31750 N Darrell Rd · Lakemoor, IL 60051

$198,000

2 bd · 1.0 ba · 520 sqft · SingleFamily public records · 13 Days on market

Built 1952 0.40 ac lot $381/sqft · 30% above area Est $190k · at est.

---

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 +28.5/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +6.6/10.0
• ARV discount +5.6/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Attention buyers/Investors/Developers!! Wonderful opportunity to own and have opportunity to build/develop new construction on adjacent lots while to live in/ rent , subdivide or just enjoy this very private , large piece of property! Existing residence is in a very good, solid shape, it has spacious lr/dr combo, kit, bth and 2 brs. , large wooden deck for family enjoyment overlooking huge tree lined back yard!. Full basement with exterior access, full laundry set , plenty of storage and its own water supply ( no water bills !!). Plenty of city and private commercial and residential projects in the area! Just minutes to all suburban conveniently located venues: shopping, restaurants, school

Key facts

• Full laundry set
• Large wooden deck
• Plenty of storage

Tags

• LARGE PIECE OF PROPERTY
• LARGE WOODEN DECK
• HUGE TREE LINED BACK YARD
• FULL BASEMENT
• FULL LAUNDRY SET
• PLENTY OF STORAGE

Property features AI

Finance

• Other: Parcel numbers on file
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 garage spaces) with garage door opener and garage owned; Two total parking spaces
• Utilities: Well water; Septic sewer; Electric with circuit breakers
• Home design: Detached single-family home; One-story; Fee simple ownership; Estimated living area; Built approximately 71–80 years ago; Property faces unspecified direction
• Construction: Vinyl siding with frame construction; Built before 1978
• Exterior features: Deck

Interior

• Kitchen: Kitchen with eating area/breakfast bar; Range; Refrigerator; Window blinds in kitchen
• Bedrooms: Two bedrooms (main level) — master bedroom on main level
• Flooring: Laminate flooring in living room and master bedroom; Ceramic tile in kitchen; Other flooring in laundry
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Window air conditioning units
• Interior features: Five total rooms; Unfinished full basement with walk-out access
• Laundry & utility: Basement laundry room (8 x 8)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).
• Cap rate 10.2% vs local median 3.9% in Lakemoor — 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 72/100 on livability (#317 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A-; Watch: schools F, amenities F, commute F.
• Wauconda CUSD 118 (suburban): math 22% / reading 29% proficiency, ranked #267 of 620 in IL (top 43%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 151 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 948 units permitted in Lake County in 2024 (424 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Lake County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $78k; list at $198k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $198,000

Questions for the listing agent

1. Built in 1952 — 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 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: 1.16% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.97%
• DSCR: 1.62
• GRM: 7.2

CMA / ARV

• ARV (median comp): $190,002
• List price: $198,000
• Delta: 21.05%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 3.69×
• Total profit: $148,865
• Equity at exit: $178,374

10-year hold

• IRR: 29.8%
• Equity multiple: 8.32×
• Total profit: $405,879
• Equity at exit: $384,670

Cash invested: $55,440 (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 60051

• Home prices YoY: 4.9%
• Active inventory: 151
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,038
• Tax from tax record: −$51 /mo · $607/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $646

Break-even live

Break-even rent $1,483

Max offer price $198,000

Occupancy floor 67%

Sensitivity live

Price	-10% $758	-5% $702	+0% $646	+5% $590	+10% $533
Rent	-10% $464	-5% $555	+0% $646	+5% $736	+10% $827
Rate	-1.0pp $745	-0.5pp $696	base $646	+0.5pp $594	+1.0pp $542

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
450 Sullivan Lake Blvd Lakemoor, IL	1.0–2.0	1.0–2.5	1009	$2,300	$2.28	0d	17	0.92mi

Listing history 13 events

1. 2026-06-21
   statusdays on market $198,000 Contingent - Continue to Show 13 DOM
2. 2026-06-18
   days on market $198,000 Active 10 DOM
3. 2026-06-17
   days on market $198,000 Active 9 DOM
4. 2026-06-16
   days on market $198,000 Active 8 DOM
5. 2026-06-15
   days on market $198,000 Active 7 DOM
6. 2026-06-13
   days on market $198,000 Active 5 DOM
7. 2026-06-13
   days on market $198,000 Active 4 DOM
8. 2026-06-08
   pricestatusdays on marketlisting id $198,000 Active 1 DOM
9. 2026-03-26
   listed $230,000 Active 713-char remark
10. 2010-05-16
    historical
11. 2009-11-17
    listed New
12. 2003-06-18
    soldstatus $78,000
13. 1989-10-01
    soldstatus $48,000

ⓘ 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: $607 · $51/mo
• Projected year-2 tax: $2,551 · $213/mo
• Expected delta: +$1,944/yr (+$162/mo · 320.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $27,600
• − Mortgage interest: −$11,091
• − Property taxes: −$607
• − Insurance: −$990
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$5,760
• Taxable income: $4,736
• Est. tax owed @ 24.0%: −$1,137
• After-tax cash flow: $6,610/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: Wauconda CUSD 118
• NCES district ID: 1741190
• Math proficiency: 22% ▼ -10.00%
• Reading proficiency: 29% ▼ -14.00%
• Median HH income: $72,358
• Composite: 24.59/100
• National rank: #7635
• State rank: #267 of 620 in IL

Livability — Lakemoor

• Score: 72/100
• State rank: #317
• US rank: #6294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakemoor, IL
• Population (ZIP): 23,931

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 12% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 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: ▲ 28.50%
• Current HPI: 612.07
• 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

+312.5% since first listed

8 events — show timeline

• 2026-06-08 Listed $198,000 MRED as Distributed by MLS Grid
• 2026-06-08 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-19 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-26 Listed — MRED as Distributed by MLS Grid
• 2010-05-16 Listing Removed — MRED as Distributed by MLS Grid
• 2009-11-17 Listed — MRED as Distributed by MLS Grid
• 2003-06-18 Sold (Public Records) $78,000 Public Records
• 1989-10-01 Sold (Public Records) $48,000 Public Records

Property tax history

-6.2%/yr

Latest (2024): $607 · -9.5% YoY. Source: county tax records.