1613 South St · Prairie Grove, IL 60014

$200,000

2 bd · 2.0 ba · 1,924 sqft · SingleFamily public records · 1 Days on market

Built 1989 0.34 ac lot Est $354k · 44% 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).

• Cash flow +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.2/10.0
• Schools +3.9/10.0
• Rent growth +3.5/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Estate Sale Sold AS-IS

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1989

Property features AI

Finance

• Other: Parcel numbers on file
• HOA & community: HOA fee approximately $60 (includes other services)

Exterior

• Parking: Detached garage; Gravel parking areas; 2 garage spaces, 4 parking spaces total
• Utilities: Well water; Septic tank
• Home design: Detached single-family home; One-story layout; Fee simple ownership with HOA
• Construction: Cedar construction; Estimated age 31–40 years; Not rebuilt or rehabilitated
• Exterior features: Lot dimensions approximately 100 x 150; Less than 0.25-acre lot; School bus service available

Interior

• Kitchen: Kitchen (11 x 13, main level); Range; Refrigerator
• Bedrooms: Master bedroom (15 x 20, main level) with full bath; Second bedroom (10 x 11, main level); Additional bedrooms listed
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 7 total rooms; Unfinished partial basement; Office (10 x 10, main level)
• Laundry & utility: Main-level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).

Location & tenants

• Location reads 58/100 on livability (#1,107 in IL) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living 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.
• Zoned schools: Prairie Grove Elem School (math 27% / reading 37%, grade F, #586 of 2,056 statewide, top 31%, 492 students, 0% FRL); Prairie Grove Junior High School (math 22% / reading 42%, grade F, #226 of 665 statewide, top 34%, 321 students, 0% FRL); Prairie Ridge High School (math 52% / reading 51%, grade D+, #38 of 693 statewide, top 6%, 1,140 students, 0% FRL).
• Market conditions: Rents rising (+3.9%/yr); 150 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $200,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.02% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $354,016
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1613 South St	0.00mi	2/2.0	2,000 (+4%)	0mo	$195,000	$98	93
4321 Bay View Dr	0.36mi	3/1.5 (+1)	1,932 (+0%)	9mo	$306,000	$158	68
1721 IL Route 176 Rd	0.39mi	3/3.5 (+1)	1,900 (-1%)	8mo	$393,000	$207	62
4505 Giant Oak Dr	0.70mi	3/2.0 (+1)	1,900 (-1%)	3mo	$685,000	$361	58
4120 Newport Dr	0.67mi	3/2.5 (+1)	1,948 (+1%)	2mo	$376,000	$193	58
3811 Hale Ln	0.48mi	3/2.0 (+1)	1,717 (-11%)	2mo	$369,900	$215	53
911 Wembley Dr	0.65mi	3/2.0 (+1)	1,750 (-9%)	1mo	$353,500	$202	49
4211 Hale Ln	0.66mi	3/2.5 (+1)	1,948 (+1%)	17mo	$290,000	$149	46
3818 Burton Trl	0.25mi	3/1.5 (+1)	2,154 (+12%)	20mo	$312,000	$145	44
1112 Wembley Dr	0.49mi	3/1.5 (+1)	1,800 (-6%)	24mo	$320,000	$178	40
4208 Hale Ln	0.65mi	3/2.5 (+1)	1,685 (-12%)	22mo	$310,000	$184	24

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 · 3.89% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-13,139
• Equity at exit: $29,821

10-year hold

• IRR: 4.4%
• Equity multiple: 1.33×
• Total profit: $18,741
• Equity at exit: $17,292

Cash invested: $56,000 (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 60014

• Rents YoY: 3.9%
• Active inventory: 150
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,048 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$212 /mo · $2,547/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $273

Break-even live

Break-even rent $1,702

Max offer price $200,000

Occupancy floor 82%

Sensitivity live

Price	-10% $387	-5% $330	+0% $273	+5% $217	+10% $160
Rent	-10% $112	-5% $192	+0% $273	+5% $354	+10% $435
Rate	-1.0pp $374	-0.5pp $324	base $273	+0.5pp $222	+1.0pp $169

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3416 Greenwich Ln Island Lake, IL	3.0	1.5	1309	$1,975	$1.51	21d	1	0.72mi

Listing history 2 events

1. 2026-06-02
   remarks 23-char remark
2. 2026-06-02
   listed $200,000 Pending 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: $2,547 · $212/mo
• Projected year-2 tax: $3,544 · $295/mo
• Expected delta: +$996/yr (+$83/mo · 39.1%)

ⓘ 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 2/10 Low 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $24,574
• − Mortgage interest: −$11,203
• − Property taxes: −$2,547
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$5,818
• Taxable income: $74
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $3,263/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 — Prairie Grove

• Score: 58/100
• State rank: #1107
• US rank: #20962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: McHenry County · 204,279 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 48,590
• Household income: $109,016
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 922.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Romanian 12% Portuguese 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 85% English-only · Spanish 10% Russian/Polish/Slavic 2% Other Indo-European 1%

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: ▼ -247.92%
• Current HPI: 207.5209
• Rent YoY: ▲ 3.89%
• 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

2 events — show timeline

• 2026-06-02 Pending — MRED as Distributed by MLS Grid
• 2026-06-02 Listed $200,000 MRED as Distributed by MLS Grid

Property tax history

-2.4%/yr

Latest (2024): $2,547 · -9.7% YoY. Source: county tax records.