3015 Elim Ave · Zion, IL 60099

$139,000

2 bd · 1.0 ba · 914 sqft · SingleFamily public records · 109 Days on market

Built 1911 8,799 sqft lot $152/sqft · 31% below area Est $200k · 31% under

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Why this score? — see what drove the C- 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 +17.9/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +5.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great fenced in back yard. Single family home. As is. Needs some cosmetic work but is move in ready. All mechanicals work well. Brand new hot water heater 2025. Very quiet neighborhood. Walking distance to elementary school with Spanish dual language program. Great starter home for individual or small family. Appliances can stay. 20 minutes from Gurnee mills mall and six flags. 1 hr drive to Chicago. Close to Zion metra line station. Can take train to the city.

Key facts

• Fenced in back yard
• Quiet neighborhood
• 8,799 sq ft lot

Tags

• FENCED IN BACK YARD
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.8% in Zion — 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 71/100 on livability (#353 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment C-, commute D+.
• Zion-Benton Twp Hsd 126 (suburban): math 9% / reading 16% proficiency, ranked #531 of 620 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 64 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $961 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.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.08% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.64%
• DSCR: 1.16
• GRM: 7.7

CMA / ARV

• ARV (median comp): $200,391
• List price: $139,000
• Delta: -30.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 Carmel Blvd	0.17mi	3/2.0 (+1)	872 (-5%)	6mo	$195,000	$224	70
2903 Emmaus Ave	0.29mi	3/1.0 (+1)	864 (-6%)	6mo	$229,000	$265	67
2816 Emmaus Ave	0.36mi	2/1.0	800 (-12%)	8mo	$175,000	$219	56
10312 W Waldo Ave	0.68mi	3/1.0 (+1)	960 (+5%)	19mo	$220,000	$229	39
2912 Ezekiel Ave	0.66mi	2/2.0	782 (-14%)	8mo	$234,000	$299	34
2811 Ezekiel Ave	0.67mi	3/1.5 (+1)	1,026 (+12%)	12mo	$105,000	$102	32
2811 Ezra Ave	0.75mi	3/1.0 (+1)	1,044 (+14%)	14mo	$246,900	$236	25

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-14,913
• Equity at exit: $20,725

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-2,943
• Equity at exit: $12,018

Cash invested: $38,920 (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 60099

• Home prices YoY: -32.5%
• Active inventory: 64
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$729
• Tax from tax record: −$279 /mo · $3,343/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $118

Break-even live

Break-even rent $1,349

Max offer price $139,000

Occupancy floor 87%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 Colgate Ave Unit 3301 Zion, IL	2.0	1.0	900	$1,450	$1.61	15d	1	0.36mi
3315 Colgate Ave Zion, IL	2.0	1.0	900	$1,450	$1.61	1d	1	0.37mi
3004 Ezra Ave Zion, IL	3.0	1.0	1000	$2,340	$2.34	1d	1	0.72mi
2902 31st St Zion, IL	2.0	1.0	960	$1,400	$1.46	1d	1	1.42mi
2902 31st St #6 Zion, IL	1.0	1.0	960	$1,350	$1.41	1d	1	1.42mi

Listing history 9 events

1. 2026-06-03
   days on market $139,000 Active 109 DOM
2. 2026-06-02
   days on market $139,000 Active 108 DOM
3. 2026-06-01
   days on market $139,000 Active 107 DOM
4. 2026-05-31
   days on market $139,000 Active 106 DOM
5. 2026-04-07
   soldstatus $135,000
6. 2026-02-14
   listed $139,000 Active 466-char remark

   Show marketing remark (466 chars)

   Great fenced in back yard. Single family home. As is. Needs some cosmetic work but is move in ready. All mechanicals work well. Brand new hot water heater 2025. Very quiet neighborhood. Walking distance to elementary school with Spanish dual language program. Great starter home for individual or small family. Appliances can stay. 20 minutes from Gurnee mills mall and six flags. 1 hr drive to Chicago. Close to Zion metra line station. Can take train to the city.

7. 2017-03-24
   soldstatus $29,900 Closed Sale 780-char remark

   Show marketing remark (780 chars)

   HANDYMAN ALERT!!!! Bring your vision and Hurry to view this home with lots of potential! Enclosed front porch, First floor bedroom, large living room, spacious eat in kitchen and dining area. Two more bedrooms upstairs plus den. Full basement with interior access(thru first floor bedroom) and exterior access. Nice deep lot. NEWER FORCED AIR GAS FURNACE. 10-12 YEAR NEW ROOF. 2016 HOT WATER HEATER. NEWER WINDOWS 15 YEARS. NEW TOLIET IN BATHROOM. Current owner has cleared out the house for buyer to move forward with new flooring, cabinets, ceiling, etc. (water/electric and heat are on) Home was rented to same tenant for 22 years $950.(just moved out 3/1/17) City Zion inspected and passed it as rental in Sept 2016. EZ to show. Priced to sell. Call now! SOLD AS IS.

8. 2017-03-09
   historical Contingent 780-char remark

   Show marketing remark (780 chars)

   HANDYMAN ALERT!!!! Bring your vision and Hurry to view this home with lots of potential! Enclosed front porch, First floor bedroom, large living room, spacious eat in kitchen and dining area. Two more bedrooms upstairs plus den. Full basement with interior access(thru first floor bedroom) and exterior access. Nice deep lot. NEWER FORCED AIR GAS FURNACE. 10-12 YEAR NEW ROOF. 2016 HOT WATER HEATER. NEWER WINDOWS 15 YEARS. NEW TOLIET IN BATHROOM. Current owner has cleared out the house for buyer to move forward with new flooring, cabinets, ceiling, etc. (water/electric and heat are on) Home was rented to same tenant for 22 years $950.(just moved out 3/1/17) City Zion inspected and passed it as rental in Sept 2016. EZ to show. Priced to sell. Call now! SOLD AS IS.

9. 2017-03-08
   listed $29,900 New 780-char remark

   Show marketing remark (780 chars)

   HANDYMAN ALERT!!!! Bring your vision and Hurry to view this home with lots of potential! Enclosed front porch, First floor bedroom, large living room, spacious eat in kitchen and dining area. Two more bedrooms upstairs plus den. Full basement with interior access(thru first floor bedroom) and exterior access. Nice deep lot. NEWER FORCED AIR GAS FURNACE. 10-12 YEAR NEW ROOF. 2016 HOT WATER HEATER. NEWER WINDOWS 15 YEARS. NEW TOLIET IN BATHROOM. Current owner has cleared out the house for buyer to move forward with new flooring, cabinets, ceiling, etc. (water/electric and heat are on) Home was rented to same tenant for 22 years $950.(just moved out 3/1/17) City Zion inspected and passed it as rental in Sept 2016. EZ to show. Priced to sell. Call now! SOLD AS IS.

ⓘ 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: $3,343 · $279/mo
• Projected year-2 tax: $3,343 · $279/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,979
• − Mortgage interest: −$7,786
• − Property taxes: −$3,343
• − Insurance: −$695
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$4,044
• Taxable loss: −$766
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $1,602/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: Zion-Benton Twp Hsd 126
• NCES district ID: 1743890
• Math proficiency: 9% ▼ -6.00%
• Reading proficiency: 16% ▼ -8.00%
• Median HH income: $56,473
• Composite: 12.29/100
• National rank: #9644
• State rank: #531 of 620 in IL

Livability — Zion

• Score: 71/100
• State rank: #353
• US rank: #7264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zion, IL
• County: Lake County · 591,991 people
• City population: 30,881
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 30,881
• Household income: $66,109
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1009.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 40% White 29% Black 23% Two or more races 17% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 30% Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 17% · Canada
• Languages at home: 66% English-only · Spanish 30% Tagalog/Filipino 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: ▼ -106.90%
• Current HPI: 222.3484
• Rent YoY: —
• 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

+351.5% since first listed

5 events — show timeline

• 2026-04-07 Sold (Public Records) $135,000 Public Records
• 2026-02-14 Listed $139,000 ForSaleByOwner.com
• 2017-03-24 Sold (MLS) $29,900 MRED as Distributed by MLS Grid
• 2017-03-09 Contingent — MRED as Distributed by MLS Grid
• 2017-03-08 Listed $29,900 MRED as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2024): $3,343 · +8.2% YoY. Source: county tax records.