641 Webster St · Algonquin, IL 60102

$319,900

4 bd · 2.0 ba · 2,456 sqft · SingleFamily public records · 5 Days on market

Built 1970 9,583 sqft lot Est $435k · 26% 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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• 1% rule +5.1/10.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great House, GREAT LOCATION, EAST of the FOX RIVER, Walk to Schools, Library, Community Pool, Parks & Tennis. Close to Bike Trails. Ground Level Mid-Entry Raised Ranch with a very large 2 1/2 Car attached Garage and Driveway. Main level has Open Floor Plan, Kitchen, Living and Dining rooms with access to Deck. Finished walk-out basement with access to screened patio. Fenced yard, nicely landscaped corner lot. The finished basement has a large family room with gas fireplace, 4th bedroom and full bath. This home sits on a Large Lot with Mature trees. It's ready for the next owners to bring it into the 21st Century, It's priced accordingly & could be the Dream Home that you have been looking for at a Very Compelling Price to call your very own. New Roof & Siding 2017, HVAC 2010, Appliances 2011. Includes a one year $600 AHS "Shield Plus" Home Warranty. All of this along with being Sold "AS IS". Quick close is available

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1970

Property features AI

Finance

• Other: School bus service available
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (2 spaces), concrete driveway; 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family raised ranch; Approximately 51-60 years old; Fee simple ownership
• Construction: Vinyl siding and brick exterior; Built before 1978
• Exterior features: Fenced yard; Lot dimensions approximately 78 x 133 (less than 0.25 acre)

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 4 bedrooms (Master, three additional: two on main level, one on lower level)
• Flooring: Hardwood flooring in living room, dining room, and kitchen; Laminate flooring in family room
• Bathrooms: 2 full bathrooms; Basement has a bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Finished walk-out basement; Family room with fireplace; 8 total rooms
• Laundry & utility: In-unit laundry (lower level, 13 x 21)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $62 ($742/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $320k).
• Cap rate 6.5% vs local median 3.8% in Algonquin — 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 78/100 on livability (#137 in IL, #2,503 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• CUSD 300 (suburban): math 24% / reading 27% proficiency, ranked #261 of 620 in IL (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Eastview Elem School (math 42% / reading 42%, grade F, #336 of 2,056 statewide, top 18%, 385 students, 0% FRL); Algonquin Middle School (math 25% / reading 31%, grade F, #284 of 665 statewide, top 44%, 399 students, 0% FRL); Dundee-Crown High School (math 20% / reading 21%, grade F, #350 of 693 statewide, top 51%, 2,636 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 117 active listings in the ZIP; 4 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; 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 $10k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $197k; list at $320k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $319,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.01% ✓
• Cap rate: 6.52%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $434,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 Webster St	0.12mi	4/2.0	2,400 (-2%)	3mo	$425,000	$177	88
610 Chelsea Dr	0.28mi	3/3.0 (-1)	2,452 (-0%)	8mo	$399,900	$163	71
910 S Vista Dr	0.36mi	4/3.0	2,524 (+3%)	8mo	$407,000	$161	68
345 Souwanas Trl	0.48mi	4/2.0	2,400 (-2%)	9mo	$385,000	$160	67
407 La Fox River Dr	0.53mi	4/2.5	2,268 (-8%)	2mo	$682,000	$301	59
1245 Winaki Trl	0.67mi	4/3.0	2,418 (-2%)	4mo	$405,000	$167	58
1405 Charles Ave	0.69mi	5/3.0 (+1)	2,401 (-2%)	1mo	$425,000	$177	54
19N963 Manito Trl	0.41mi	4/4.0	2,101 (-14%)	0mo	$425,000	$202	48
643 Kingsbury Ct	0.60mi	4/2.5	2,239 (-9%)	9mo	$342,500	$153	48
400 Diamond Back Way	0.70mi	4/3.5	2,700 (+10%)	5mo	$494,000	$183	40
1031 Timberwood Ln	0.58mi	3/2.5 (-1)	2,100 (-14%)	3mo	$390,000	$186	39
620 Old Oak Cir	0.64mi	3/2.5 (-1)	2,092 (-15%)	5mo	$400,000	$191	34

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-47,675
• Equity at exit: $47,698

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-35,534
• Equity at exit: $27,659

Cash invested: $89,572 (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 60102

• Active inventory: 117
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,237 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$685 /mo · $8,214/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $62

Break-even live

Break-even rent $3,159

Max offer price $319,900

Occupancy floor 93%

Sensitivity live

Price	-10% $243	-5% $152	+0% $62	+5% $-29	+10% $-119
Rent	-10% $-194	-5% $-66	+0% $62	+5% $190	+10% $318
Rate	-1.0pp $223	-0.5pp $143	base $62	+0.5pp $-21	+1.0pp $-105

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
973 Old Oak Cir Algonquin, IL	3.0	2.5	1600	$2,995	$1.87	0d	1	0.46mi
1311 Blue Ridge Pkwy Algonquin, IL	4.0	2.5	2432	$3,100	$1.27	7d	1	0.96mi
1037 N Harrison St Algonquin, IL	4.0	2.5	1600	$3,500	$2.19	20d	1	0.97mi
530 Eagle Ridge Ln Algonquin, IL	4.0	2.5	2434	$3,000	$1.23	26d	1	1.44mi

Listing history 4 events

1. 2026-06-21
   days on market $319,900 Active 5 DOM
2. 2026-06-18
   days on market $319,900 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $319,900 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: $8,214 · $685/mo
• Projected year-2 tax: $8,214 · $685/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,844
• − Mortgage interest: −$17,919
• − Property taxes: −$8,214
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,108
• − Management: −$3,108
• − Depreciation: −$9,306
• Taxable loss: −$4,410
• Est. tax savings @ 24.0%: +$1,058
• After-tax cash flow: $1,800/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: CUSD 300
• NCES district ID: 1708550
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 27% ▼ -11.00%
• Median HH income: $77,706
• Composite: 25.12/100
• National rank: #7524
• State rank: #261 of 620 in IL

Livability — Algonquin

• Score: 78/100
• State rank: #137
• US rank: #2503

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Algonquin, IL
• County: McHenry County · 204,279 people
• City population: 32,286
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 32,286
• Household income: $132,949
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 255.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 8% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Romanian 14% Iranian 2% Slovak 2%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 80% English-only · Spanish 9% Russian/Polish/Slavic 3% Other Indo-European 3%

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: ▼ -124.68%
• Current HPI: 203.4513
• 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

+244.0% since first listed

12 events — show timeline

• 2026-06-15 Listed $319,900 MRED as Distributed by MLS Grid
• 2018-10-17 Sold (Public Records) $197,000 Public Records
• 2018-10-11 Sold (MLS) $197,000 MRED as Distributed by MLS Grid
• 2018-09-18 Contingent — MRED as Distributed by MLS Grid
• 2018-09-14 Price Changed $199,000 MRED as Distributed by MLS Grid
• 2018-09-08 Relisted — MRED as Distributed by MLS Grid
• 2018-09-01 Contingent — MRED as Distributed by MLS Grid
• 2018-08-31 Price Changed $219,000 MRED as Distributed by MLS Grid
• 2018-08-17 Price Changed $232,000 MRED as Distributed by MLS Grid
• 2018-07-06 Price Changed $242,900 MRED as Distributed by MLS Grid
• 2018-06-01 Listed $249,900 MRED as Distributed by MLS Grid
• 1986-02-01 Sold (Public Records) $93,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $8,214 · +6.4% YoY. Source: county tax records.