1230 Churchill Ct · Buffalo Grove, IL 60089

$325,000

2 bd · 1.5 ba · 1,017 sqft · Townhouse public records · 9 Days on market

Built 1987 Est $255k · 27% over

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Why this score? — see what drove the F 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 +9.8/30.0
• Schools +7.1/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Key facts

• Garage

Property features AI

Finance

• Other: Homeowner tax exemption
• HOA & community: Monthly association fee; Pets allowed (cats and dogs permitted)

Exterior

• Parking: One-car garage (owned)
• Utilities: Water source: Lake Michigan; Sewer: Public sewer
• Home design: Attached single property; Townhouse — 2 story
• Exterior features: Water access to Lake Michigan; Public sewer

Interior

• Kitchen: Kitchen on main level (approx. 12 x 12) with laminate flooring
• Bedrooms: Master bedroom on second level (approx. 14 x 12) carpeted; Second bedroom on second level (approx. 12 x 12) carpeted
• Flooring: Carpet in living areas and bedrooms; Laminate in kitchen; Vinyl in laundry
• Bathrooms: One full bath; One half bath
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms
• Laundry & utility: Main-level laundry room (approx. 7 x 6) with vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (20.6% below list).
• Recommended offer: $258k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.3% in Buffalo Grove — 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 77/100 on livability (#163 in IL, #3,025 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities C-, health & safety C-, commute F.
• Adlai E Stevenson Hsd 125 (suburban): math 72% / reading 73% proficiency, ranked #3 of 620 in IL (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Adlai E Stevenson High School (math 72% / reading 73%, grade B+, #7 of 693 statewide, top 1%, 4,489 students, 0% FRL).
• Market conditions: Rents rising (+3.3%/yr); 100 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $10k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $258,185 (20.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.72%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $255,267
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1157 Russellwood Ct	0.10mi	2/1.5	1,017 (0%)	6mo	$291,000	$286	90
1224 Clearview Ct	0.06mi	2/1.5	1,017 (0%)	11mo	$299,900	$295	88
191 Lawn Ct	0.26mi	2/1.5	1,017 (0%)	1mo	$305,000	$300	87
153 E Fabish Dr #153	0.10mi	2/1.0	1,131 (+11%)	5mo	$287,000	$254	70
112 Autumn Ct #112	0.49mi	2/1.0	1,035 (+2%)	10mo	$259,900	$251	64
118 Morningside Ln W #118	0.57mi	2/2.0	1,081 (+6%)	0mo	$270,000	$250	60
283 E Fabish Dr	0.19mi	2/2.0	1,150 (+13%)	11mo	$322,900	$281	58
122 Morningside Ln #122	0.57mi	2/1.0	1,035 (+2%)	14mo	$257,000	$248	56
143 W Fabish Dr #143	0.59mi	2/2.0	1,081 (+6%)	10mo	$271,000	$251	52
123 Morningside Ln E #0	0.50mi	2/2.0	1,100 (+8%)	16mo	$260,000	$236	48
962 Harvest Cir	0.54mi	2/1.0	1,127 (+11%)	10mo	$220,000	$195	47
156 Morningside Ln W #23	0.62mi	2/1.0	1,125 (+11%)	12mo	$265,000	$236	42

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.29×
• Total profit: $-65,064
• Equity at exit: $48,459

10-year hold

• IRR: -13.1%
• Equity multiple: 0.23×
• Total profit: $-70,519
• Equity at exit: $28,100

Cash invested: $91,000 (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 60089

• Rents YoY: 3.3%
• Active inventory: 100
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,582 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-206

Break-even live

Break-even rent $2,843

Max offer price $295,142

Occupancy floor —

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 E Fabish Dr Buffalo Grove, IL	3.0	2.0	1407	$3,100	$2.20	4d	1	0.12mi
202 E Fabish Dr Unit 202 Buffalo Grove, IL	3.0	2.0	1440	$3,100	$2.15	15d	1	0.12mi
112 White Branch Ct Buffalo Grove, IL	3.0	2.0	1420	$2,950	$2.08	15d	1	0.14mi
1249 S Wellington Ct Unit 1249 Buffalo Grove, IL	2.0	2.0	1206	$2,575	$2.14	2d	1	0.16mi
164 White Branch Ct Buffalo Grove, IL	3.0	2.0	1407	$2,850	$2.03	24d	1	0.18mi
164 White Branch Ct Buffalo Grove, IL	3.0	2.0	1407	$2,845	$2.02	7d	1	0.18mi
1242 S Wellington Ct Unit 1242 Buffalo Grove, IL	2.0	2.0	1131	$2,400	$2.12	21d	1	0.19mi
1160 Windbrooke Dr Buffalo Grove, IL	1.0–2.0	1.0–2.0	891	$2,560	$2.87	3d	12	0.25mi
143 Lawn Ct Buffalo Grove, IL	2.0	2.0	1131	$2,500	$2.21	24d	1	0.25mi
1160 Windbrooke Dr Unit 2 Buffalo Grove, IL	1.0	1.0	800	$1,950	$2.44	24d	1	0.26mi
1225 Deerfield Pkwy Buffalo Grove, IL	1.0–3.0	1.0–2.0	1000	$2,290	$2.29	1d	17	1.08mi
444 Parkway Dr Lincolnshire, IL	2.0	1.0–2.0	887	$3,999	$4.51	1d	16	1.12mi
1326 Inverrary Ln #1326 Deerfield, IL	3.0	1.0	992	$2,100	$2.12	20d	1	1.17mi
1216 Inverrary Ln #1216 Deerfield, IL	2.0	1.0	1100	$2,075	$1.89	24d	1	1.21mi
255 N Buffalo Grove Rd Buffalo Grove, IL	2.0	2.0	1150	$1,675	$1.46	24d	1	1.23mi
1128 Johnson Dr Unit 3521 Buffalo Grove, IL	2.0	2.0	975	$2,150	$2.21	21d	1	1.25mi
614 Le Parc Cir Unit 22-2 Buffalo Grove, IL	2.0	1.0	1239	$2,200	$1.78	24d	1	1.32mi
272 Le Parc Cir Buffalo Grove, IL	3.0	2.5	1450	$3,200	$2.21	1d	1	1.33mi
1182 Northbury Ln Unit D2 Wheeling, IL	2.0	2.0	1200	$2,095	$1.75	1d	1	1.44mi
746 Inverrary Ln Deerfield, IL	2.0	1.5	992	$2,500	$2.52	24d	1	1.45mi
1180 Northbury Ln Wheeling, IL	3.0	2.0	1305	$2,650	$2.03	1d	1	1.45mi

Listing history 7 events

1. 2026-06-18
   days on market $325,000 Coming Soon 9 DOM
2. 2026-06-17
   days on market $325,000 Coming Soon 8 DOM
3. 2026-06-16
   days on market $325,000 Coming Soon 7 DOM
4. 2026-06-15
   days on market $325,000 Coming Soon 6 DOM
5. 2026-06-13
   days on market $325,000 Coming Soon 4 DOM
6. 2026-06-12
   days on market $325,000 Coming Soon 3 DOM
7. 2026-06-09
   listed $325,000 Coming Soon 1 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: $30,982
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,479
• − Management: −$2,479
• − Depreciation: −$9,455
• Taxable loss: −$8,135
• Est. tax savings @ 24.0%: +$1,952
• After-tax cash flow: $-524/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: Adlai E Stevenson Hsd 125
• NCES district ID: 1732580
• Math proficiency: 72% ▼ -4.00%
• Reading proficiency: 73% ▼ -2.00%
• Median HH income: $146,434
• Composite: 70.66/100
• National rank: #253
• State rank: #3 of 620 in IL

Livability — Buffalo Grove

• Score: 77/100
• State rank: #163
• US rank: #3025

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buffalo Grove, IL
• County: Lake County · 591,991 people
• City population: 42,872
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 42,872
• Household income: $129,401
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 478.0

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 0.57)
• Race & ethnicity: White 59% Asian 28% Hispanic / Latino 6% Black 4% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 7% Scotch-Irish 6% Subsaharan African 4%
• Foreign-born: 37% · South Korea, Canada, China
• Languages at home: 54% English-only · Russian/Polish/Slavic 14% Other Indo-European 9% Other Asian/Pacific 7%

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: ▼ -287.35%
• Current HPI: 209.9751
• Rent YoY: ▲ 3.27%
• 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