1 Renaissance Pl #720 · Palatine, IL 60067

$150,000

1 bd · 1.0 ba · 750 sqft · Condo · 19 Days on market

Built 1978 $493/mo HOA · 27% 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 +8.0/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Rent growth +4.4/5.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 1-bedroom, 1-bath condo offering bright, open living with stunning views and modern finishes throughout. this home is filled with natural light and showcases peaceful tree-top views from a desirable mid to upper floor. The spacious living and dining areas flow seamlessly, creating an inviting layout perfect for both everyday living and entertaining. The updated kitchen features ample cabinetry, and a double sink-blending style and functionality. The generously sized bedroom offers large windows and great natural light, while the updated bathroom includes full tile, a soaking tub/shower combo, and excellent vanity storage. Additional upgrades include newer windows, update

Key facts

• Outdoor pool
• Fitness center
• Steps from library

Tags

• UPDATED KITCHEN
• DOUBLE SINK
• SOAKING TUB
• OUTDOOR POOL
• FITNESS CENTER
• STEPS FROM LIBRARY

Property features AI

Finance

• Other: Unit is currently being leased; Some photos have been virtually staged
• Financial info: Special service area not applicable
• HOA & community: Monthly association fee; Association includes water, parking, insurance, security, doorman, exercise facilities, pool, exterior maintenance, lawn care, trash service, and snow removal; On-site management; Pets allowed (cats OK)

Exterior

• Parking: One parking space total; Off-site parking available
• Security: On-site manager; Doorman included via association services
• Utilities: Water from Lake Michigan; Public sewer
• Home design: Attached single-unit condo; Entry level at building level 7; Property is part of a larger building with 285 units
• Construction: Brick construction; Building age approximately 41–50 years
• Exterior features: Common lot/grounds; School bus service

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Microwave; Porcelain tile flooring in kitchen
• Bedrooms: One bedroom (Master bedroom on main level); Additional bedroom possibilities listed
• Flooring: Carpet in living room, master bedroom, and dining room; Porcelain tile in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating with individual controls; Wall unit cooling
• Interior features: Four total rooms; Separate dining room; Family room; Living room with full window treatments
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (17.8% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $123k (17.8% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 3.2% in Palatine — 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 81/100 on livability (#92 in IL, #1,512 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities C-.
• 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.
• Zoned schools: Palatine High School (math 26% / reading 29%, grade F, #215 of 693 statewide, top 31%, 2,652 students, 0% FRL).
• Zoned-school proficiency averages 28% at this address vs 44% district-wide (-16 pts) — the specific schools serving this property underperform the Township Hsd 211 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.7%/yr); 103 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent is only 17% of the median local income ($125k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: HOA is 27% of rent.

Recommended offer $123,304 (17.8% 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: 1.20% ✓
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.67% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.41×
• Total profit: $-24,717
• Equity at exit: $22,365

10-year hold

• IRR: 1.9%
• Equity multiple: 1.18×
• Total profit: $7,566
• Equity at exit: $12,969

Cash invested: $42,000 (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 60067

• Rents YoY: 7.7%
• Active inventory: 103
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$787
• Tax from tax record: −$231 /mo · $2,774/yr
• Insurance: −$62
• HOA: −$493
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-151

Break-even live

Break-even rent $1,992

Max offer price $123,304

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Renaissance Pl #1105 Palatine, IL	1.0	1.0	800	$2,100	$2.62	24d	1	0.03mi
1 Renaissance Pl #104 Palatine, IL	1.0	1.0	750	$1,600	$2.13	22d	1	0.03mi
1 Renaissance Pl #112 Palatine, IL	1.0	1.0	730	$1,650	$2.26	24d	1	0.03mi
224 E Rimini Ct Unit 1B Palatine, IL	2.0	1.0	1000	$2,050	$2.05	24d	1	0.07mi
228 E Rimini Ct Unit 2B Palatine, IL	2.0	1.0	1000	$2,050	$2.05	12d	1	0.07mi
337 N Carter St #102 Palatine, IL	1.0	1.0	750	$1,600	$2.13	24d	1	0.76mi
244 N Smith St Unit G5 Palatine, IL	1.0	1.0	700	$1,450	$2.07	24d	1	0.81mi
304 N Carter St #102 Palatine, IL	1.0	1.0	720	$1,650	$2.29	24d	1	0.82mi
220 W Colfax St Palatine, IL	2.0	1.5	950	$1,750	$1.84	24d	1	0.85mi
140 W Wood St Palatine, IL	2.0	1.0–2.0	784	$2,058	$2.62	1d	7	0.87mi
24 W Station St #416 Palatine, IL	1.0	1.0	878	$2,450	$2.79	24d	1	0.92mi
145 E Palatine Rd Unit 1B Palatine, IL	2.0	1.0	1000	$1,750	$1.75	24d	1	0.99mi
125 W Dundee Rd Palatine, IL	1.0–2.0	1.0–2.0	940	$1,630	$1.73	2d	17	1.11mi
1461 N Winslowe Dr #304 Palatine, IL	1.0	1.0	900	$1,500	$1.67	24d	1	1.14mi
1459 N Winslowe Dr #301 Palatine, IL	1.0	1.0	950	$1,500	$1.58	18d	1	1.20mi
444 E Osage Ln Unit 2A Palatine, IL	2.0	1.0	900	$1,650	$1.83	24d	1	1.34mi
431 E Osage Ln Unit 2B Palatine, IL	2.0	1.0	945	$1,295	$1.37	7d	1	1.35mi
446 E Osage Ln Unit 1A Palatine, IL	1.0	1.0	800	$1,400	$1.75	12d	1	1.35mi
520 E Spruce Dr Unit 1A Palatine, IL	1.0	1.0	845	$1,195	$1.41	7d	1	1.40mi
508 E Spruce Dr Unit 3A Palatine, IL	2.0	1.0	850	$1,550	$1.82	3d	1	1.40mi
1245 E Prairie Brook Dr Palatine, IL	1.0–3.0	1.0–2.0	927	$1,764	$1.90	1d	24	1.43mi
225 S Rohlwing Rd #612 Palatine, IL	2.0	2.0	1000	$1,850	$1.85	19d	1	1.47mi
1935 N Hicks Rd #106 Palatine, IL	2.0	1.0	700	$1,795	$2.56	24d	1	1.47mi
1445 E Evergreen Dr Palatine, IL	1.0	1.0	914	$2,205	$2.41	24d	1	1.47mi
1445 E Evergreen Dr Palatine, IL	2.0	1.0	895	$2,237	$2.50	15d	1	1.47mi
1445 E Evergreen Dr Palatine, IL	1.0–2.0	1.0	853	$1,675	$1.96	3d	1	1.47mi
860 W Panorama Dr Palatine, IL	1.0	1.0	700	$1,498	$2.14	5d	1	1.50mi
860 W Panorama Dr Palatine, IL	2.0	1.0	950	$1,797	$1.89	24d	1	1.50mi

HOA detail condo

• Monthly dues: $493 · $5,916/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $150,000 Active 19 DOM
2. 2026-06-17
   days on market $150,000 Active 18 DOM
3. 2026-06-16
   days on market $150,000 Active 17 DOM
4. 2026-06-15
   days on market $150,000 Active 16 DOM
5. 2026-06-13
   days on market $150,000 Active 14 DOM
6. 2026-06-13
   days on market $150,000 Active 13 DOM
7. 2026-06-09
   days on market $150,000 Active 10 DOM
8. 2026-06-08
   days on market $150,000 Active 9 DOM
9. 2026-06-07
   days on market $150,000 Active 8 DOM
10. 2026-06-04
    days on market $150,000 Active 5 DOM
11. 2026-06-03
    days on market $150,000 Active 4 DOM
12. 2026-06-02
    days on market $150,000 Active 3 DOM
13. 2026-06-01
    days on market $150,000 Active 2 DOM
14. 2026-05-14
    historical
15. 2026-05-14
    listed $155,000 Active
16. 2026-04-24
    listed Active

ⓘ 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: $2,774 · $231/mo
• Projected year-2 tax: $3,090 · $257/mo
• Expected delta: +$315/yr (+$26/mo · 11.4%)

ⓘ 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 2/10 Low 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $21,603
• − Mortgage interest: −$8,402
• − Property taxes: −$2,774
• − Insurance: −$750
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − HOA: −$5,916
• − Depreciation: −$4,364
• Taxable loss: −$4,060
• Est. tax savings @ 24.0%: +$974
• After-tax cash flow: $-839/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 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 — Palatine

• Score: 81/100
• State rank: #92
• US rank: #1512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palatine, IL
• County: Cook County · 4,486,803 people
• City population: 74,664
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 38,204
• Household income: $125,446
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 706.0

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 (68%)
• Race & ethnicity: White 68% Asian 17% Hispanic / Latino 8% Two or more races 4% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 11% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada, South Korea, China
• Languages at home: 73% English-only · Spanish 7% Other Indo-European 5% Other Asian/Pacific 4%

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: ▼ -271.20%
• Current HPI: 180.8285
• Rent YoY: ▲ 7.67%
• 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

3 events — show timeline

• 2026-05-14 Listed $155,000 MRED as Distributed by MLS Grid
• 2026-05-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-24 Listed — MRED as Distributed by MLS Grid

Property tax history

+0.6%/yr

Latest (2023): $2,774 · +3.4% YoY. Source: county tax records.