1431 Kildeer Dr · Round Lake Beach, IL 60073

$269,900

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 15 Days on market

Built 1975 4,791 sqft lot Est $225k · 20% over

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Why this score? — see what drove the F 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 +10.5/30.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.2/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

PUT MORE MONEY IN YOUR POCKET W/ THIS SPACIOUS, 4 BED, 1 BATH BANK APPROVED SHORT SALE AT LIST PRICE IN ROUND LAKE BEACH, THIS RANCH MAKES A NICE, ROOMY AFFORDABLE HOME OR EXCELLENT RENTAL WITH FULL FINISHED BASEMENT. LARGE KITCHEN WITH UPDATED CABINETS, 4 BEDROOMS, 1 BATH AND NICE REAR DECK. START YOUR REAL ESTATE INVESTMENT PORTFOLIO WITH THIS SHORT SALE. CLEAN & IN GOOD SHAPE. CONTINUE TO SHOW STILL TAKING OFFERS

Key facts

• 4,791 sq ft lot
• 5 parking spots
• Built 1975

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Off-street parking for 5 vehicles; Asphalt surface with side apron; parking spaces are owned
• Utilities: Water from Lake Michigan and public supply; Public sewer; Electric with circuit breakers and 100 amp service
• Home design: Detached single-family home; One story; Fee simple ownership; Currently being leased
• Construction: Aluminum siding; Asphalt roof; Concrete perimeter foundation; Built 51–60 years ago; Built before 1978
• Exterior features: Deck

Interior

• Kitchen: Eating area/table space kitchen; Range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on main level; 1 additional bedroom in the basement (possible 4th bedroom)
• Flooring: Wood laminate flooring in primary living areas and main-level bedrooms; Vinyl flooring in basement recreation/family areas, kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating
• Interior features: Finished full basement; 8 total rooms
• Laundry & utility: Basement laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (14.4% below list).
• Recommended offer: $231k (14.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#125 in IL, #2,172 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, commute F.
• Round Lake CUSD 116 (suburban): math 7% / reading 14% proficiency, ranked #560 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 97 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 15 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $60k; list at $270k implies a 350% gain — meaningful room to come down on a strong offer.

Recommended offer $230,998 (14.4% 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.86% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $224,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35330 N Nielsen Dr	0.35mi	3/1.0	1,000 (-5%)	1mo	$212,000	$212	74
1115 Hillwood Cir	0.46mi	3/1.0	1,104 (+4%)	1mo	$235,000	$213	70
1408 Barberry Ln	0.21mi	4/1.5 (+1)	1,120 (+6%)	4mo	$190,000	$170	70
1117 Crescent Ct	0.45mi	3/1.5	1,096 (+4%)	1mo	$285,000	$260	70
1317 Walnut Dr	0.37mi	3/1.0	975 (-8%)	2mo	$253,000	$259	68
35339 N Hickory Ln	0.38mi	2/1.0 (-1)	960 (-9%)	1mo	$187,000	$195	62
1607 N Channel Dr	0.72mi	3/1.5	1,098 (+4%)	3mo	$255,000	$232	55
712 N Cedarwood Cir	0.74mi	4/1.0 (+1)	1,072 (+2%)	4mo	$145,000	$135	55
24513 W Stub Ave	0.33mi	3/2.0	1,200 (+14%)	5mo	$272,000	$227	54
931 N Fairfield Rd	0.70mi	3/2.0	1,104 (+4%)	3mo	$212,500	$192	53
1525 Idlewild Dr	0.60mi	3/1.5	1,168 (+11%)	4mo	$170,000	$146	49
905 Buena Vista Dr	0.55mi	4/1.5 (+1)	912 (-14%)	3mo	$266,000	$292	42

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 · 2.87% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.30×
• Total profit: $-52,858
• Equity at exit: $40,243

10-year hold

• IRR: -13.3%
• Equity multiple: 0.23×
• Total profit: $-58,354
• Equity at exit: $23,336

Cash invested: $75,572 (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 60073

• Rents YoY: 2.9%
• Active inventory: 97
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,310 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$437 /mo · $5,244/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-140

Break-even live

Break-even rent $2,487

Max offer price $245,168

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-64	+0% $-140	+5% $-216	+10% $-293
Rent	-10% $-322	-5% $-231	+0% $-140	+5% $-49	+10% $42
Rate	-1.0pp $-4	-0.5pp $-71	base $-140	+0.5pp $-210	+1.0pp $-281

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1288 N Red Oak Cir #3 Round Lake Beach, IL	2.0	2.0	1008	$1,850	$1.84	44d	1	0.44mi
1217 N Village Dr Round Lake Beach, IL	2.0	1.5	1330	$2,300	$1.73	0d	1	0.56mi
1431 W Split Oak Cir Round Lake Beach, IL	2.0	1.5	1080	$2,150	$1.99	45d	1	0.57mi
708 S Cedarwood Cir Round Lake Heights, IL	3.0	1.0	931	$2,000	$2.15	0d	1	0.67mi
544 Meadow Green Ln Round Lake Beach, IL	3.0	1.5	1160	$2,100	$1.81	0d	1	0.72mi
389 Meadow Green Ln Unit 1 Round Lake Beach, IL	2.0	1.5	960	$1,800	$1.88	0d	1	0.79mi
422 Meadow Green Ln Round Lake Beach, IL	2.0	1.5	960	$1,800	$1.88	44d	1	0.79mi
460 Meadow Hill Ln Round Lake Beach, IL	3.0	1.5	1276	$2,300	$1.80	0d	1	0.85mi
1545 W Crystal Rock Ct Unit 1D Round Lake, IL	2.0	1.0	944	$1,800	$1.91	0d	1	0.88mi

Listing history 11 events

1. 2026-06-18
   days on market $269,900 Active 15 DOM
2. 2026-06-17
   days on market $269,900 Active 14 DOM
3. 2026-06-16
   days on market $269,900 Active 13 DOM
4. 2026-06-15
   days on market $269,900 Active 12 DOM
5. 2026-06-13
   days on market $269,900 Active 10 DOM
6. 2026-06-13
   days on market $269,900 Active 9 DOM
7. 2026-06-09
   days on market $269,900 Active 6 DOM
8. 2026-06-08
   days on market $269,900 Active 5 DOM
9. 2026-06-07
   days on market $269,900 Active 4 DOM
10. 2026-06-04
    remarks 167-char remark
11. 2026-06-04
    listed $269,900 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: $5,244 · $437/mo
• Projected year-2 tax: $5,686 · $474/mo
• Expected delta: +$441/yr (+$37/mo · 8.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,720
• − Mortgage interest: −$15,119
• − Property taxes: −$5,244
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,218
• − Management: −$2,218
• − Depreciation: −$7,852
• Taxable loss: −$6,280
• Est. tax savings @ 24.0%: +$1,507
• After-tax cash flow: $-173/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: Round Lake CUSD 116
• NCES district ID: 1734990
• Math proficiency: 7% ▼ -6.00%
• Reading proficiency: 14% ▼ -2.00%
• Median HH income: $53,477
• Composite: 10.35/100
• National rank: #9789
• State rank: #560 of 620 in IL

Livability — Round Lake Beach

• Score: 79/100
• State rank: #125
• US rank: #2172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Round Lake Beach, IL
• County: Lake County · 591,991 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 62,868
• Household income: $98,514
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 1225.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 45% White 40% Two or more races 20% Asian 7% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 3%
• Common ancestry: Romanian 8% Portuguese 1% Lithuanian 1%
• Foreign-born: 25% · Canada, South Korea, Vietnam
• Languages at home: 56% English-only · Spanish 35% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -140.95%
• Current HPI: 229.1762
• Rent YoY: ▲ 2.87%
• 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

+395.2% since first listed

15 events — show timeline

• 2026-06-03 Listed $269,900 MRED as Distributed by MLS Grid
• 2023-05-27 Rental Removed — MRED
• 2011-07-28 Sold (MLS) $60,000 MRED as Distributed by MLS Grid
• 2011-05-16 Contingent — MRED as Distributed by MLS Grid
• 2011-04-27 Relisted — MRED as Distributed by MLS Grid
• 2011-04-06 Contingent — MRED as Distributed by MLS Grid
• 2011-02-14 Price Changed $60,000 MRED as Distributed by MLS Grid
• 2011-01-04 Price Changed $70,000 MRED as Distributed by MLS Grid
• 2010-12-08 Price Changed $75,000 MRED as Distributed by MLS Grid
• 2010-10-31 Listed $85,000 MRED as Distributed by MLS Grid
• 2007-10-28 Listing Removed — MRED as Distributed by MLS Grid
• 2007-04-30 Listed — MRED as Distributed by MLS Grid
• 1999-10-20 Sold (Public Records) $109,000 Public Records
• 1996-10-28 Sold (Public Records) $88,000 Public Records
• 1986-10-01 Sold (Public Records) $54,500 Public Records

Property tax history

+2.1%/yr

Latest (2024): $5,244 · +13.1% YoY. Source: county tax records.