6415 Wood Dr · Cary, IL 60013

$325,000

3 bd · 1.5 ba · 1,766 sqft · SingleFamily public records · 3 Days on market

Built 1985 7,405 sqft lot Est $358k · 9% under

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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 +12.7/30.0
• ARV discount +11.7/15.0
• Schools +3.9/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check back on the official launch date to see all the details on this fantastic new Redfin listing!

Key facts

• 7,405 sq ft lot
• Garage
• Built 1985

Property features AI

Exterior

• Parking: Garage (details not specified)
• Home design: Single-family residence; Built in 1985
• Construction: Built in 1985 (construction materials and roof type not specified)
• Exterior features: Lot approximately 7,405 sq. ft.

Interior

• Kitchen: Standard kitchen (appliances not specified)
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom and 2 half bathrooms
• Interior features: Open living spaces (typical of a single-family layout)
• Laundry & utility: Laundry/utility area (details not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-34 ($-408/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (13.8% below list).
• Recommended offer: $280k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.2% in Cary — 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 75/100 on livability (#227 in IL, #4,227 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Chsd 155 (suburban): math 41% / reading 42% proficiency, ranked #98 of 620 in IL (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 60 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $280,000 (13.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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?
5. 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.
6. 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.
7. 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: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $358,498
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6412 W Rawson Bridge Rd	0.04mi	3/2.0	1,747 (-1%)	11mo	$325,000	$186	85
6407 Hillcrest Rd	0.12mi	3/2.0	1,792 (+2%)	10mo	$324,900	$181	82
6416 W Rawson Bridge Rd W	0.03mi	3/2.0	1,854 (+5%)	10mo	$315,000	$170	80
6715 Pheasant Trl	0.31mi	3/3.5	1,792 (+2%)	13mo	$339,000	$189	64
6032 S Lake Shore Dr	0.48mi	3/2.5	1,680 (-5%)	3mo	$420,000	$250	63
6 Ennis Ct	0.72mi	3/2.0	1,756 (-1%)	10mo	$432,500	$246	55
5 Echo Hill Rd	0.45mi	3/2.0	1,534 (-13%)	1mo	$385,000	$251	54
7 Lakewood Dr	0.46mi	3/2.0	1,602 (-9%)	13mo	$325,000	$203	50
3004 Blarneystone Ln	0.62mi	3/2.0	1,938 (+10%)	9mo	$395,000	$204	45
7102 Silver Lake Rd	0.65mi	3/1.5	1,991 (+13%)	9mo	$405,000	$203	41
24 Hickory Rd	0.55mi	4/3.5 (+1)	1,942 (+10%)	10mo	$425,000	$219	36
2 Acorn Ln	0.40mi	3/3.5	2,029 (+15%)	19mo	$315,000	$155	33

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-54,787
• Equity at exit: $48,459

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-50,325
• Equity at exit: $28,100

Cash invested: $91,000 (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 60013

• Active inventory: 60
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-34

Break-even live

Break-even rent $2,843

Max offer price $320,080

Occupancy floor 96%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2910 Killarney Dr Cary, IL	3.0	2.5	2500	$2,800	$1.12	24d	1	0.60mi

Listing history 4 events

1. 2026-06-18
   days on market $325,000 Coming Soon 3 DOM
2. 2026-06-17
   days on market $325,000 Coming Soon 2 DOM
3. 2026-06-15
   remarks 99-char remark
4. 2026-06-15
   listed $325,000 Coming Soon 1 DOM

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

Taxation est. · year 1

• Rental income: $33,600
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$9,455
• Taxable loss: −$5,936
• Est. tax savings @ 24.0%: +$1,425
• After-tax cash flow: $1,017/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: Chsd 155
• NCES district ID: 1711370
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $87,560
• Composite: 39.33/100
• National rank: #3982
• State rank: #98 of 620 in IL

Livability — Cary

• Score: 75/100
• State rank: #227
• US rank: #4227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 26,503
• Population (ZIP): 26,503

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 14% Two or more races 9%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Romanian 11% Italian 2% Portuguese 2%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 8% Russian/Polish/Slavic 2%

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: ▼ -157.47%
• Current HPI: 201.8071
• Rent YoY: —
• Metro: —
• 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