1237 E Greystone Dr · Round Lake Beach, IL 60073

$399,900

3 bd · 2.5 ba · 2,313 sqft · SingleFamily public records · 23 Days on market

Built 2000 8,276 sqft lot Est $407k · at est. $27/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +8.5/30.0
• ARV discount +8.3/15.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home sweet home! Just around the corner you will see this home and your eyes will sparkle with delight. Located on a quiet street and just across from a neighborhood park, this home is waiting for you to call it your own. The two story foyer greets you and beckons you to come in and relax. Formal living and dining room are just to your right as you enter. Imagine entertaining your friends and family to a wonderful evening meal. The kitchen offers you an eating area, loads of cabinets, and stainless appliances. Huge family room for you to enjoy. Also situated on the first floor is the laundry rm. , powder room and access to the two car garage. The second floor boasts four bedrooms and two full baths. Great master with walk in closet and en suite (double sinks & tile flrs). Partially finished basement is ready for you too! This home also offers you a great deck and fenced yard for your spring evenings! All of this located in the award winning Grayslake school system! Just a few minutes fr

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-354 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $337k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (27.6% below list).
• Recommended offer: $289k (27.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#125 in IL, #2,172 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Grayslake Chsd 127 (suburban): math 40% / reading 44% proficiency, ranked #95 of 620 in IL (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Grayslake North High School (math 37% / reading 42%, grade F, #88 of 693 statewide, top 14%, 1,257 students, 0% FRL).
• Market conditions: Rents rising (+2.9%/yr); 97 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 948 units permitted in Lake County in 2024 (424 in 5+ unit buildings).
• This rent runs 35% of the median local income ($99k/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 $12k 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 ($394k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask is 70% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $235k; list at $400k implies a 70% gain — meaningful room to come down on a strong offer.

Recommended offer $289,371 (27.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.72% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.79%
• DSCR: 0.83
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $407,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1290 E Fox Chase Dr	0.10mi	4/2.5 (+1)	2,313 (0%)	5mo	$380,000	$164	86
1115 E Fox Chase Dr	0.17mi	4/2.5 (+1)	2,331 (+1%)	10mo	$415,000	$178	78
21564 W Sarah Dr	0.41mi	2/2.5 (-1)	2,320 (+0%)	2mo	$380,000	$164	74
36909 N Marilyn Ln	0.52mi	3/2.0	2,352 (+2%)	8mo	$330,000	$140	64
2375 Fox Chase Cir	0.55mi	3/2.5	2,368 (+2%)	13mo	$346,888	$146	60
2011 Oak Tree Trl	0.59mi	4/3.0 (+1)	2,238 (-3%)	1mo	$410,000	$183	59
1032 Oak Tree Trl	0.61mi	4/3.0 (+1)	2,261 (-2%)	4mo	$399,900	$177	57
36872 N Lawrence Dr	0.61mi	3/2.5	2,100 (-9%)	9mo	$370,000	$176	49
2190 N Heartland Path	0.49mi	4/2.5 (+1)	2,007 (-13%)	3mo	$346,000	$172	48
21136 W Engle Dr	0.55mi	4/2.5 (+1)	2,060 (-11%)	10mo	$378,000	$183	43
1927 Oaktree Trl	0.53mi	4/3.5 (+1)	2,560 (+11%)	10mo	$395,000	$154	40
36951 N Nathan Hale Dr	0.67mi	3/2.0	2,000 (-14%)	6mo	$400,000	$200	39

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 · 2.87% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.22×
• Total profit: $-87,750
• Equity at exit: $59,626

10-year hold

• IRR: -17.6%
• Equity multiple: 0.04×
• Total profit: $-107,112
• Equity at exit: $34,576

Cash invested: $111,972 (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 60073

• Rents YoY: 2.9%
• Active inventory: 97
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,894 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$349 /mo · $4,190/yr
• Insurance: −$167
• HOA: −$27
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $-354

Break-even live

Break-even rent $3,342

Max offer price $337,385

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2315 Meadows Ln #2315 Round Lake Beach, IL	3.0	1.5	1704	$2,600	$1.53	18d	1	0.32mi
941 Deer Trl Round Lake Beach, IL	3.0	2.5	1850	$2,975	$1.61	14d	1	0.39mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 32 events

1. 2026-06-18
   days on market $399,900 Active 23 DOM
2. 2026-06-17
   days on market $399,900 Active 22 DOM
3. 2026-06-16
   days on market $399,900 Active 21 DOM
4. 2026-06-15
   days on market $399,900 Active 20 DOM
5. 2026-06-13
   days on market $399,900 Active 18 DOM
6. 2026-06-13
   days on market $399,900 Active 17 DOM
7. 2026-06-09
   days on market $399,900 Active 14 DOM
8. 2026-06-08
   days on market $399,900 Active 13 DOM
9. 2026-06-07
   days on market $399,900 Active 12 DOM
10. 2026-06-04
    days on market $399,900 Active 9 DOM
11. 2026-06-03
    days on market $399,900 Active 8 DOM
12. 2026-06-02
    days on market $399,900 Active 7 DOM
13. 2026-06-01
    days on market $399,900 Active 6 DOM
14. 2026-05-31
    days on market $399,900 Active 5 DOM
15. 2021-01-25
    historical
16. 2020-04-09
    historical
17. 2020-02-28
    listed New
18. 2019-07-05
    soldstatus $235,000
19. 2019-06-28
    soldstatus $235,000 Closed Sale 1007-char remark

    Show marketing remark (1007 chars)

    Home sweet home! Just around the corner you will see this home and your eyes will sparkle with delight. Located on a quiet street and just across from a neighborhood park, this home is waiting for you to call it your own. The two story foyer greets you and beckons you to come in and relax. Formal living and dining room are just to your right as you enter. Imagine entertaining your friends and family to a wonderful evening meal. The kitchen offers you an eating area, loads of cabinets, and stainless appliances. Huge family room for you to enjoy. Also situated on the first floor is the laundry rm. , powder room and access to the two car garage. The second floor boasts four bedrooms and two full baths. Great master with walk in closet and en suite (double sinks & tile flrs). Partially finished basement is ready for you too! This home also offers you a great deck and fenced yard for your spring evenings! All of this located in the award winning Grayslake school system! Just a few minutes fr

20. 2019-05-09
    historical Contingent 1007-char remark

    Show marketing remark (1007 chars)

    Home sweet home! Just around the corner you will see this home and your eyes will sparkle with delight. Located on a quiet street and just across from a neighborhood park, this home is waiting for you to call it your own. The two story foyer greets you and beckons you to come in and relax. Formal living and dining room are just to your right as you enter. Imagine entertaining your friends and family to a wonderful evening meal. The kitchen offers you an eating area, loads of cabinets, and stainless appliances. Huge family room for you to enjoy. Also situated on the first floor is the laundry rm. , powder room and access to the two car garage. The second floor boasts four bedrooms and two full baths. Great master with walk in closet and en suite (double sinks & tile flrs). Partially finished basement is ready for you too! This home also offers you a great deck and fenced yard for your spring evenings! All of this located in the award winning Grayslake school system! Just a few minutes fr

21. 2019-05-03
    listed $235,000 New 1007-char remark

    Show marketing remark (1007 chars)

    Home sweet home! Just around the corner you will see this home and your eyes will sparkle with delight. Located on a quiet street and just across from a neighborhood park, this home is waiting for you to call it your own. The two story foyer greets you and beckons you to come in and relax. Formal living and dining room are just to your right as you enter. Imagine entertaining your friends and family to a wonderful evening meal. The kitchen offers you an eating area, loads of cabinets, and stainless appliances. Huge family room for you to enjoy. Also situated on the first floor is the laundry rm. , powder room and access to the two car garage. The second floor boasts four bedrooms and two full baths. Great master with walk in closet and en suite (double sinks & tile flrs). Partially finished basement is ready for you too! This home also offers you a great deck and fenced yard for your spring evenings! All of this located in the award winning Grayslake school system! Just a few minutes fr

22. 2018-11-15
    historical
23. 2018-09-29
    listed New
24. 2018-09-12
    historical
25. 2018-07-18
    listed New
26. 2018-07-18
    historical
27. 2018-06-08
    listed New
28. 2018-06-08
    historical
29. 2018-05-08
    price
30. 2018-04-24
    price
31. 2018-03-20
    listed New
32. 2002-05-22
    soldstatus $222,000

ⓘ 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: $4,190 · $349/mo
• Projected year-2 tax: $6,634 · $553/mo
• Expected delta: +$2,444/yr (+$204/mo · 58.3%)

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

Taxation est. · year 1

• Rental income: $34,725
• − Mortgage interest: −$22,401
• − Property taxes: −$4,190
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,778
• − Management: −$2,778
• − HOA: −$324
• − Depreciation: −$11,633
• Taxable loss: −$11,379
• Est. tax savings @ 24.0%: +$2,731
• After-tax cash flow: $-1,516/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: Grayslake Chsd 127
• NCES district ID: 1717550
• Math proficiency: 40% ▼ -7.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $84,295
• Composite: 39.42/100
• National rank: #3963
• State rank: #95 of 620 in IL

Livability — Round Lake Beach

• Score: 79/100
• State rank: #125
• US rank: #2172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Round Lake Beach, IL
• County: Lake County · 591,991 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 62,868
• Household income: $98,514
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 1225.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 45% White 40% Two or more races 20% Asian 7% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 3%
• Common ancestry: Romanian 8% Portuguese 1% Lithuanian 1%
• Foreign-born: 25% · Canada, South Korea, Vietnam
• Languages at home: 56% English-only · Spanish 35% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -140.95%
• Current HPI: 229.1762
• Rent YoY: ▲ 2.87%
• 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

+5.9% since first listed

18 events — show timeline

• 2021-01-25 Listing Removed — MRED as Distributed by MLS Grid
• 2020-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2020-02-28 Listed — MRED as Distributed by MLS Grid
• 2019-07-05 Sold (Public Records) $235,000 Public Records
• 2019-06-28 Sold (MLS) $235,000 MRED as Distributed by MLS Grid
• 2019-05-09 Contingent — MRED as Distributed by MLS Grid
• 2019-05-03 Listed $235,000 MRED as Distributed by MLS Grid
• 2018-11-15 Listing Removed — MRED as Distributed by MLS Grid
• 2018-09-29 Listed — MRED as Distributed by MLS Grid
• 2018-09-12 Listing Removed — MRED as Distributed by MLS Grid
• 2018-07-18 Listing Removed — MRED as Distributed by MLS Grid
• 2018-07-18 Listed — MRED as Distributed by MLS Grid
• 2018-06-08 Listing Removed — MRED as Distributed by MLS Grid
• 2018-06-08 Listed — MRED as Distributed by MLS Grid
• 2018-05-08 Price Changed — MRED as Distributed by MLS Grid
• 2018-04-24 Price Changed — MRED as Distributed by MLS Grid
• 2018-03-20 Listed — MRED as Distributed by MLS Grid
• 2002-05-22 Sold (Public Records) $222,000 Public Records

Property tax history

-4.8%/yr

Latest (2019): $4,190 · -57.3% YoY. Source: county tax records.