1500 Robin Cir #314 · Hoffman Estates, IL 60169

$164,900

1 bd · 1.0 ba · 650 sqft · Condo · 111 Days on market

Built 1980 $306/mo HOA · 17% of rent

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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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONE BEDROOM CONDO IN A QUIET, WELL CARED FOR COMPLEX W/MANY AMENITIES INCLUD'G POOL,PICINIC AREAS, TENNIS COURTS, CLUBHOUSE. ELEVATOR BUILDING, SECURITY ENTRANCE, STORAGE, HOA FEE INCLUDES HEAT, LAUNDRY ON SITE, EASY ACCESS TO X-WAY, SHOPPING, FITNESS CENTER. FANNIE MAE HOME PATH PROPERTY. APPROVED FOR HOMEPATH & HOMEPATH RENOVATION MORTGAGE. CAN BE PURCHASED W/3% DOWN. PER HOA: MUST OWN FOR 24 MOS BEFORE RENTABLE

Key facts

• Clubhouse
• Tennis courts
• Pool

Tags

• POOL
• PICNIC AREAS
• TENNIS COURTS
• CLUBHOUSE
• ELEVATOR BUILDING
• SECURITY ENTRANCE

Property features AI

Finance

• Other: Building contains 144 units; Living area was taped; School bus service available; Subdivision: Moon Lake Village
• Financial info: Special service area: No
• HOA & community: Monthly association fee of $306; Association covers heat, water, gas, parking, insurance, security, clubhouse, pool, exterior maintenance, lawn care, scavenger, and snow removal; Association amenities include coin laundry, storage, pool, tennis court(s), and security door lock(s); Pets allowed (cats and dogs); maximum pet weight widely permitted

Exterior

• Parking: 2 parking spaces; Asphalt surface parking; Unassigned parking
• Security: Security door lock(s); Manager off-site
• Utilities: Water from Lake Michigan and public supply; Public sewer; Electric service with circuit breakers
• Home design: Attached single (condo); Condo ownership; Entry on third level; Disability accessible
• Construction: Brick construction; Brick/mortar foundation; Building age: 41–50 years; Not rebuilt or rehabbed; not built before 1978
• Exterior features: Common grounds; Cul-de-sac; Landscaped grounds

Interior

• Kitchen: Range; Refrigerator; Ceramic tile flooring in kitchen
• Bedrooms: 1 bedroom
• Flooring: Carpet in living room, dining area and bedrooms; Ceramic tile in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating (baseboard); Wall cooling unit(s)
• Interior features: Elevator; Storage; Total of 4 rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-32 ($-390/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (3.5% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 3.9% in Hoffman Estates — 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 76/100 on livability (#189 in IL, #3,583 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living C-, amenities F, health & safety F.
• Township Hsd 211 (urban): math 45% / reading 43% proficiency, ranked #89 of 620 in IL (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Neil Armstrong Elem School (math 27% / reading 37%, grade F, #586 of 2,056 statewide, top 31%, 497 students, 0% FRL); Dwight D Eisenhower Jhs (math 36% / reading 51%, grade D, #101 of 665 statewide, top 16%, 617 students, 0% FRL); Hoffman Estates High School (math 39% / reading 36%, grade F, #104 of 693 statewide, top 15%, 2,067 students, 0% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 87 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $84k; list at $165k implies a 96% gain — meaningful room to come down on a strong offer.

Recommended offer $150,059 (9.0% 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. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.01% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.42×
• Total profit: $-26,796
• Equity at exit: $24,587

10-year hold

• IRR: -5.6%
• Equity multiple: 0.62×
• Total profit: $-17,668
• Equity at exit: $14,258

Cash invested: $46,172 (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 60169

• Rents YoY: 4.0%
• Active inventory: 87
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,752 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$177 /mo · $2,124/yr
• Insurance: −$69
• HOA: −$306
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-32

Break-even live

Break-even rent $1,793

Max offer price $159,160

Occupancy floor 97%

Sensitivity live

Price	-10% $61	-5% $14	+0% $-32	+5% $-79	+10% $-126
Rent	-10% $-171	-5% $-102	+0% $-32	+5% $37	+10% $106
Rate	-1.0pp $51	-0.5pp $9	base $-32	+0.5pp $-75	+1.0pp $-119

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1728 Fayette Walk Unit M Hoffman Estates, IL	1.0	1.0	750	$1,600	$2.13	5d	1	0.25mi
1800 Autumn Dr Hoffman Estates, IL	3.0	1.0–2.0	1029	$2,412	$2.34	0d	31	0.58mi
2200 Hassell Rd Hoffman Estates, IL	3.0	1.0–2.0	935	$1,773	$1.90	0d	85	0.86mi

HOA detail condo

• Monthly dues: $306 · $3,672/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $164,900 Active 111 DOM
2. 2026-06-18
   days on market $164,900 Active 108 DOM
3. 2026-06-17
   days on market $164,900 Active 107 DOM
4. 2026-06-16
   days on market $164,900 Active 106 DOM
5. 2026-06-15
   days on market $164,900 Active 105 DOM
6. 2026-06-13
   days on market $164,900 Active 103 DOM
7. 2026-06-13
   days on market $164,900 Active 102 DOM
8. 2026-06-09
   days on market $164,900 Active 99 DOM
9. 2026-06-08
   days on market $164,900 Active 98 DOM
10. 2026-06-07
    days on market $164,900 Active 97 DOM
11. 2026-06-03
    days on market $164,900 Active 93 DOM
12. 2026-06-02
    days on market $164,900 Active 92 DOM
13. 2026-06-02
    price $164,900 Active 91 DOM
14. 2026-06-01
    days on market $169,900 Active 91 DOM
15. 2026-05-31
    days on market $169,900 Active 90 DOM
16. 2026-03-02
    listed $169,900 Active
17. 2021-03-15
    soldstatus $84,000
18. 2013-09-27
    soldstatus $36,000 Closed Sale 423-char remark

    Show marketing remark (423 chars)

    ONE BEDROOM CONDO IN A QUIET, WELL CARED FOR COMPLEX W/MANY AMENITIES INCLUD'G POOL,PICINIC AREAS, TENNIS COURTS, CLUBHOUSE. ELEVATOR BUILDING, SECURITY ENTRANCE, STORAGE, HOA FEE INCLUDES HEAT, LAUNDRY ON SITE, EASY ACCESS TO X-WAY, SHOPPING, FITNESS CENTER. FANNIE MAE HOME PATH PROPERTY. APPROVED FOR HOMEPATH & HOMEPATH RENOVATION MORTGAGE. CAN BE PURCHASED W/3% DOWN. PER HOA: MUST OWN FOR 24 MOS BEFORE RENTABLE

19. 2013-08-29
    status Pending 423-char remark

    Show marketing remark (423 chars)

    ONE BEDROOM CONDO IN A QUIET, WELL CARED FOR COMPLEX W/MANY AMENITIES INCLUD'G POOL,PICINIC AREAS, TENNIS COURTS, CLUBHOUSE. ELEVATOR BUILDING, SECURITY ENTRANCE, STORAGE, HOA FEE INCLUDES HEAT, LAUNDRY ON SITE, EASY ACCESS TO X-WAY, SHOPPING, FITNESS CENTER. FANNIE MAE HOME PATH PROPERTY. APPROVED FOR HOMEPATH & HOMEPATH RENOVATION MORTGAGE. CAN BE PURCHASED W/3% DOWN. PER HOA: MUST OWN FOR 24 MOS BEFORE RENTABLE

20. 2013-08-06
    listed $37,000 New 423-char remark

    Show marketing remark (423 chars)

    ONE BEDROOM CONDO IN A QUIET, WELL CARED FOR COMPLEX W/MANY AMENITIES INCLUD'G POOL,PICINIC AREAS, TENNIS COURTS, CLUBHOUSE. ELEVATOR BUILDING, SECURITY ENTRANCE, STORAGE, HOA FEE INCLUDES HEAT, LAUNDRY ON SITE, EASY ACCESS TO X-WAY, SHOPPING, FITNESS CENTER. FANNIE MAE HOME PATH PROPERTY. APPROVED FOR HOMEPATH & HOMEPATH RENOVATION MORTGAGE. CAN BE PURCHASED W/3% DOWN. PER HOA: MUST OWN FOR 24 MOS BEFORE RENTABLE

21. 2004-11-26
    soldstatus $98,500
22. 1997-01-27
    soldstatus $43,000

ⓘ 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: $2,124 · $177/mo
• Projected year-2 tax: $2,933 · $244/mo
• Expected delta: +$810/yr (+$67/mo · 38.1%)

ⓘ 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 4/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,022
• − Mortgage interest: −$9,237
• − Property taxes: −$2,124
• − Insurance: −$824
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − HOA: −$3,672
• − Depreciation: −$4,797
• Taxable loss: −$2,996
• Est. tax savings @ 24.0%: +$719
• After-tax cash flow: $329/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: Township Hsd 211
• NCES district ID: 1730450
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $72,942
• Composite: 40.02/100
• National rank: #3824
• State rank: #89 of 620 in IL

Livability — Hoffman Estates

• Score: 76/100
• State rank: #189
• US rank: #3583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoffman Estates, IL
• County: Cook County · 4,486,803 people
• City population: 33,401
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 33,401
• Household income: $90,774
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1123.0

Population outlook (Cook County) Hauer SSP2

• Today (2025): 5,347,519 people
• By 2030: 5,357,703 · +0.2%
• By 2040: 5,324,924 · -0.4%
• By 2050: 5,230,762 · -2.2%
• By 2075: 4,785,735 · -10.5%
• By 2100: 4,188,836 · -21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 45% Hispanic / Latino 24% Asian 23% Two or more races 13% Black 4%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Romanian 10% Scandinavian 2% Lithuanian 1%
• Foreign-born: 37% · Canada, China, South Korea
• Languages at home: 46% English-only · Spanish 21% Other Indo-European 13% Russian/Polish/Slavic 5%

Political lean MEDSL · Cook

• 2024 margin: Solid D (+42.0) · D 70.4% · R 28.4% · Other 1.2%
• 2008→2024 swing: -11.4pp toward R · 2008: 53.4pp · 2024: 42.0pp
• All cycles: 2024: D+42.0 2020: D+50.3 2016: D+53.0 2012: D+49.4 2008: D+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -187.37%
• Current HPI: 241.7222
• Rent YoY: ▲ 4.01%
• 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

+295.1% since first listed

7 events — show timeline

• 2026-03-02 Listed $169,900 MRED as Distributed by MLS Grid
• 2021-03-15 Sold (Public Records) $84,000 Public Records
• 2013-09-27 Sold (MLS) $36,000 MRED as Distributed by MLS Grid
• 2013-08-29 Pending — MRED as Distributed by MLS Grid
• 2013-08-06 Listed $37,000 MRED as Distributed by MLS Grid
• 2004-11-26 Sold (Public Records) $98,500 Public Records
• 1997-01-27 Sold (Public Records) $43,000 Public Records

Property tax history

+6.3%/yr

Latest (2023): $2,124 · +3.3% YoY. Source: county tax records.