.

5. 2015-11-20
   status Contingent (Do Not Show) 773-char remark

   Show marketing remark (773 chars)

   Sound ranch home on a corner lot with easy access to shopping, schools and express way. Bring your remodeling ideas and create an extra large eat in kitchen space, open it to the generous living room and re- install the wood burning stove for added winter warmth. The basement space is huge with a finished room which could be the 4th bedroom, a home office, gym or added storage. There is an above ground pool with wood decking surrounding it which comes with all supplies including a heater. Pool Liner/pad is 3 yrs old, roof; 8 years old and furnace/ hot water heater is on a maintenance plan and was serviced 11/6/15. Everything is in working condition .Carpets were just cleaned as well so the new family can live here while they make the updates this home welcomes.

6. 2015-11-05
   listed $139,900 New 773-char remark

   Show marketing remark (773 chars)

   Sound ranch home on a corner lot with easy access to shopping, schools and express way. Bring your remodeling ideas and create an extra large eat in kitchen space, open it to the generous living room and re- install the wood burning stove for added winter warmth. The basement space is huge with a finished room which could be the 4th bedroom, a home office, gym or added storage. There is an above ground pool with wood decking surrounding it which comes with all supplies including a heater. Pool Liner/pad is 3 yrs old, roof; 8 years old and furnace/ hot water heater is on a maintenance plan and was serviced 11/6/15. Everything is in working condition .Carpets were just cleaned as well so the new family can live here while they make the updates this home welcomes.

ⓘ 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: $7,514 · $626/mo
• Projected year-2 tax: $7,514 · $626/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,520
• − Mortgage interest: −$16,357
• − Property taxes: −$7,514
• − Insurance: −$1,460
• − Repairs & maintenance: −$2,682
• − Management: −$2,682
• − Depreciation: −$8,495
• Taxable loss: −$5,668
• Est. tax savings @ 24.0%: +$1,360
• After-tax cash flow: $492/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: Chsd 155
• NCES district ID: 1711370
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $87,560
• Composite: 39.33/100
• National rank: #3982
• State rank: #98 of 620 in IL

Livability — Lake in the Hills

• Score: 78/100
• State rank: #152
• US rank: #2759

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake in the Hills, IL
• County: McHenry County · 204,279 people
• City population: 28,800
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 28,800
• Household income: $117,151
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 268.0

Population outlook (McHenry County) Hauer SSP2

• Today (2025): 305,342 people
• By 2030: 301,491 · -1.3%
• By 2040: 288,211 · -5.6%
• By 2050: 268,430 · -12.1%
• By 2075: 226,209 · -25.9%
• By 2100: 181,247 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 20% Two or more races 11% Asian 7% Black 3%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Common ancestry: Romanian 11% Lithuanian 1% Iranian 1%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 12% Russian/Polish/Slavic 3% Tagalog/Filipino 2%

Political lean MEDSL · McHenry

• 2024 margin: Lean R (+5.3) · D 46.6% · R 51.9% · Other 1.5%
• 2008→2024 swing: -10.6pp toward R · 2008: 5.3pp · 2024: -5.3pp
• All cycles: 2024: R+5.3 2020: R+2.5 2016: R+8.1 2012: R+8.8 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.41%
• Current HPI: 232.2145
• Rent YoY: ▲ 2.66%
• 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

+108.7% since first listed

6 events — show timeline

• 2026-04-10 Pending — MRED as Distributed by MLS Grid
• 2026-04-03 Listed $292,000 MRED as Distributed by MLS Grid
• 2016-02-11 Sold (Public Records) $139,000 Public Records
• 2016-01-20 Sold (MLS) $133,000 MRED as Distributed by MLS Grid
• 2015-11-20 Pending — MRED as Distributed by MLS Grid
• 2015-11-05 Listed $139,900 MRED as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2024): $7,514 · +2.6% YoY. Source: county tax records.