GARFIELD Plan · Mundelein, IL 60060

$406,990

3 bd · 2.5 ba · 1,752 sqft · Townhouse · 14 Days on market

---

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 +9.1/30.0
• ARV discount +7.5/15.0
• Schools +7.1/10.0
• Livability +4.4/5.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the Garfield floor plan at our Tones of Oak Creek Community in Mundelein, IL. designed for comfort and functionality across 1,756 sq. ft. This 3-story, 3-bedroom, 2.5-bath townhome includes a finished bonus room and a 2-car garage. Enjoy natural light from large windows and luxury vinyl plank flooring throughout the main level. The open-concept kitchen features designer cabinets, quartz countertops, stainless steel appliances, and a central island perfect for casual seating and entertaining. The kitchen flows seamlessly into the dining and great rooms, ideal for everyday living and gatherings. Upstairs, the primary suite offers a spacious walk-in closet and a luxe en suite bath wit

Key facts

• Quartz countertops
• Finished bonus room
• Designer cabinets

Tags

• FINISHED BONUS ROOM
• LUXURY VINYL PLANK FLOORING
• OPEN-CONCEPT KITCHEN
• DESIGNER CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Address: 2010 Yellowstone Blvd, Mundelein, IL 60060; Listing status: Active; Last modified: 2026-06-04
• Financial info: List price $406,990

Exterior

• Parking: Detached or attached 2 parking spaces (2 garage spaces)
• Home design: New construction plan named GARFIELD; Single-family plan (GARFIELD)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open plan living area (1,752 living area)

🏗️ New construction. The $406,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $434,496.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $407k.

Deal economics

• At list price, monthly cash flow is $-336 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $386k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (17.1% below list).
• Recommended offer: $338k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.1% in Mundelein — 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 87/100 on livability (#12 in IL, #274 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F.
• Adlai E Stevenson Hsd 125 (suburban): math 72% / reading 73% proficiency, ranked #3 of 620 in IL (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising (+2.7%/yr); 32 active listings in the ZIP; 12 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; 948 units permitted in Lake County in 2024 (424 in 5+ unit buildings).
• This rent runs 37% of the median local income ($110k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $337,540 (17.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.78% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.32%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $434,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2170 Glacier St	0.14mi	3/2.5	1,752 (0%)	2mo	$438,990	$251	92
549 Yosemite Way	0.12mi	3/2.5	1,798 (+3%)	1mo	$448,990	$250	89
551 Yosemite Way	0.14mi	3/2.5	1,798 (+3%)	2mo	$459,990	$256	87
559 Yosemite Way	0.15mi	3/2.5	1,798 (+3%)	2mo	$450,990	$251	87
569 Yosemite Way	0.16mi	3/2.5	1,798 (+3%)	3mo	$450,990	$251	86
1452 Lakeridge Ct	0.46mi	3/2.5	1,756 (+0%)	1mo	$355,000	$202	78
545 Yosemite Way	0.15mi	2/2.5 (-1)	1,630 (-7%)	0mo	$404,990	$248	76
555 Yosemite Way	0.15mi	2/2.5 (-1)	1,630 (-7%)	1mo	$398,490	$244	76
565 Yosemite Way	0.15mi	2/2.5 (-1)	1,630 (-7%)	2mo	$398,990	$245	74
575 Yosemite Way	0.16mi	2/2.5 (-1)	1,630 (-7%)	3mo	$398,990	$245	74
567 Yosemite Way	0.16mi	2/2.5 (-1)	1,630 (-7%)	3mo	$398,990	$245	74
1367 Orleans Dr	0.68mi	3/2.5	1,640 (-6%)	1mo	$355,000	$216	57

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 · 2.67% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.24×
• Total profit: $-92,882
• Equity at exit: $64,785

10-year hold

• IRR: -17.0%
• Equity multiple: 0.07×
• Total profit: $-112,794
• Equity at exit: $37,567

Cash invested: $121,659 (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 60060

• Rents YoY: 2.7%
• Active inventory: 32
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,375 high
• Mortgage (P&I): −$2,279
• Tax est. 1.5%: −$543 /mo · $6,517/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $-336

Break-even live

Break-even rent $3,801

Max offer price $385,856

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: $108,624
• Closing costs: $13,035
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2141 Yellowstone Blvd Mundelein, IL	3.0	2.5	1798	$3,500	$1.95	24d	1	0.06mi
2227 Glacier St Mundelein, IL	3.0	2.5	1800	$3,500	$1.94	24d	1	0.07mi
2267 Glacier St Mundelein, IL	3.0	2.5	1752	$3,800	$2.17	1d	1	0.11mi
545 Yosemite Way Mundelein, IL	2.0	2.5	1630	$3,150	$1.93	6d	1	0.12mi
409 Alpine Springs Dr Vernon Hills, IL	3.0	2.5	2352	$3,600	$1.53	12d	1	0.81mi
717 Keystone Ln Vernon Hills, IL	3.0	2.5	2352	$3,399	$1.45	24d	1	0.89mi
263 Aspen Pointe Rd Vernon Hills, IL	3.0	2.5	2087	$3,300	$1.58	24d	1	0.93mi
136 Brookwood Ct Vernon Hills, IL	2.0	1.5	1248	$2,400	$1.92	2d	1	1.00mi
410 Ashwood Ct Unit 410 Vernon Hills, IL	2.0	1.5	1248	$2,300	$1.84	22d	1	1.16mi
36 Constitution Ct Vernon Hills, IL	3.0	2.5	1525	$3,000	$1.97	24d	1	1.29mi
10 Mayflower Rd Vernon Hills, IL	3.0	2.5	2000	$4,000	$2.00	1d	1	1.43mi
26821 N Oakdale Ln Mundelein, IL	3.0	2.0	1710	$3,800	$2.22	24d	1	1.47mi

Listing history 11 events

1. 2026-06-18
   days on market $406,990 Active 14 DOM
2. 2026-06-17
   days on market $406,990 Active 13 DOM
3. 2026-06-16
   days on market $406,990 Active 12 DOM
4. 2026-06-15
   days on market $406,990 Active 11 DOM
5. 2026-06-13
   days on market $406,990 Active 9 DOM
6. 2026-06-13
   days on market $406,990 Active 8 DOM
7. 2026-06-09
   days on market $406,990 Active 5 DOM
8. 2026-06-08
   days on market $406,990 Active 4 DOM
9. 2026-06-07
   days on market $406,990 Active 3 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $406,990 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,505
• − Mortgage interest: −$24,339
• − Property taxes: −$6,517
• − Insurance: −$2,172
• − Repairs & maintenance: −$3,240
• − Management: −$3,240
• − Depreciation: −$12,640
• Taxable loss: −$11,644
• Est. tax savings @ 24.0%: +$2,795
• After-tax cash flow: $-1,239/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: Adlai E Stevenson Hsd 125
• NCES district ID: 1732580
• Math proficiency: 72% ▼ -4.00%
• Reading proficiency: 73% ▼ -2.00%
• Median HH income: $146,434
• Composite: 70.66/100
• National rank: #253
• State rank: #3 of 620 in IL

Livability — Mundelein

• Score: 87/100
• State rank: #12
• US rank: #274

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mundelein, IL
• County: Lake County · 591,991 people
• City population: 37,344
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 37,344
• Household income: $110,335
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 750.0

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 0.61)
• Race & ethnicity: White 50% Hispanic / Latino 35% Two or more races 14% Asian 10% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Romanian 6% Scotch-Irish 1% Subsaharan African 1%
• Foreign-born: 28% · Canada, China, South Korea
• Languages at home: 55% English-only · Spanish 29% Russian/Polish/Slavic 5% Other Indo-European 4%

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: ▼ -173.41%
• Current HPI: 201.0795
• Rent YoY: ▲ 2.67%
• 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