1720 Hiawatha Trl · Round Lake Heights, IL 60073

$239,000

3 bd · 1.0 ba · 1,005 sqft · SingleFamily public records · 77 Days on market

Built 1943 8,235 sqft lot Est $212k · 13% over

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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 +15.7/30.0
• DSCR +4.8/10.0
• 1% rule +4.6/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

SOME REMOLDLING DONE ON THIS 4 BED ROOM 2 BATH 2 STORY HOME. DETACHED ONE CAR GARAGE WITH NEW overhead DOOR, NEW KITCHEN AND BATH ROOM. NEW FLOORIING THRU-OUT HOUSE. CENTRAL AIR ON A FENCE YARD

Key facts

• 8,235 sq ft lot
• Garage
• Built 1943

Property features AI

Finance

• Other: Possession at closing; Property not currently leased; Some rehab work performed in 2025
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned) with asphalt driveway — total of 1 garage space and 1 parking space
• Utilities: Water from Lake Michigan / public; Public sewer; Electric service available
• Home design: Detached single-family home; Two stories; Fee simple ownership; Rehab completed in 2025; Built before 1978
• Construction: Vinyl siding; Asphalt roof; Other foundation details; Estimated age: 81–90 years
• Exterior features: Lot dimensions approximately 61 x 135; Lot under 0.25 acre

Interior

• Kitchen: Kitchen with wood laminate flooring; Refrigerator included
• Bedrooms: Four bedrooms (master and three additional bedrooms on the second floor)
• Flooring: Wood laminate flooring in kitchen, living room and master bedroom; Carpet in remaining bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Six total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (3.6% below list).
• Recommended offer: $225k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#505 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Round Lake CUSD 116 (suburban): math 7% / reading 14% proficiency, ranked #560 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Indian Hill Elem School (math 8% / reading 22%, grade F, #1,259 of 2,056 statewide, top 62%, 445 students, 0% FRL); Round Lake Middle School (math 5% / reading 11%, grade F, #608 of 665 statewide, top 92%, 804 students, 0% FRL); Round Lake Senior High School (math 9% / reading 13%, grade F, #522 of 693 statewide, top 76%, 2,258 students, 0% FRL) — zoned schools average 0% FRL vs 67% district-wide (67 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.9%/yr); 97 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 948 units permitted in Lake County in 2024 (424 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 $7k 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 77 days — a 6% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $224,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $212,055
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1620 Lotus Dr	0.19mi	3/1.0	975 (-3%)	6mo	$180,000	$185	82
35330 N Nielsen Dr	0.54mi	3/1.0	1,000 (-0%)	1mo	$212,000	$212	73
608 Mohawk Dr	0.47mi	2/1.0 (-1)	995 (-1%)	5mo	$170,000	$171	67
24471 W Poplar St	0.47mi	3/1.0	960 (-4%)	6mo	$192,500	$201	66
1317 Walnut Dr	0.59mi	3/1.0	975 (-3%)	2mo	$253,000	$259	65
712 N Cedarwood Cir	0.35mi	4/1.0 (+1)	1,072 (+7%)	4mo	$145,000	$135	64
35339 N Hickory Ln	0.56mi	2/1.0 (-1)	960 (-4%)	1mo	$187,000	$195	61
821 Oakwood Dr	0.60mi	3/1.0	1,056 (+5%)	5mo	$245,000	$232	59
1607 N Channel Dr	0.63mi	3/1.5	1,098 (+9%)	3mo	$255,000	$232	51
24676 W Clinton Ave	0.60mi	3/2.0	1,092 (+9%)	6mo	$230,000	$211	49
918 Ronald Ter	0.69mi	4/1.5 (+1)	1,068 (+6%)	6mo	$225,000	$211	46
1408 Barberry Ln	0.56mi	4/1.5 (+1)	1,120 (+11%)	4mo	$190,000	$170	45

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: -13.5%
• Equity multiple: 0.52×
• Total profit: $-32,380
• Equity at exit: $35,636

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-20,658
• Equity at exit: $20,664

Cash invested: $66,920 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,305 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$365 /mo · $4,376/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $103

Break-even live

Break-even rent $2,174

Max offer price $239,000

Occupancy floor 91%

Sensitivity live

Price	-10% $239	-5% $171	+0% $103	+5% $36	+10% $-32
Rent	-10% $-79	-5% $12	+0% $103	+5% $194	+10% $285
Rate	-1.0pp $224	-0.5pp $164	base $103	+0.5pp $41	+1.0pp $-22

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 S Cedarwood Cir Round Lake Heights, IL	3.0	1.0	931	$2,000	$2.15	0d	1	0.24mi
544 Meadow Green Ln Round Lake Beach, IL	3.0	1.5	1160	$2,100	$1.81	0d	1	0.38mi
460 Meadow Hill Ln Round Lake Beach, IL	3.0	1.5	1276	$2,300	$1.80	0d	1	0.48mi
422 Meadow Green Ln Round Lake Beach, IL	2.0	1.5	960	$1,800	$1.88	45d	1	0.49mi
389 Meadow Green Ln Unit 1 Round Lake Beach, IL	2.0	1.5	960	$1,800	$1.88	0d	1	0.52mi
1288 N Red Oak Cir #3 Round Lake Beach, IL	2.0	2.0	1008	$1,850	$1.84	45d	1	0.84mi
1431 W Split Oak Cir Round Lake Beach, IL	2.0	1.5	1080	$2,150	$1.99	46d	1	0.94mi
1217 N Village Dr Round Lake Beach, IL	2.0	1.5	1330	$2,300	$1.73	0d	1	0.95mi
1545 W Crystal Rock Ct Unit 1D Round Lake, IL	2.0	1.0	944	$1,800	$1.91	0d	1	1.29mi

Listing history 10 events

1. 2026-06-21
   days on market $239,000 Active 77 DOM
2. 2026-06-18
   remarks 193-char remark
3. 2026-06-18
   status $239,000 Active 74 DOM
4. 2026-06-18
   days on market $239,000 Temporarily No Showings 74 DOM
5. 2026-06-17
   statusdays on market $239,000 Temporarily No Showings 73 DOM
6. 2026-06-16
   days on market $239,000 Active 72 DOM
7. 2026-06-15
   days on market $239,000 Active 71 DOM
8. 2026-06-13
   days on market $239,000 Active 69 DOM
9. 2026-06-13
   remarks 107-char remark
10. 2026-06-13
    listed $239,000 Active 68 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: $4,376 · $365/mo
• Projected year-2 tax: $4,901 · $408/mo
• Expected delta: +$525/yr (+$44/mo · 12.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°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: $27,658
• − Mortgage interest: −$13,388
• − Property taxes: −$4,376
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,213
• − Management: −$2,213
• − Depreciation: −$6,953
• Taxable loss: −$2,679
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $1,882/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: Round Lake CUSD 116
• NCES district ID: 1734990
• Math proficiency: 7% ▼ -6.00%
• Reading proficiency: 14% ▼ -2.00%
• Median HH income: $53,477
• Composite: 10.35/100
• National rank: #9789
• State rank: #560 of 620 in IL

Livability — Round Lake Heights

• Score: 67/100
• State rank: #505
• US rank: #10452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Round Lake Heights, 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

Property tax history

+7.5%/yr

Latest (2024): $4,376 · +13.5% YoY. Source: county tax records.