680 Indian Spring Ln · Buffalo Grove, IL 60089

$459,999

5 bd · 2.0 ba · 1,881 sqft · SingleFamily public records · 23 Days on market

Built 1972 8,772 sqft lot Est $514k · 10% under

---

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).

• ARV discount +12.2/15.0
• Cash flow +10.8/30.0
• Schools +7.1/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Walk into this one of a kind 5 bedroom 2 Full bathroom extended Kensington model in the Strathmore neighborhood. Starting from the front door and open your sliding Mirror Doors closet with a built-in Shoe organizer. Then an open concept first-floor living room and Newly remodeled kitchen with SS GE appliances, (Convection Electric oven, French Door Refrigerator) Quartz peninsula countertop, Glass with Stone combination backsplash, custom pantry closet, and kitchen Sink Water filtration system, Ceramic Tile floor that extends into the Laundry Room with New Washer/Dryer and shelving for your storage needs. 2020 NEW HVAC, multiple Smart Lights Switches, Nest and Smoke detectors, nest Front Door Camera. The first floor features 4" Can Lights with Dimmers. Laminate flooring in the Living Room and Master Bedroom. Lots of storage in the Attic and multiple closets. All New exterior lighting fixtures. Walk out the Sliding Door to Relax in the backyard patio area and adore the Two Beautiful Pine trees in a huge fenced backyard with beautiful birds that come visit the area for peace and quiet.

Key facts

• Remodeled kitchen
• Custom pantry
• 8,772 sq ft lot

Tags

• EXPANDED KENSINGTON MODEL
• REMODELED KITCHEN
• QUARTZ PENINSULA COUNTERTOPS
• STAINLESS STEEL GE APPLIANCES
• GLASS AND STONE BACKSPLASH
• CUSTOM PANTRY

Property features AI

Finance

• Other: Located in the Strathmore subdivision of Buffalo Grove; Parcel information on file
• HOA & community: Master association fees not required; Neighborhood amenities include park, pool, tennis courts, sidewalks, and street lights

Exterior

• Parking: Attached garage (garage owned); Concrete driveway/parking; 1 garage space, 1 total parking space
• Utilities: Lake Michigan water source; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; 2-story model (Kensington - expanded 2 story); Fee simple ownership; Built approximately 51-60 years ago; Built before 1978
• Construction: Vinyl siding and brick exterior; Asphalt roof; Concrete perimeter foundation
• Exterior features: Patio; Porch; Fenced yard

Interior

• Kitchen: Range; Dishwasher; Disposal; Stainless steel appliances; Eating area / table space; Ceramic tile flooring in kitchen; Granite counters
• Bedrooms: 5 bedrooms total; Master bedroom on main level (full bath attached); Bedroom 2 on main level; Bedroom 3 on main level; Bedroom 4 on second level; Bedroom 5 on second level
• Flooring: Laminate flooring in some areas; Wood laminate in living room and master bedroom; Carpet in multiple bedrooms; Ceramic tile in kitchen and laundry
• Bathrooms: 2 full bathrooms; Separate shower
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Granite counters; Screens on windows; Unfinished attic; Crawl space basement; 8 total rooms
• Laundry & utility: Main-level laundry; Washer and dryer included; Gas dryer hookup; In-unit laundry; Laundry room with ceramic tile flooring (7 x 5)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $460k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $423k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $398k (13.5% below list).
• Recommended offer: $398k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.3% in Buffalo Grove — 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 77/100 on livability (#163 in IL, #3,025 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities C-, health & safety C-, commute 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.
• Zoned schools: Adlai E Stevenson High School (math 72% / reading 73%, grade B+, #7 of 693 statewide, top 1%, 4,489 students, 0% FRL).
• Market conditions: Rents rising (+3.3%/yr); 96 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 ($129k/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 $14k 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 23 days — a 2% lower offer ($453k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 7y 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 $350k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $397,751 (13.5% 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 1972 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 5.74%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $513,513
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Castlewood Ln	0.23mi	5/2.0	2,133 (+13%)	1mo	$610,000	$286	66
800 Clohesey Dr	0.08mi	4/2.5 (-1)	2,136 (+14%)	7mo	$515,000	$241	61
910 Holly Stone Ln	0.12mi	4/2.5 (-1)	2,115 (+12%)	11mo	$620,000	$293	58
440 Burnt Ember Ln	0.30mi	4/2.5 (-1)	2,115 (+12%)	2mo	$520,000	$246	56
552 Arbor Gate Ln	0.27mi	4/2.0 (-1)	1,644 (-13%)	10mo	$464,000	$282	53
1234 Devonshire Rd	0.59mi	4/2.5 (-1)	2,034 (+8%)	2mo	$524,900	$258	51
1108 N Devonshire Rd	0.49mi	4/2.5 (-1)	2,000 (+6%)	11mo	$543,000	$272	51
931 Shady Grove Ln	0.37mi	4/2.5 (-1)	2,115 (+12%)	6mo	$510,000	$241	50
630 Woodhollow Ln	0.45mi	4/2.5 (-1)	2,115 (+12%)	5mo	$575,000	$272	47
1380 Larchmont Dr	0.69mi	4/2.5 (-1)	1,670 (-11%)	3mo	$520,000	$311	39
958 Chaucer Way	0.66mi	4/2.5 (-1)	2,144 (+14%)	1mo	$610,000	$285	38
896 Chaucer Way	0.66mi	4/2.5 (-1)	2,103 (+12%)	6mo	$575,000	$273	38

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-86,707
• Equity at exit: $68,587

10-year hold

• IRR: -11.2%
• Equity multiple: 0.32×
• Total profit: $-87,632
• Equity at exit: $39,772

Cash invested: $128,800 (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 60089

• Rents YoY: 3.3%
• Active inventory: 96
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,978 medium
• Mortgage (P&I): −$2,412
• Tax from tax record: −$749 /mo · $8,987/yr
• Insurance: −$192
• HOA: −$0
• Vacancy / Maint / Mgmt: −$835
• Net cashflow: $-211

Break-even live

Break-even rent $4,244

Max offer price $422,783

Occupancy floor —

Sensitivity live

Price	-10% $50	-5% $-80	+0% $-211	+5% $-341	+10% $-471
Rent	-10% $-525	-5% $-368	+0% $-211	+5% $-54	+10% $104
Rate	-1.0pp $21	-0.5pp $-94	base $-211	+0.5pp $-330	+1.0pp $-451

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: $115,000
• Closing costs: $13,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 Checker Dr Buffalo Grove, IL	4.0	2.5	2588	$4,250	$1.64	18d	1	0.24mi
1471 Brandywyn Ln Buffalo Grove, IL	4.0	3.5	2103	$4,200	$2.00	22d	1	0.89mi
206 Raupp Blvd Buffalo Grove, IL	4.0	2.0	1257	$3,100	$2.47	5d	1	1.29mi
331 E Fox Hill Dr Buffalo Grove, IL	4.0	2.5	2470	$3,600	$1.46	25d	1	1.33mi

Listing history 42 events

1. 2026-06-18
   days on market $459,999 Active 23 DOM
2. 2026-06-17
   days on market $459,999 Active 22 DOM
3. 2026-06-16
   days on market $459,999 Active 21 DOM
4. 2026-06-15
   days on market $459,999 Active 20 DOM
5. 2026-06-13
   days on market $459,999 Active 18 DOM
6. 2026-06-13
   days on market $459,999 Active 17 DOM
7. 2026-06-09
   days on market $459,999 Active 14 DOM
8. 2026-06-08
   days on market $459,999 Active 13 DOM
9. 2026-06-07
   pricedays on market $459,999 Active 12 DOM
10. 2026-06-04
    days on market $473,000 Active 9 DOM
11. 2026-06-03
    days on market $473,000 Active 8 DOM
12. 2026-06-02
    days on market $473,000 Active 7 DOM
13. 2026-06-01
    days on market $473,000 Active 6 DOM
14. 2026-05-31
    days on market $473,000 Active 5 DOM
15. 2026-05-26
    listed $473,000 Active
16. 2021-06-15
    soldstatus $350,000
17. 2021-05-29
    soldstatus $350,000 Closed Sale 1104-char remark

    Show marketing remark (1104 chars)

    Walk into this one of a kind 5 bedroom 2 Full bathroom extended Kensington model in the Strathmore neighborhood. Starting from the front door and open your sliding Mirror Doors closet with a built-in Shoe organizer. Then an open concept first-floor living room and Newly remodeled kitchen with SS GE appliances, (Convection Electric oven, French Door Refrigerator) Quartz peninsula countertop, Glass with Stone combination backsplash, custom pantry closet, and kitchen Sink Water filtration system, Ceramic Tile floor that extends into the Laundry Room with New Washer/Dryer and shelving for your storage needs. 2020 NEW HVAC, multiple Smart Lights Switches, Nest and Smoke detectors, nest Front Door Camera. The first floor features 4" Can Lights with Dimmers. Laminate flooring in the Living Room and Master Bedroom. Lots of storage in the Attic and multiple closets. All New exterior lighting fixtures. Walk out the Sliding Door to Relax in the backyard patio area and adore the Two Beautiful Pine trees in a huge fenced backyard with beautiful birds that come visit the area for peace and quiet.

18. 2021-04-06
    status Contingent (Do Not Show) 1104-char remark

    Show marketing remark (1104 chars)

    Walk into this one of a kind 5 bedroom 2 Full bathroom extended Kensington model in the Strathmore neighborhood. Starting from the front door and open your sliding Mirror Doors closet with a built-in Shoe organizer. Then an open concept first-floor living room and Newly remodeled kitchen with SS GE appliances, (Convection Electric oven, French Door Refrigerator) Quartz peninsula countertop, Glass with Stone combination backsplash, custom pantry closet, and kitchen Sink Water filtration system, Ceramic Tile floor that extends into the Laundry Room with New Washer/Dryer and shelving for your storage needs. 2020 NEW HVAC, multiple Smart Lights Switches, Nest and Smoke detectors, nest Front Door Camera. The first floor features 4" Can Lights with Dimmers. Laminate flooring in the Living Room and Master Bedroom. Lots of storage in the Attic and multiple closets. All New exterior lighting fixtures. Walk out the Sliding Door to Relax in the backyard patio area and adore the Two Beautiful Pine trees in a huge fenced backyard with beautiful birds that come visit the area for peace and quiet.

19. 2021-03-25
    listed $349,900 New 1104-char remark

    Show marketing remark (1104 chars)

    Walk into this one of a kind 5 bedroom 2 Full bathroom extended Kensington model in the Strathmore neighborhood. Starting from the front door and open your sliding Mirror Doors closet with a built-in Shoe organizer. Then an open concept first-floor living room and Newly remodeled kitchen with SS GE appliances, (Convection Electric oven, French Door Refrigerator) Quartz peninsula countertop, Glass with Stone combination backsplash, custom pantry closet, and kitchen Sink Water filtration system, Ceramic Tile floor that extends into the Laundry Room with New Washer/Dryer and shelving for your storage needs. 2020 NEW HVAC, multiple Smart Lights Switches, Nest and Smoke detectors, nest Front Door Camera. The first floor features 4" Can Lights with Dimmers. Laminate flooring in the Living Room and Master Bedroom. Lots of storage in the Attic and multiple closets. All New exterior lighting fixtures. Walk out the Sliding Door to Relax in the backyard patio area and adore the Two Beautiful Pine trees in a huge fenced backyard with beautiful birds that come visit the area for peace and quiet.

20. 2021-03-18
    status Contingent (Do Not Show)
21. 2021-03-18
    historical
22. 2021-03-17
    listed New
23. 2021-03-17
    historical
24. 2021-03-12
    listed New
25. 2020-04-23
    soldstatus $262,000
26. 2020-04-09
    soldstatus $262,000 Closed Sale
27. 2020-03-04
    historical Contingent
28. 2020-01-07
    listed $268,500 New
29. 2020-01-03
    historical Contingent
30. 2020-01-03
    historical
31. 2019-12-12
    listed New
32. 2019-12-12
    historical
33. 2019-10-23
    listed New
34. 2019-10-23
    historical
35. 2019-09-30
    listed New
36. 2019-09-30
    historical
37. 2019-08-15
    listed New
38. 2019-08-15
    historical
39. 2019-08-05
    listed New
40. 2019-08-05
    historical
41. 2019-07-23
    listed New
42. 2005-05-16
    soldstatus $301,500

ⓘ 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: $8,987 · $749/mo
• Projected year-2 tax: $9,715 · $810/mo
• Expected delta: +$727/yr (+$61/mo · 8.1%)

ⓘ 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 0% 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: $47,730
• − Mortgage interest: −$25,767
• − Property taxes: −$8,987
• − Insurance: −$2,300
• − Repairs & maintenance: −$3,818
• − Management: −$3,818
• − Depreciation: −$13,382
• Taxable loss: −$10,343
• Est. tax savings @ 24.0%: +$2,482
• After-tax cash flow: $-46/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 — Buffalo Grove

• Score: 77/100
• State rank: #163
• US rank: #3025

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buffalo Grove, IL
• County: Lake County · 591,991 people
• City population: 42,872
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 42,872
• Household income: $129,401
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 478.0

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 0.57)
• Race & ethnicity: White 59% Asian 28% Hispanic / Latino 6% Black 4% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 7% Scotch-Irish 6% Subsaharan African 4%
• Foreign-born: 37% · South Korea, Canada, China
• Languages at home: 54% English-only · Russian/Polish/Slavic 14% Other Indo-European 9% Other Asian/Pacific 7%

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: ▼ -287.35%
• Current HPI: 209.9751
• Rent YoY: ▲ 3.27%
• 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

+56.9% since first listed

28 events — show timeline

• 2026-05-26 Listed $473,000 MRED as Distributed by MLS Grid
• 2021-06-15 Sold (Public Records) $350,000 Public Records
• 2021-05-29 Sold (MLS) $350,000 MRED as Distributed by MLS Grid
• 2021-04-06 Pending — MRED as Distributed by MLS Grid
• 2021-03-25 Listed $349,900 MRED as Distributed by MLS Grid
• 2021-03-18 Pending — MRED as Distributed by MLS Grid
• 2021-03-18 Listing Removed — MRED as Distributed by MLS Grid
• 2021-03-17 Listing Removed — MRED as Distributed by MLS Grid
• 2021-03-17 Listed — MRED as Distributed by MLS Grid
• 2021-03-12 Listed — MRED as Distributed by MLS Grid
• 2020-04-23 Sold (Public Records) $262,000 Public Records
• 2020-04-09 Sold (MLS) $262,000 MRED as Distributed by MLS Grid
• 2020-03-04 Contingent — MRED as Distributed by MLS Grid
• 2020-01-07 Listed $268,500 MRED as Distributed by MLS Grid
• 2020-01-03 Contingent — MRED as Distributed by MLS Grid
• 2020-01-03 Listing Removed — MRED as Distributed by MLS Grid
• 2019-12-12 Listing Removed — MRED as Distributed by MLS Grid
• 2019-12-12 Listed — MRED as Distributed by MLS Grid
• 2019-10-23 Listing Removed — MRED as Distributed by MLS Grid
• 2019-10-23 Listed — MRED as Distributed by MLS Grid
• 2019-09-30 Listing Removed — MRED as Distributed by MLS Grid
• 2019-09-30 Listed — MRED as Distributed by MLS Grid
• 2019-08-15 Listing Removed — MRED as Distributed by MLS Grid
• 2019-08-15 Listed — MRED as Distributed by MLS Grid
• 2019-08-05 Listing Removed — MRED as Distributed by MLS Grid
• 2019-08-05 Listed — MRED as Distributed by MLS Grid
• 2019-07-23 Listed — MRED as Distributed by MLS Grid
• 2005-05-16 Sold (Public Records) $301,500 Public Records

Property tax history

+1.1%/yr

Latest (2024): $8,987 · +3.4% YoY. Source: county tax records.