204 Brandywine Dr · Candlewick Lake, IL 61065

$270,000

4 bd · 2.0 ba · 2,290 sqft · SingleFamily public records · 17 Days on market

Built 1994 0.25 ac lot Est $245k · 10% over $144/mo HOA · 3% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.6/10.0
• Livability +3.1/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Spacious raised-ranch home with 4 bedrooms, 3 full bathrooms and attached 2-car garage in Candlewick Lake! Home needs TLC but for someone handy or an investor, this would make a great investment. The main level features a light and bright living room, separate dining area and eat-in kitchen. 3 of the bedrooms and 2 full bathrooms are on the main floor. The lower level walk-out has a rec room, 4th bedroom, full bathroom, bonus room and laundry room. No FHA/VA, sold as-is.

Key facts

• Gated community
• New a/c unit
• Private lake

Tags

• GATED COMMUNITY
• NEW ROOF
• NEW A/C UNIT
• NEW KITCHEN APPLIANCES
• NEW BATHROOM FLOORING
• PRIVATE LAKE

Property features AI

Finance

• Other: Property is not currently leased; Ownership recorded as fee simple with HOA
• HOA & community: Homeowners association fee collected annually; HOA fee covers clubhouse, exercise facilities and pool; Annual association fee

Exterior

• Parking: Attached garage with 2 garage spaces; Asphalt driveway; Garage door opener
• Utilities: Public water; Public sewer; Electric and gas service (natural gas heating)
• Home design: Detached single-family raised ranch; Fee simple ownership with homeowners association; Approximately 31–40 years old; Asphalt roof; Vinyl siding; Lot dimensions approximately 70 x 155
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Deck

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Disposal; Eating area / table space
• Bedrooms: 4 bedrooms (master and two bedrooms on main level; additional bedroom in walkout basement); Master bedroom with full bath
• Bathrooms: 3 full bathrooms; Basement includes a bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished basement with exterior entry, egress window and walk-out access; Separate dining room; Pull-down attic stairs; One gas-log fireplace in the family room; Nine total rooms
• Laundry & utility: Laundry room in walkout basement; Gas dryer hookup; Water heater (gas); Owned water softener

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $270k).
• Recommended offer: $266k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#891 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• North Boone CUSD 200 (rural): math 14% / reading 21% proficiency, ranked #440 of 620 in IL (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Manchester Elem School (math 27% / reading 22%, grade F, #850 of 2,056 statewide, top 45%, 143 students, 0% FRL); North Boone Middle School (math 15% / reading 24%, grade F, #425 of 665 statewide, top 65%, 242 students, 0% FRL); North Boone High School (math 12% / reading 22%, grade F, #430 of 693 statewide, top 66%, 517 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 38 active listings in the ZIP; 56 units permitted in Boone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.2% local appreciation)).
• Boone County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $165k; list at $270k implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $265,950 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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: 1.65% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.64%
• DSCR: 2.05
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $245,030
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Brandywine Dr	0.00mi	4/3.0	2,290 (0%)	6mo	$165,000	$72	91
110 Liverpool Dr SE	0.12mi	4/3.0	2,316 (+1%)	8mo	$238,000	$103	82
103 SE Liverpool Dr	0.17mi	4/2.0	2,338 (+2%)	10mo	$248,500	$106	80
2211 Candlewick Dr SE	0.19mi	4/3.0	2,132 (-7%)	1mo	$260,500	$122	75
204 SE King Henry Rd	0.37mi	3/2.0 (-1)	2,300 (+0%)	7mo	$224,000	$97	72
108 James Cir	0.28mi	3/2.0 (-1)	2,192 (-4%)	6mo	$232,000	$106	70
107 SE Cornwall Cir	0.36mi	5/2.0 (+1)	2,252 (-2%)	10mo	$241,000	$107	67
114 Galahad Ct	0.46mi	5/2.0 (+1)	2,414 (+5%)	2mo	$250,500	$104	63
221 Liverpool Dr SE	0.23mi	4/3.0	1,992 (-13%)	10mo	$240,000	$120	56
110 SE Brandywine Dr	0.26mi	3/3.0 (-1)	2,044 (-11%)	7mo	$277,000	$136	56
618 NE Candlewick Dr	0.69mi	3/2.5 (-1)	2,248 (-2%)	11mo	$410,000	$182	49
109 Galleon Run Dr	0.58mi	3/2.5 (-1)	2,019 (-12%)	4mo	$250,000	$124	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 2.73×
• Total profit: $130,794
• Equity at exit: $124,868

10-year hold

• IRR: 30.4%
• Equity multiple: 5.35×
• Total profit: $328,978
• Equity at exit: $195,174

Cash invested: $75,600 (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 61065

• Home prices YoY: 1.4%
• Active inventory: 38
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $4,464 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$365 /mo · $4,377/yr
• Insurance: −$112
• HOA: −$144
• Vacancy / Maint / Mgmt: −$937
• Net cashflow: $1,489

Break-even live

Break-even rent $2,579

Max offer price $270,000

Occupancy floor 62%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $144 · $1,728/yr

Listing history 12 events

1. 2026-06-18
   days on market $270,000 Active 17 DOM
2. 2026-06-17
   days on market $270,000 Active 16 DOM
3. 2026-06-16
   days on market $270,000 Active 15 DOM
4. 2026-06-15
   days on market $270,000 Active 14 DOM
5. 2026-06-13
   days on market $270,000 Active 12 DOM
6. 2026-06-12
   days on market $270,000 Active 11 DOM
7. 2026-06-09
   days on market $270,000 Active 8 DOM
8. 2026-06-08
   days on market $270,000 Active 7 DOM
9. 2026-06-07
   days on market $270,000 Active 6 DOM
10. 2026-06-04
    days on market $270,000 Active 2 DOM
11. 2026-06-01
    remarks 699-char remark
12. 2026-06-01
    listed $270,000 Active 1 DOM

ⓘ 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: $4,377 · $365/mo
• Projected year-2 tax: $5,253 · $438/mo
• Expected delta: +$876/yr (+$73/mo · 20.0%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,563
• − Mortgage interest: −$15,124
• − Property taxes: −$4,377
• − Insurance: −$1,350
• − Repairs & maintenance: −$4,285
• − Management: −$4,285
• − HOA: −$1,728
• − Depreciation: −$7,855
• Taxable income: $14,559
• Est. tax owed @ 24.0%: −$3,494
• After-tax cash flow: $14,375/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: North Boone CUSD 200
• NCES district ID: 1728700
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $59,553
• Composite: 16.73/100
• National rank: #9163
• State rank: #440 of 620 in IL

Livability — Candlewick Lake

• Score: 61/100
• State rank: #891
• US rank: #17350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Candlewick Lake, IL
• Population (ZIP): 10,927

Population outlook (Boone County) Hauer SSP2

• Today (2025): 52,507 people
• By 2030: 51,509 · -1.9%
• By 2040: 48,611 · -7.4%
• By 2050: 44,363 · -15.5%
• By 2075: 33,262 · -36.7%
• By 2100: 21,495 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 4%
• Common ancestry: Romanian 10% Portuguese 3% Lithuanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 10% Russian/Polish/Slavic 4%

Political lean MEDSL · Boone

• 2024 margin: R (+14.5) · D 42.0% · R 56.5% · Other 1.6%
• 2008→2024 swing: -18.7pp toward R · 2008: 4.2pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+13.4 2016: R+14.6 2012: R+5.7 2008: D+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.23%
• Current HPI: 232.9144
• Rent YoY: —
• Metro: —
• 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

+116.2% since first listed

19 events — show timeline

• 2026-06-01 Listed $270,000 MRED as Distributed by MLS Grid
• 2025-12-15 Sold (MLS) $165,000 MRED as Distributed by MLS Grid
• 2025-12-15 Sold (MLS) $165,000 NWIAR
• 2025-11-17 Pending — NWIAR
• 2025-11-17 Pending — MRED as Distributed by MLS Grid
• 2025-10-07 Listed $175,000 NWIAR
• 2025-10-06 Listed $175,000 MRED as Distributed by MLS Grid
• 2013-08-22 Sold (MLS) $82,000 MRED as Distributed by MLS Grid
• 2013-07-16 Pending — MRED as Distributed by MLS Grid
• 2013-07-09 Listing Removed — MRED as Distributed by MLS Grid
• 2013-06-21 Price Changed $84,900 MRED as Distributed by MLS Grid
• 2013-05-29 Listed $94,900 MRED as Distributed by MLS Grid
• 2009-10-23 Listing Removed — MRED as Distributed by MLS Grid
• 2009-09-22 Listed — MRED as Distributed by MLS Grid
• 2007-08-17 Sold (Public Records) $155,500 Public Records
• 2007-08-09 Sold (MLS) $155,500 MRED as Distributed by MLS Grid
• 2007-08-04 Listing Removed — MRED as Distributed by MLS Grid
• 2007-03-25 Listed $177,900 MRED as Distributed by MLS Grid
• 2003-08-05 Sold (Public Records) $124,900 Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,377 · +4.2% YoY. Source: county tax records.