7121 Country Club Hills Dr · Fox Lake, IL 60020

$260,000

2 bd · 2.0 ba · 1,090 sqft · SingleFamily · 10 Days on market

Built 2019 Est $251k · at est. $198/mo HOA · 3% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.8/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing brand new construction in Fox Lake! CURRENTLY UNDER CONSTRUCTION, You could Settle in comfortably to this charming Ellis End Unit ranch townhome soon. This modern floor plan features two bedrooms, two bathrooms and an attached 2-car garage. Additionally, the Ellis includes a spacious kitchen, dining area that lies open to the family room. The kitchen hosts a wealth of space with an oversized island, pantry and Aristokraft Gray 42" cabinetry and GE Stainless Steel appliances. The master bedroom and second bedroom are conveniently situated next to each bathroom. You will love all your new home has to offer. Convenient main floor laundry room. Situated off of State Park Road and near major roadways for access to commuting and amenities. Close to shopping, dining, and entertainment. For your work commute, the Fox Lake Metra Station. Photos are of similar unit and not actual unit.

Key facts

• Spacious pantry
• Stunning kitchen
• Oversized island

Tags

• OPEN-CONCEPT FLOOR PLAN
• STUNNING KITCHEN
• OVERSIZED ISLAND
• SPACIOUS PANTRY
• 42 INCH ARISTOKRAFT CABINETRY
• GE STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Part of a 3-unit building; School bus service available
• HOA & community: Monthly association fee of $160; HOA covers insurance, exterior maintenance, lawn care and snow removal; On-site management: manager off-site Monday through Friday; Pets allowed (cats and dogs); maximum pet weight policy listed

Exterior

• Parking: Attached garage (owned) with 2 garage spaces; Asphalt driveway; Garage door opener
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Attached single — townhouse ranch; Entry level 1; Condo ownership; Model: ELLIS
• Construction: Built 6–10 years ago; Vinyl siding, brick and frame construction; Asphalt roof; Concrete perimeter foundation
• Exterior features: Patio; Common grounds

Interior

• Kitchen: Island kitchen; Range; Microwave; Dishwasher; Disposal; Stainless steel appliances
• Bedrooms: Master bedroom on main level (14 x 11); Second bedroom on main level (10 x 10); Two additional bedrooms
• Flooring: Carpet in bedrooms, dining and family room, and master bedroom; Wood laminate in kitchen and laundry
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Five total rooms; Combined dining and family room
• Laundry & utility: Main-level laundry in a closet; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $3k ($41k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $260k).
• Cap rate 21.9% vs local median 6.0% in Fox Lake — 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 74/100 on livability (#247 in IL, #4,462 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: amenities D+, health & safety F.
• Richmond-Burton Chsd 157 (rural): math 45% / reading 50% proficiency, ranked #161 of 919 in IL (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Richmond-Burton High School (math 37% / reading 37%, grade F, #107 of 693 statewide, top 17%, 549 students, 0% FRL).
• Market conditions: 77 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,595 units permitted in McHenry County in 2024 (485 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 $8k of value loss. Plan a longer hold.
• McHenry County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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.
• Current owner paid $165k; list at $260k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $260,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.61% ✓
• Cap rate: 21.92%
• Cash-on-cash: 55.79%
• DSCR: 3.48
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $250,700
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Beacon St	0.21mi	2/2.0	1,200 (+10%)	12mo	$175,000	$146	63
6521 Willow St	0.64mi	2/1.0	1,056 (-3%)	12mo	$243,000	$230	50

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: 54.2%
• Equity multiple: 3.39×
• Total profit: $173,659
• Equity at exit: $38,767

10-year hold

• IRR: 59.3%
• Equity multiple: 6.90×
• Total profit: $429,655
• Equity at exit: $22,480

Cash invested: $72,800 (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 60020

• Home prices YoY: -30.7%
• Active inventory: 77
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $6,773 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$296 /mo · $3,555/yr
• Insurance: −$108
• HOA: −$198
• Vacancy / Maint / Mgmt: −$1,422
• Net cashflow: $3,385

Break-even live

Break-even rent $2,489

Max offer price $260,000

Occupancy floor 45%

Sensitivity live

Price	-10% $3,532	-5% $3,458	+0% $3,385	+5% $3,311	+10% $3,238
Rent	-10% $2,850	-5% $3,117	+0% $3,385	+5% $3,652	+10% $3,920
Rate	-1.0pp $3,516	-0.5pp $3,451	base $3,385	+0.5pp $3,317	+1.0pp $3,249

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Waverly St Unit 1244943P Spring Grove, IL	3.0	1.0	742	$8,714	$11.74	45d	1	0.96mi
39259 N Jackson Dr Unit 1374781P Spring Grove, IL	2.0	1.0	990	$4,725	$4.77	0d	1	1.35mi

HOA detail

• Monthly dues: $198 · $2,376/yr

Listing history 9 events

1. 2026-06-21
   days on market $260,000 Contingent - No Showings 10 DOM
2. 2026-06-21
   statusdays on market $260,000 Contingent - No Showings 9 DOM
3. 2026-06-18
   days on market $260,000 Active 7 DOM
4. 2026-06-17
   days on market $260,000 Active 6 DOM
5. 2026-06-16
   days on market $260,000 Active 5 DOM
6. 2026-06-15
   days on market $260,000 Active 4 DOM
7. 2026-06-13
   days on market $260,000 Active 2 DOM
8. 2026-06-12
   remarks 694-char remark
9. 2026-06-12
   listed $260,000 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: $3,555 · $296/mo
• Projected year-2 tax: $4,728 · $394/mo
• Expected delta: +$1,174/yr (+$98/mo · 33.0%)

ⓘ 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 ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $81,279
• − Mortgage interest: −$14,564
• − Property taxes: −$3,555
• − Insurance: −$1,300
• − Repairs & maintenance: −$6,502
• − Management: −$6,502
• − HOA: −$2,376
• − Depreciation: −$7,564
• Taxable income: $38,916
• Est. tax owed @ 24.0%: −$9,340
• After-tax cash flow: $31,278/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: Richmond-Burton Chsd 157
• NCES district ID: 1733510
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $80,950
• Composite: 45.77/100
• National rank: #5589
• State rank: #161 of 919 in IL

Livability — Fox Lake

• Score: 74/100
• State rank: #247
• US rank: #4462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fox Lake, IL
• City population: 10,846
• Population (ZIP): 10,846

Population outlook (McHenry County) Hauer SSP2

• Today (2025): 305,342 people
• By 2030: 301,491 · -1.3%
• By 2040: 288,211 · -5.6%
• By 2050: 268,430 · -12.1%
• By 2075: 226,209 · -25.9%
• By 2100: 181,247 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 10% Black 3%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Romanian 15% Portuguese 2% Italian 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 6% Russian/Polish/Slavic 3% Other Indo-European 1%

Political lean MEDSL · McHenry

• 2024 margin: Lean R (+5.3) · D 46.6% · R 51.9% · Other 1.5%
• 2008→2024 swing: -10.6pp toward R · 2008: 5.3pp · 2024: -5.3pp
• All cycles: 2024: R+5.3 2020: R+2.5 2016: R+8.1 2012: R+8.8 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.19%
• Current HPI: 219.6301
• Rent YoY: —
• Metro: —
• 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

+49.1% since first listed

12 events — show timeline

• 2026-06-11 Listing Removed — MRED as Distributed by MLS Grid
• 2026-06-11 Listed $260,000 MRED as Distributed by MLS Grid
• 2026-06-10 Coming Soon — MRED as Distributed by MLS Grid
• 2019-09-18 Sold (MLS) $164,900 MRED as Distributed by MLS Grid
• 2019-07-16 Contingent — MRED as Distributed by MLS Grid
• 2019-07-07 Price Changed $164,900 MRED as Distributed by MLS Grid
• 2019-06-09 Price Changed $166,900 MRED as Distributed by MLS Grid
• 2019-05-14 Listed $174,400 MRED as Distributed by MLS Grid
• 2015-06-16 Listing Removed — MRED as Distributed by MLS Grid
• 2015-05-01 Listing Removed — MRED as Distributed by MLS Grid
• 2015-04-30 Listed — MRED as Distributed by MLS Grid
• 2015-04-13 Listed — MRED as Distributed by MLS Grid

Property tax history

-2.0%/yr

Latest (2024): $3,555 · -5.6% YoY. Source: county tax records.