1085 Knoll Ln #207 · Hoffman Estates, IL 60194

$209,900

3 bd · 2.0 ba · 1,250 sqft · Condo · 13 Days on market

Built 1978 Good condition $596/mo HOA · 25% of rent

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Why this score? — see what drove the D 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 +8.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Rent growth +4.9/5.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Nice and bright, completely remodeled 3 bedroom and 2 full bath updated gallery kitchen w/ ceramic tiles, updated bathrooms, new wood floor, all SS appliances, all fresh paint, two window A/C. Secure entrance. Living room has sliding doors to private balcony. Laundry & storage available in building. Unit is currently rented out. Owner can rent.

Key facts

• Laundry and storage
• Private balcony
• Secure entrance

Tags

• REMODELED GALLERY KITCHEN
• UPDATED BATHROOMS
• PRIVATE BALCONY
• SECURE ENTRANCE
• LAUNDRY AND STORAGE

Property features AI

Finance

• Other: Parcel number available
• Financial info: Special service area: No
• HOA & community: Monthly association fee of $596; Association fee covers heat, water, parking, insurance, pool, exterior maintenance, lawn care, scavenger, and snow removal; Pets not allowed

Exterior

• Parking: Two parking spaces; Parking included in association amenities
• Utilities: Water: Lake Michigan and public; Sewer: Public sewer; Power via natural gas for heating
• Home design: Entry level: 2; Condo ownership; Currently leased
• Construction: Brick construction; Estimated living area; Built approximately 41–50 years ago; Not built before 1978
• Exterior features: Condo property; Attached single (condo) building; Rehab completed in 2021; Located in a building of 8 units; Access to Lake Michigan water source and public water

Interior

• Kitchen: Kitchen on main level with porcelain tile flooring
• Bedrooms: Master bedroom (main level) with full bathroom; Two additional bedrooms (main level), each about 12 x 10 with wood laminate flooring
• Flooring: Wood laminate flooring in living room, dining room, master and two additional bedrooms; Porcelain tile flooring in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced air heating; Wall air conditioning units
• Interior features: Six total rooms; School bus service and commuter bus access
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (12.0% below list).
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 3.9% in Hoffman Estates — 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 76/100 on livability (#189 in IL, #3,583 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living C-, amenities F, health & safety F.
• Township Hsd 211 (urban): math 45% / reading 43% proficiency, ranked #89 of 620 in IL (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+9.5%/yr); 34 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,785 (12.0% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.45×
• Total profit: $-32,135
• Equity at exit: $31,297

10-year hold

• IRR: 3.0%
• Equity multiple: 1.28×
• Total profit: $16,444
• Equity at exit: $18,148

Cash invested: $58,772 (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 60194

• Rents YoY: 9.5%
• Active inventory: 34
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,371 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,148/yr
• Insurance: −$87
• HOA: −$596
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-174

Break-even live

Break-even rent $2,591

Max offer price $184,785

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-101	+0% $-174	+5% $-246	+10% $-319
Rent	-10% $-361	-5% $-267	+0% $-174	+5% $-80	+10% $14
Rate	-1.0pp $-68	-0.5pp $-120	base $-174	+0.5pp $-228	+1.0pp $-283

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
580 Mesa Dr Hoffman Estates, IL	2.0	2.0	1000	$1,850	$1.85	22d	1	0.08mi
580 Mesa Dr #201 Hoffman Estates, IL	2.0	2.0	1000	$1,850	$1.85	22d	1	0.08mi
374 Juniper Tree Ct Unit 374 Hoffman Estates, IL	3.0	2.0	1604	$2,600	$1.62	25d	1	0.36mi
460 Flagstaff Ln Hoffman Estates, IL	3.0	1.5	1362	$2,800	$2.06	25d	1	0.40mi
985 Grand Canyon Pkwy Hoffman Estates, IL	1.0–2.0	1.0–1.5	770	$1,895	$2.46	25d	5	0.42mi
1440 Gentry Rd Hoffman Estates, IL	4.0	2.0	1850	$2,799	$1.51	25d	1	0.51mi
725 W Bode Cir Hoffman Estates, IL	1.0–2.0	1.0–1.5	820	$1,940	$2.37	2d	37	0.56mi
180 W Berkley Ln Hoffman Estates, IL	3.0	1.5	1253	$2,300	$1.84	25d	1	0.57mi
225 Bode Rd Hoffman Estates, IL	3.0	2.0	1205	$3,100	$2.57	3d	1	0.59mi
1417 Valley Lake Dr Schaumburg, IL	2.0	1.0–2.0	762	$2,240	$2.94	2d	56	0.63mi
201 W Remington Cir Schaumburg, IL	1.0–2.0	1.0–2.0	911	$2,513	$2.76	2d	28	0.76mi
1645 Highland Blvd Hoffman Estates, IL	4.0	2.0	1233	$3,050	$2.47	25d	1	0.82mi
260 Mohave St Hoffman Estates, IL	3.0	1.0	1496	$1,430	$0.96	3d	1	0.96mi
281 Mohave St Hoffman Estates, IL	3.0	1.0	1496	$1,500	$1.00	7d	1	0.98mi
1355 Blair Ln Hoffman Estates, IL	3.0	2.0	1680	$3,250	$1.93	25d	1	1.00mi
21 Kristin Dr Schaumburg, IL	1.0–3.0	1.0–2.0	1005	$2,719	$2.71	2d	25	1.06mi
75 Kristin Cir #613 Schaumburg, IL	2.0	2.0	1016	$2,200	$2.17	17d	1	1.12mi

HOA detail condo

• Monthly dues: $596 · $7,152/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $209,900 Active 13 DOM
2. 2026-06-17
   days on market $209,900 Active 12 DOM
3. 2026-06-16
   days on market $209,900 Active 11 DOM
4. 2026-06-15
   days on market $209,900 Active 10 DOM
5. 2026-06-13
   days on market $209,900 Active 8 DOM
6. 2026-06-13
   days on market $209,900 Active 7 DOM
7. 2026-06-09
   days on market $209,900 Active 4 DOM
8. 2026-06-08
   days on market $209,900 Active 3 DOM
9. 2026-06-07
   remarks 348-char remark
10. 2026-06-07
    listed $209,900 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,451
• − Mortgage interest: −$11,758
• − Property taxes: −$3,148
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,276
• − Management: −$2,276
• − HOA: −$7,152
• − Depreciation: −$6,106
• Taxable loss: −$5,315
• Est. tax savings @ 24.0%: +$1,276
• After-tax cash flow: $-807/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained, fully updated condo is ready for move-in with minor exterior painting needed to enhance curb appeal and resale value.

Value-add opportunities

• Both Paint the exterior brick facade — Enhances curb appeal and resale value.
• Both Replace sliding doors with energy-efficient windows — Improves energy efficiency and aesthetic appeal.
• Both Install smart home automation — Enhances convenience and adds modern appeal, attracting more buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior brick facade — Enhances curb appeal and resale value. ↑
• Both Replace sliding doors with energy-efficient windows — Improves energy efficiency and aesthetic appeal. ↑
• Both Install smart home automation — Enhances convenience and adds modern appeal, attracting more buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Township Hsd 211
• NCES district ID: 1730450
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $72,942
• Composite: 40.02/100
• National rank: #3824
• State rank: #89 of 620 in IL

Livability — Hoffman Estates

• Score: 76/100
• State rank: #189
• US rank: #3583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoffman Estates, IL
• County: Cook County · 4,486,803 people
• City population: 33,401
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 19,756
• Household income: $97,994
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 475.0

Population outlook (Cook County) Hauer SSP2

• Today (2025): 5,347,519 people
• By 2030: 5,357,703 · +0.2%
• By 2040: 5,324,924 · -0.4%
• By 2050: 5,230,762 · -2.2%
• By 2075: 4,785,735 · -10.5%
• By 2100: 4,188,836 · -21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 51% Asian 26% Hispanic / Latino 11% Black 8% Two or more races 8%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 9% Slovak 2% Iranian 2%
• Foreign-born: 32% · Canada, South Korea, China
• Languages at home: 60% English-only · Other Indo-European 13% Spanish 9% Russian/Polish/Slavic 6%

Political lean MEDSL · Cook

• 2024 margin: Solid D (+42.0) · D 70.4% · R 28.4% · Other 1.2%
• 2008→2024 swing: -11.4pp toward R · 2008: 53.4pp · 2024: 42.0pp
• All cycles: 2024: D+42.0 2020: D+50.3 2016: D+53.0 2012: D+49.4 2008: D+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -262.90%
• Current HPI: 210.9605
• Rent YoY: ▲ 9.50%
• 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

1 event — show timeline

• 2026-06-05 Listed $209,900 MRED as Distributed by MLS Grid