1058 N Boxwood Dr Unit A · Mount Prospect, IL 60056

$265,000

3 bd · 1.5 ba · 1,179 sqft · Townhouse public records · 40 Days on market

Built 1963 1,100 sqft lot Est $320k · 17% under $240/mo HOA · 9% 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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• 1% rule +4.9/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.4/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING MOVE-IN READY TWO STORY BRICK TOWNHOUSE. 3 BEDROOM, 1.5 BATH WITH BASEMENT, LARGE EAT-IN KITCHEN AND LOTS OF STORAGE. ALL COORDINATED APPLIANCES STAY INCLUDING DOUBLE OVEN AND BUILT-IN MICROWAVE. LAMINATE WOOD FLOORING 1ST FLOOR, HARDWOOD FLOORS 2ND FLOOR, VINYL IN PARTIALLY FINISHED BASEMENT. WALKING DISTANCE TO PARK, ELEMENTARY SCHOOL, PARK, SHOPPING, ENTERTAINMENT AND PUBLIC TRANSPORTATION. 2 PARKING SPACES COME WITH UNIT.

Key facts

• $240 HOA
• 2 parking spots
• Built 1963

Property features AI

Finance

• Other: 4-unit building; Total finished/unfinshed area noted; Partially finished basement with storage and full basement areas
• HOA & community: Monthly association fee of $240; Association covers parking, exterior maintenance, lawn care, scavenger, and snow removal; Community amenities include a park; Manager off-site; Pets allowed (cats and dogs; high max pet weight noted)

Exterior

• Parking: 2 total parking spaces; Assigned parking plus guest and additional parking available
• Utilities: Water source: Lake Michigan; Sewer: Overhead sewers; Power: typical municipal service
• Home design: Attached single — townhouse, 2-story model; Entry level on level 1; Built approximately 61–70 years ago
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built before 1978
• Exterior features: Patio; Lot dimensions approximately 20 x 55

Interior

• Kitchen: Eating area / table space; Pantry closet; Granite counters; Range; Microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms (Master and two additional bedrooms on second level); Bonus room in the basement (approx. 12 x 16)
• Flooring: Hardwood flooring in bedrooms and master; Wood laminate in living room and kitchen; Luxury vinyl in bonus room
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fan(s)
• Interior features: Storage; Screens on windows; Some photos virtually staged
• Laundry & utility: Laundry room in basement with washer hookup (in unit); Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (0.7% below list).
• Recommended offer: $250k (5.7% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 3.2% in Mount Prospect — 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 84/100 on livability (#32 in IL, #638 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living D+, health & safety D+.
• Township Hsd 214 (suburban): math 42% / reading 45% proficiency, ranked #103 of 620 in IL (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: John Hersey High School (math 56% / reading 63%, grade C+, #20 of 693 statewide, top 3%, 2,026 students, 0% FRL).
• Zoned-school proficiency averages 60% at this address vs 44% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Township Hsd 214 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.3%/yr); 93 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 31% of the median local income ($102k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y 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 $215k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $249,791 (5.7% 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 40 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.99% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $319,509
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1058 N Boxwood Dr Unit A	0.00mi	3/1.5	1,179 (0%)	0mo	$275,000	$233	100
934 N Wheeling Rd	0.20mi	3/1.5	1,169 (-1%)	0mo	$328,000	$281	89
1212 N Wheeling Rd	0.21mi	3/1.5	1,169 (-1%)	1mo	$329,896	$282	88
1120 N Boxwood Dr Unit B	0.06mi	3/2.5	1,179 (0%)	6mo	$297,000	$252	88
932 N Wheeling Rd	0.20mi	3/1.5	1,169 (-1%)	4mo	$320,000	$274	86
1210 N Wheeling Rd	0.21mi	3/1.5	1,169 (-1%)	4mo	$325,000	$278	86
1240 N Boxwood Dr	0.22mi	3/1.5	1,300 (+10%)	1mo	$324,000	$249	72
612 Maple Ct	0.48mi	3/2.5	1,148 (-3%)	2mo	$275,000	$240	68
1400 N Elmhurst Rd #302	0.64mi	2/2.0 (-1)	1,200 (+2%)	5mo	$247,500	$206	56
676 Regent Ln	0.74mi	2/2.0 (-1)	1,200 (+2%)	2mo	$325,000	$271	54
509 Aberdeen Ln Unit C	0.63mi	2/2.0 (-1)	1,307 (+11%)	3mo	$289,000	$221	43
250 Country Club Dr #250	0.67mi	2/2.0 (-1)	1,346 (+14%)	4mo	$430,100	$320	34

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 · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-52,658
• Equity at exit: $39,512

10-year hold

• IRR: -19.3%
• Equity multiple: 0.06×
• Total profit: $-69,671
• Equity at exit: $22,912

Cash invested: $74,200 (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 60056

• Rents YoY: 1.3%
• Active inventory: 93
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,632 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$425 /mo · $5,103/yr
• Insurance: −$110
• HOA: −$240
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $-86

Break-even live

Break-even rent $2,741

Max offer price $249,791

Occupancy floor 98%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
926 N Boxwood Dr Unit B Mt Prospect, IL	3.0	1.5	1179	$2,795	$2.37	14d	1	0.15mi
1002 E Callero Cir Unit 2 Mt Prospect, IL	3.0	1.5	1350	$2,600	$1.93	24d	1	0.98mi
1001 E Callero Cir Unit 1 Mt Prospect, IL	3.0	2.0	1500	$2,600	$1.73	5d	1	1.02mi
413 N Forest Ave Mount Prospect, IL	3.0	1.0	1040	$3,150	$3.03	16d	1	1.06mi
413 N Forest Ave Mount Prospect, IL	3.0	1.0	1040	$3,150	$3.03	18d	1	1.06mi
10 N Main St Mt Prospect, IL	2.0	1.0–2.0	891	$3,155	$3.54	1d	4	1.26mi
1006 Butternut Ln Unit C Mount Prospect, IL	2.0	2.0	1400	$2,400	$1.71	10d	1	1.27mi

HOA detail

• Monthly dues: $240 · $2,880/yr

Listing history 36 events

1. 2026-06-04
   status $265,000 Pending 40 DOM
2. 2026-06-03
   days on market $265,000 Contingent - Continue to Show 40 DOM
3. 2026-06-02
   days on market $265,000 Contingent - Continue to Show 39 DOM
4. 2026-06-01
   days on market $265,000 Contingent - Continue to Show 38 DOM
5. 2026-05-31
   days on market $265,000 Contingent - Continue to Show 37 DOM
6. 2026-05-05
   historical Contingent - Continue to Show
7. 2026-04-24
   listed $265,000 Active
8. 2022-07-01
   soldstatus $215,000
9. 2022-06-22
   soldstatus $215,000 Closed 438-char remark

   Show marketing remark (438 chars)

   CHARMING MOVE-IN READY TWO STORY BRICK TOWNHOUSE. 3 BEDROOM, 1.5 BATH WITH BASEMENT, LARGE EAT-IN KITCHEN AND LOTS OF STORAGE. ALL COORDINATED APPLIANCES STAY INCLUDING DOUBLE OVEN AND BUILT-IN MICROWAVE. LAMINATE WOOD FLOORING 1ST FLOOR, HARDWOOD FLOORS 2ND FLOOR, VINYL IN PARTIALLY FINISHED BASEMENT. WALKING DISTANCE TO PARK, ELEMENTARY SCHOOL, PARK, SHOPPING, ENTERTAINMENT AND PUBLIC TRANSPORTATION. 2 PARKING SPACES COME WITH UNIT.

10. 2022-05-27
    historical Contingent - Continue to Show 438-char remark

    Show marketing remark (438 chars)

    CHARMING MOVE-IN READY TWO STORY BRICK TOWNHOUSE. 3 BEDROOM, 1.5 BATH WITH BASEMENT, LARGE EAT-IN KITCHEN AND LOTS OF STORAGE. ALL COORDINATED APPLIANCES STAY INCLUDING DOUBLE OVEN AND BUILT-IN MICROWAVE. LAMINATE WOOD FLOORING 1ST FLOOR, HARDWOOD FLOORS 2ND FLOOR, VINYL IN PARTIALLY FINISHED BASEMENT. WALKING DISTANCE TO PARK, ELEMENTARY SCHOOL, PARK, SHOPPING, ENTERTAINMENT AND PUBLIC TRANSPORTATION. 2 PARKING SPACES COME WITH UNIT.

11. 2022-05-23
    listed $220,000 Active 438-char remark

    Show marketing remark (438 chars)

    CHARMING MOVE-IN READY TWO STORY BRICK TOWNHOUSE. 3 BEDROOM, 1.5 BATH WITH BASEMENT, LARGE EAT-IN KITCHEN AND LOTS OF STORAGE. ALL COORDINATED APPLIANCES STAY INCLUDING DOUBLE OVEN AND BUILT-IN MICROWAVE. LAMINATE WOOD FLOORING 1ST FLOOR, HARDWOOD FLOORS 2ND FLOOR, VINYL IN PARTIALLY FINISHED BASEMENT. WALKING DISTANCE TO PARK, ELEMENTARY SCHOOL, PARK, SHOPPING, ENTERTAINMENT AND PUBLIC TRANSPORTATION. 2 PARKING SPACES COME WITH UNIT.

12. 2022-04-14
    historical Contingent - No Showings
13. 2022-04-14
    historical
14. 2022-04-04
    listed Active
15. 2015-01-30
    soldstatus $105,000 Closed Sale
16. 2014-12-10
    status Contingent (Do Not Show)
17. 2014-11-26
    price $104,900
18. 2014-10-24
    listed $124,900 New
19. 2013-01-03
    historical
20. 2012-07-05
    historical Contingent
21. 2012-03-24
    status Reactivated
22. 2012-03-16
    historical Contingent
23. 2012-02-21
    price Reactivated
24. 2012-02-21
    status Reactivated
25. 2011-11-15
    historical Contingent
26. 2011-11-10
    listed New
27. 2009-04-24
    historical
28. 2009-03-15
    price
29. 2008-11-22
    price
30. 2008-11-03
    price
31. 2008-10-21
    listed
32. 2008-03-30
    historical
33. 2007-07-10
    listed
34. 2007-06-27
    historical
35. 2007-03-22
    listed
36. 2003-10-15
    soldstatus $140,000

ⓘ 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: $5,103 · $425/mo
• Projected year-2 tax: $5,559 · $463/mo
• Expected delta: +$456/yr (+$38/mo · 8.9%)

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

Taxation est. · year 1

• Rental income: $31,584
• − Mortgage interest: −$14,844
• − Property taxes: −$5,103
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,527
• − Management: −$2,527
• − HOA: −$2,880
• − Depreciation: −$7,709
• Taxable loss: −$5,331
• Est. tax savings @ 24.0%: +$1,279
• After-tax cash flow: $246/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 214
• NCES district ID: 1704170
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $68,267
• Composite: 39.13/100
• National rank: #4035
• State rank: #103 of 620 in IL

Livability — Mount Prospect

• Score: 84/100
• State rank: #32
• US rank: #638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Prospect, IL
• County: Cook County · 4,486,803 people
• City population: 55,818
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 55,818
• Household income: $101,922
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 1485.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 16% Asian 15% Two or more races 9% Black 3%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Romanian 14% French 2% Italian 1%
• Foreign-born: 30% · Canada, South Korea, China
• Languages at home: 57% English-only · Spanish 12% Russian/Polish/Slavic 12% Other Indo-European 7%

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: ▼ -325.14%
• Current HPI: 202.4367
• Rent YoY: ▲ 1.28%
• 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

+89.3% since first listed

31 events — show timeline

• 2026-05-05 Contingent — MRED as Distributed by MLS Grid
• 2026-04-24 Listed $265,000 MRED as Distributed by MLS Grid
• 2022-07-01 Sold (Public Records) $215,000 Public Records
• 2022-06-22 Sold (MLS) $215,000 MRED as Distributed by MLS Grid
• 2022-05-27 Contingent — MRED as Distributed by MLS Grid
• 2022-05-23 Listed $220,000 MRED as Distributed by MLS Grid
• 2022-04-14 Contingent — MRED as Distributed by MLS Grid
• 2022-04-14 Listing Removed — MRED as Distributed by MLS Grid
• 2022-04-04 Listed — MRED as Distributed by MLS Grid
• 2015-01-30 Sold (MLS) $105,000 MRED as Distributed by MLS Grid
• 2014-12-10 Pending — MRED as Distributed by MLS Grid
• 2014-11-26 Price Changed $104,900 MRED as Distributed by MLS Grid
• 2014-10-24 Listed $124,900 MRED as Distributed by MLS Grid
• 2013-01-03 Listing Removed — MRED as Distributed by MLS Grid
• 2012-07-05 Contingent — MRED as Distributed by MLS Grid
• 2012-03-24 Relisted — MRED as Distributed by MLS Grid
• 2012-03-16 Contingent — MRED as Distributed by MLS Grid
• 2012-02-21 Relisted — MRED as Distributed by MLS Grid
• 2012-02-21 Price Changed — MRED as Distributed by MLS Grid
• 2011-11-15 Contingent — MRED as Distributed by MLS Grid
• 2011-11-10 Listed — MRED as Distributed by MLS Grid
• 2009-04-24 Listing Removed — MRED as Distributed by MLS Grid
• 2009-03-15 Price Changed — MRED as Distributed by MLS Grid
• 2008-11-22 Price Changed — MRED as Distributed by MLS Grid
• 2008-11-03 Price Changed — MRED as Distributed by MLS Grid
• 2008-10-21 Listed — MRED as Distributed by MLS Grid
• 2008-03-30 Listing Removed — MRED as Distributed by MLS Grid
• 2007-07-10 Listed — MRED as Distributed by MLS Grid
• 2007-06-27 Listing Removed — MRED as Distributed by MLS Grid
• 2007-03-22 Listed — MRED as Distributed by MLS Grid
• 2003-10-15 Sold (Public Records) $140,000 Public Records

Property tax history

+5.4%/yr

Latest (2023): $5,103 · +30.5% YoY. Source: county tax records.