36889 N Oakwood Dr · Venetian Village, IL 60046

$225,000

3 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 4 Days on market

Built 1945 8,097 sqft lot Est $250k · 10% under

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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 +23.1/30.0
• ARV discount +12.1/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Adorable 2 bedroom, 1 bath ranch home in Venetian Village. This house offers a large backyard just a few blocks from the lake! The cozy kitchen has stainless steel appliances and opens up to the dining room. New siding and newer roof. Easy living on this private tree lined street! Conveniently located near Walmart, Meijer and many restaurants, shopping will be a breeze. Grayslake North High School

Key facts

• 8,097 sq ft lot
• 2 parking spots
• Built 1945

Property features AI

Finance

• Other: Property not currently leased; Possession at closing
• Financial info: Special service area: No; Homeowner tax exemption indicated
• HOA & community: No master association fee required

Exterior

• Parking: Two parking spaces; Asphalt parking surface; Other parking features
• Security: CO detectors
• Utilities: Well water; Septic tank sewer
• Home design: Detached single-family home; One-story model; Fee simple ownership; Built before 1978 (property age ~81–90 years)
• Construction: Aluminum siding; Asphalt roof; Built ~81–90 years ago
• Exterior features: Lot dimensions approximately 60 x 135; Less than 0.25 acre lot; Water rights (community feature)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on main level (15 x 10); Second bedroom on main level (14 x 12); Additional bedrooms listed (types noted)
• Flooring: Laminate flooring throughout (rooms noted with wood laminate); Carpet in living room and bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Ceiling fan(s)
• Interior features: First-floor full bath; Screens on windows; Unfinished attic; Crawl space basement; 6 total rooms
• Laundry & utility: Laundry on main level (7 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).

Location & tenants

• Location reads 73/100 on livability (#292 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Grayslake Chsd 127 (suburban): math 40% / reading 44% proficiency, ranked #95 of 620 in IL (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 85 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 948 units permitted in Lake County in 2024 (424 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 $7k of value loss. Plan a longer hold.
• Lake County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.10% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $250,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21437 W Engle Dr	0.21mi	3/1.0	1,056 (+1%)	1mo	$307,000	$291	88
36866 N Nathan Hale Dr	0.11mi	3/1.0	1,196 (+14%)	7mo	$233,000	$195	66
20862 W Genoa Ave	0.40mi	3/1.5	1,124 (+7%)	6mo	$253,000	$225	63
36912 N Lawrence Dr	0.59mi	3/1.0	962 (-8%)	0mo	$230,000	$239	59
36753 N Corona Dr	0.56mi	3/1.5	1,004 (-4%)	9mo	$210,000	$209	57
21535 W Sarah Dr	0.33mi	2/1.0 (-1)	910 (-13%)	1mo	$245,000	$269	57
36911 N Helen Dr	0.62mi	3/1.5	1,152 (+10%)	4mo	$360,000	$313	49
36665 N Mary Dr	0.72mi	3/1.0	1,000 (-5%)	13mo	$250,000	$250	48
36675 N Helen Dr	0.66mi	2/1.0 (-1)	1,088 (+4%)	14mo	$141,000	$130	46
36943 N Mary Dr	0.68mi	3/1.0	976 (-7%)	14mo	$218,000	$223	45
36563 N Helen Dr	0.70mi	3/2.0	1,120 (+7%)	9mo	$285,000	$254	45
37416 N Loretto Ave	0.60mi	2/1.0 (-1)	950 (-9%)	13mo	$95,000	$100	40

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-10,658
• Equity at exit: $33,548

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $24,047
• Equity at exit: $19,454

Cash invested: $63,000 (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 60046

• Active inventory: 85
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,480 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $405

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 79%

Sensitivity live

Price	-10% $560	-5% $482	+0% $405	+5% $327	+10% $249
Rent	-10% $209	-5% $307	+0% $405	+5% $502	+10% $600
Rate	-1.0pp $518	-0.5pp $462	base $405	+0.5pp $346	+1.0pp $287

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
851 Sanctuary Dr Lake Villa, IL	2.0	1.0–2.0	1218	$2,010	$1.65	0d	4	1.20mi

Listing history 12 events

1. 2026-06-21
   days on market $225,000 Active 4 DOM
2. 2026-06-17
   remarks 400-char remark
3. 2026-06-17
   statusdays on marketlisting id $225,000 Active 1 DOM
4. 2026-06-17
   days on market $225,000 Coming Soon 13 DOM
5. 2026-06-16
   days on market $225,000 Coming Soon 12 DOM
6. 2026-06-15
   days on market $225,000 Coming Soon 11 DOM
7. 2026-06-13
   days on market $225,000 Coming Soon 9 DOM
8. 2026-06-13
   days on market $225,000 Coming Soon 8 DOM
9. 2026-06-09
   days on market $225,000 Coming Soon 5 DOM
10. 2026-06-08
    days on market $225,000 Coming Soon 4 DOM
11. 2026-06-07
    remarks 62-char remark
12. 2026-06-07
    listed $225,000 Coming Soon 3 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: $29,764
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,381
• − Management: −$2,381
• − Depreciation: −$6,545
• Taxable income: $1,353
• Est. tax owed @ 24.0%: −$325
• After-tax cash flow: $4,530/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: Grayslake Chsd 127
• NCES district ID: 1717550
• Math proficiency: 40% ▼ -7.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $84,295
• Composite: 39.42/100
• National rank: #3963
• State rank: #95 of 620 in IL

Livability — Venetian Village

• Score: 73/100
• State rank: #292
• US rank: #5569

Category grades

Amenities F Commute F Cost of living A+ 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: Venetian Village, IL
• County: Lake County · 591,991 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 34,613
• Household income: $126,042
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 282.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 700,217 people
• By 2030: 693,290 · -1.0%
• By 2040: 673,588 · -3.8%
• By 2050: 643,556 · -8.1%
• By 2075: 562,792 · -19.6%
• By 2100: 457,715 · -34.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 9% Asian 6% Black 4%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Romanian 13% Portuguese 2% Lithuanian 2%
• Foreign-born: 13% · Canada, South Korea, Vietnam
• Languages at home: 80% English-only · Spanish 11% Russian/Polish/Slavic 3% Other Asian/Pacific 1%

Political lean MEDSL · Lake

• 2024 margin: Strong D (+20.8) · D 59.7% · R 38.9% · Other 1.4%
• 2008→2024 swing: +1.1pp toward D · 2008: 19.6pp · 2024: 20.8pp
• All cycles: 2024: D+20.8 2020: D+24.1 2016: D+20.3 2012: D+8.1 2008: D+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.45%
• Current HPI: 202.1374
• 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