25 E Palatine Rd #309 · Arlington Heights, IL 60004

$214,900

2 bd · 2.0 ba · 1,200 sqft · Condo · 5 Days on market

Built 1967 $504/mo HOA · 20% 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 +11.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +4.1/5.0
• Schools +3.9/10.0
• Rent growth +3.5/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious and open top floor condo in a quiet and clean elevator building. Freshly painted throughout in warm neutral tones. Primary en-suite features a large walk-in closet. End unit offers tons of natural light and sliders that lead to your private balcony. Laundry and storage on the same floor. Building is pet friendly one dog per unit up to 40 pounds. . Excellent location near shopping, dining and all that downtown Arlington Heights has to offer. We can close quickly, so don't delay. Listing agent is related to the seller.

Key facts

• Private balcony
• Excellent location
• Top floor condo

Tags

• TOP FLOOR CONDO
• PRIVATE BALCONY
• PET FRIENDLY
• EXCELLENT LOCATION

Property features AI

Finance

• Other: Commuter access: school bus service, commuter bus, commuter train, interstate access
• HOA & community: Monthly association fee of $504; Association fee includes heat, water, gas, parking, insurance, exterior maintenance, lawn care, scavenger, and snow removal; Association amenities include coin laundry and storage; Pets allowed (cats and dogs permitted; large max pet weight listed)

Exterior

• Parking: 2 parking spaces (unassigned or other)
• Security: Building has security door lock(s)
• Utilities: Water source: Lake Michigan; Public sewer and storm sewer
• Home design: Attached single condo; Entry on level 3; Part of a building with 38 units; Built of brick; Built before 1978
• Construction: Brick construction
• Exterior features: Common lot/grounds; Balcony/porch/lanai

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eating area / breakfast bar
• Bedrooms: 2 bedrooms; Bedrooms located on the third level
• Flooring: Laminate flooring; Wood laminate in living room, dining room, kitchen, and bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Wall cooling unit(s)
• Interior features: Walk-in closet(s); 5 total rooms; CO detectors; Ceiling fan(s)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-81 ($-969/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (6.6% below list).
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $201k (6.6% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 2.9% in Arlington Heights — 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 82/100 on livability (#60 in IL, #1,055 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: health & safety D+, amenities F, cost of living F.
• Township Hsd 214 (suburban): math 42% / reading 45% proficiency, ranked #103 of 620 in IL (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Patton Elem School (math 43% / reading 42%, grade F, #329 of 2,056 statewide, top 16%, 428 students, 0% FRL); Thomas Middle School (math 42% / reading 43%, grade D-, #109 of 665 statewide, top 17%, 961 students, 0% FRL); John Hersey High School (math 56% / reading 63%, grade C+, #20 of 693 statewide, top 3%, 2,026 students, 0% FRL).
• Market conditions: Rents rising (+3.9%/yr); 87 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $146k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $200,632 (6.6% 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. Built in 1967 — 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.14% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.38×
• Total profit: $-37,454
• Equity at exit: $32,042

10-year hold

• IRR: -7.1%
• Equity multiple: 0.52×
• Total profit: $-28,785
• Equity at exit: $18,581

Cash invested: $60,172 (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 60004

• Rents YoY: 3.9%
• Active inventory: 87
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,459 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$303 /mo · $3,631/yr
• Insurance: −$90
• HOA: −$504
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-81

Break-even live

Break-even rent $2,561

Max offer price $200,632

Occupancy floor 98%

Sensitivity live

Price	-10% $41	-5% $-20	+0% $-81	+5% $-142	+10% $-202
Rent	-10% $-275	-5% $-178	+0% $-81	+5% $16	+10% $113
Rate	-1.0pp $27	-0.5pp $-26	base $-81	+0.5pp $-136	+1.0pp $-193

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 W Maude Ave Arlington Heights, IL	3.0	1.5	1200	$3,050	$2.54	6d	1	0.48mi
1520 N Fernandez Pl Arlington Heights, IL	3.0	1.0	1134	$2,700	$2.38	26d	1	0.54mi
650 W Rand Rd Arlington Heights, IL	1.0–2.0	1.0–2.0	1025	$2,249	$2.19	1d	24	0.91mi
1525 N Windsor Dr #103 Arlington Heights, IL	2.0	1.0	900	$2,050	$2.28	19d	1	0.95mi
1504 W Oakton St Arlington Heights, IL	3.0	2.0	1018	$2,650	$2.60	17d	1	1.33mi
728 N Kennicott Ave Arlington Heights, IL	2.0	1.0	1013	$2,800	$2.76	22d	1	1.41mi

HOA detail condo

• Monthly dues: $504 · $6,048/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-21
   days on market $214,900 Active 5 DOM
2. 2026-06-18
   days on market $214,900 Active 2 DOM
3. 2026-06-17
   remarks 531-char remark
4. 2026-06-17
   remarks 487-char remark
5. 2026-06-17
   listed $214,900 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: $3,631 · $303/mo
• Projected year-2 tax: $4,254 · $355/mo
• Expected delta: +$624/yr (+$52/mo · 17.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥100°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,503
• − Mortgage interest: −$12,038
• − Property taxes: −$3,631
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,360
• − Management: −$2,360
• − HOA: −$6,048
• − Depreciation: −$6,252
• Taxable loss: −$4,260
• Est. tax savings @ 24.0%: +$1,022
• After-tax cash flow: $53/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: Township Hsd 214
• NCES district ID: 1704170
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $68,267
• Composite: 39.13/100
• National rank: #4035
• State rank: #103 of 620 in IL

Livability — Arlington Heights

• Score: 82/100
• State rank: #60
• US rank: #1055

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington Heights, IL
• County: Cook County · 4,486,803 people
• City population: 80,678
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 51,835
• Household income: $128,979
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 817.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 11% Asian 10% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Romanian 13% Portuguese 2% Italian 2%
• Foreign-born: 19% · Canada, South Korea, China
• Languages at home: 73% English-only · Russian/Polish/Slavic 8% Spanish 7% Other Indo-European 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: ▼ -328.21%
• Current HPI: 209.4296
• Rent YoY: ▲ 3.86%
• 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

+104.7% since first listed

4 events — show timeline

• 2026-06-16 Listed $214,900 MRED as Distributed by MLS Grid
• 2002-05-16 Sold (Public Records) $146,000 Public Records
• 1998-12-09 Sold (Public Records) $10,500 Public Records
• 1998-12-09 Sold (Public Records) $105,000 Public Records

Property tax history

+4.4%/yr

Latest (2023): $3,631 · +4.7% YoY. Source: county tax records.