322 Bellevue Dr · Round Lake Park, IL 60073

$130,000

2 bd · 1.0 ba · 766 sqft · SingleFamily public records · 47 Days on market

Built 1941 4,356 sqft lot $170/sqft · 28% below area Est $181k · 28% under ↓ 4% since listing

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting home offering both comfortable living and strong rental potential. The interior features a functional layout with spacious living areas that provide flexibility for everyday living entertaining or long term rental use. The kitchen and main living spaces offer a solid foundation ready for updates or tenant occupancy. Outside you will find a nice yard with room for outdoor enjoyment gardening or gatherings. Conveniently located near parks schools shopping and transportation this property is well positioned for consistent rental demand making it a great opportunity for both investors and buyers looking to build equity and long term value.

Key facts

• Near schools
• Outdoor enjoyment
• Near parks

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• NICE YARD
• OUTDOOR ENJOYMENT
• NEAR PARKS
• NEAR SCHOOLS

🏷️ Possibly a rental listed for sale. The $130,000 price doesn't fit this home's estimated sale value (~$181,424) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/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: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 4.5% in Round Lake Park — 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 69/100 on livability (#422 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, employment D-.
• Round Lake CUSD 116 (suburban): math 7% / reading 14% proficiency, ranked #560 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 97 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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. 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?
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: 1.53% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.03%
• DSCR: 1.80
• GRM: 5.5

CMA / ARV

• ARV (median comp): $181,424
• List price: $130,000
• Delta: -28.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Elder Dr	0.13mi	1/1.0 (-1)	759 (-1%)	4mo	$125,000	$165	84
221 Kenwood Dr	0.19mi	2/1.0	771 (+1%)	8mo	$150,000	$195	84
324 Highmoor Dr	0.05mi	2/1.0	838 (+9%)	15mo	$175,000	$209	70
114 Clifton Dr	0.32mi	3/1.0 (+1)	800 (+4%)	5mo	$175,000	$219	68
123 E Pineview Dr	0.37mi	3/1.0 (+1)	788 (+3%)	8mo	$190,000	$241	67
420 E Washington St	0.32mi	2/1.0	812 (+6%)	11mo	$70,000	$86	66
515 Catalpa Dr	0.40mi	2/1.0	716 (-6%)	6mo	$180,000	$251	66
414 Fairlawn Dr	0.11mi	3/2.0 (+1)	864 (+13%)	9mo	$275,000	$318	57
324 N Prospect Dr	0.17mi	3/1.0 (+1)	864 (+13%)	11mo	$240,000	$278	57
423 Bellevue Dr	0.13mi	3/2.0 (+1)	850 (+11%)	13mo	$200,000	$235	56
411 Bellevue Dr	0.08mi	3/2.0 (+1)	850 (+11%)	19mo	$192,000	$226	53
536 Arbor Dr	0.40mi	3/1.0 (+1)	864 (+13%)	8mo	$260,000	$301	49

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 · 2.87% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.37×
• Total profit: $13,620
• Equity at exit: $19,383

10-year hold

• IRR: 18.6%
• Equity multiple: 2.54×
• Total profit: $56,089
• 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 60073

• Rents YoY: 2.9%
• Active inventory: 97
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,986 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$286 /mo · $3,432/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $547

Break-even live

Break-even rent $1,294

Max offer price $130,000

Occupancy floor 67%

Sensitivity live

Price	-10% $621	-5% $584	+0% $547	+5% $510	+10% $473
Rent	-10% $390	-5% $469	+0% $547	+5% $625	+10% $704
Rate	-1.0pp $612	-0.5pp $580	base $547	+0.5pp $513	+1.0pp $479

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 Alpine Dr Round Lake, IL	3.0	1.0	957	$2,000	$2.09	5d	1	0.60mi

Listing history 6 events

1. 2026-06-03
   days on market $130,000 Active 47 DOM
2. 2026-06-02
   days on market $130,000 Active 46 DOM
3. 2026-06-01
   days on market $130,000 Active 45 DOM
4. 2026-05-31
   days on market $130,000 Active 44 DOM
5. 2026-05-08
   price $130,000 668-char remark

   Show marketing remark (668 chars)

   Welcome to this inviting home offering both comfortable living and strong rental potential. The interior features a functional layout with spacious living areas that provide flexibility for everyday living entertaining or long term rental use. The kitchen and main living spaces offer a solid foundation ready for updates or tenant occupancy. Outside you will find a nice yard with room for outdoor enjoyment gardening or gatherings. Conveniently located near parks schools shopping and transportation this property is well positioned for consistent rental demand making it a great opportunity for both investors and buyers looking to build equity and long term value.

6. 2026-04-17
   listed $135,000 Active 668-char remark

   Show marketing remark (668 chars)

   Welcome to this inviting home offering both comfortable living and strong rental potential. The interior features a functional layout with spacious living areas that provide flexibility for everyday living entertaining or long term rental use. The kitchen and main living spaces offer a solid foundation ready for updates or tenant occupancy. Outside you will find a nice yard with room for outdoor enjoyment gardening or gatherings. Conveniently located near parks schools shopping and transportation this property is well positioned for consistent rental demand making it a great opportunity for both investors and buyers looking to build equity and long term value.

ⓘ 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: $3,432 · $286/mo
• Projected year-2 tax: $3,432 · $286/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 14 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: $23,832
• − Mortgage interest: −$7,282
• − Property taxes: −$3,432
• − Insurance: −$650
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$3,782
• Taxable income: $4,873
• Est. tax owed @ 24.0%: −$1,169
• After-tax cash flow: $5,395/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: Round Lake CUSD 116
• NCES district ID: 1734990
• Math proficiency: 7% ▼ -6.00%
• Reading proficiency: 14% ▼ -2.00%
• Median HH income: $53,477
• Composite: 10.35/100
• National rank: #9789
• State rank: #560 of 620 in IL

Livability — Round Lake Park

• Score: 69/100
• State rank: #422
• US rank: #8626

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Round Lake Park, IL
• County: Lake County · 591,991 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 62,868
• Household income: $98,514
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 1225.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 45% White 40% Two or more races 20% Asian 7% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 3%
• Common ancestry: Romanian 8% Portuguese 1% Lithuanian 1%
• Foreign-born: 25% · Canada, South Korea, Vietnam
• Languages at home: 56% English-only · Spanish 35% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -140.95%
• Current HPI: 229.1762
• Rent YoY: ▲ 2.87%
• 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

-3.7% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $130,000 MRED as Distributed by MLS Grid
• 2026-04-17 Listed $135,000 MRED as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2024): $3,432 · +12.4% YoY. Source: county tax records.