572 Richard Brown Blvd · Volo, IL 60073

$260,000

3 bd · 2.5 ba · 1,500 sqft · Townhouse public records · 3 Days on market

Built 2007 1,340 sqft lot Est $268k · at est. $289/mo HOA · 10% 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 +11.0/30.0
• ARV discount +8.9/15.0
• 1% rule +5.7/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Rent growth +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Popular Symphony Meadows offers open space, ponds, park and easy access to the Millennium Trail. This beautiful unit features an upgraded kitchen with hardwood flooring and maple cabinetry. 2 bedrooms, a loft, and 2.1 baths. Large master bedroom with private bath features a step in shower and ceramic tile flooring. The lower level family room offers ceramic tile flooring and could be converted to a 3rd bedroom if needed. White trim and 6 panel doors. Balcony off the eating area, laundry room off the kitchen, and a first floor powder room. Low association fee includes lawn care and snow removal. Whether starting out or downsizing, this home is generously sized and well maintained. Quick closing works here.

Key facts

• Private balcony
• Flexible lower level
• Stylish kitchen

Tags

• STYLISH KITCHEN
• PRIVATE BALCONY
• FLEXIBLE LOWER LEVEL
• LOW-MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (7.4% below list).
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $241k (7.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 67/100 on livability (#493 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: schools D+, amenities F, commute F.
• Wauconda CUSD 118 (suburban): math 22% / reading 29% proficiency, ranked #267 of 620 in IL (top 43%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• 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 34% 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 $2k of loan paydown is wiped out by about $8k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y ago; this cycle's ask is 88% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $138k; list at $260k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $240,843 (7.4% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 1.07% ✓
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $268,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
534 Richard Brown Blvd	0.05mi	2/2.5 (-1)	1,500 (0%)	3mo	$225,000	$150	90
569 Treble Ln	0.08mi	3/2.0	1,577 (+5%)	2mo	$294,000	$186	84
536 Richard Brown Blvd	0.05mi	3/2.0	1,597 (+6%)	4mo	$293,000	$183	82
605 Treble Ln	0.11mi	2/2.5 (-1)	1,600 (+7%)	2mo	$250,000	$156	77
581 Richard Brown Blvd	0.04mi	2/1.5 (-1)	1,500 (0%)	15mo	$240,000	$160	77
550 Richard Brown Blvd	0.02mi	2/2.5 (-1)	1,439 (-4%)	19mo	$258,000	$179	72
621 Treble Ln	0.11mi	3/2.0	1,597 (+6%)	15mo	$278,000	$174	70
670 Timpani Pl	0.14mi	2/2.5 (-1)	1,388 (-8%)	10mo	$280,000	$202	68
1147 Piccolo Ln	0.65mi	3/2.0	1,577 (+5%)	2mo	$285,000	$181	57
1046 Piccolo Ln	0.53mi	3/2.0	1,577 (+5%)	12mo	$280,000	$178	55
1131 Piccolo Ln	0.63mi	3/2.0	1,577 (+5%)	13mo	$281,500	$179	50
1124 Piccolo Ln	0.61mi	3/2.0	1,677 (+12%)	21mo	$265,000	$158	32

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: -19.3%
• Equity multiple: 0.33×
• Total profit: $-49,043
• Equity at exit: $38,767

10-year hold

• IRR: -11.9%
• Equity multiple: 0.29×
• Total profit: $-51,629
• Equity at exit: $22,480

Cash invested: $72,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,792 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$553 /mo · $6,639/yr
• Insurance: −$108
• HOA: −$289
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $-108

Break-even live

Break-even rent $2,929

Max offer price $240,843

Occupancy floor 99%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
593 Treble Ln Unit 593 Volo, IL	3.0	2.5	1736	$2,850	$1.64	1d	1	0.06mi
522 Richard Brown Blvd Volo, IL	2.0	2.5	1320	$2,300	$1.74	24d	1	0.07mi

HOA detail

• Monthly dues: $289 · $3,468/yr
• Likely covers: landscapingsnow removal

Listing history 13 events

1. 2026-04-25
   status Pending
2. 2020-01-14
   historical
3. 2019-10-23
   price
4. 2019-08-30
   price
5. 2019-08-14
   status Reactivated
6. 2019-08-07
   historical Contingent (Do Not Show)
7. 2019-07-18
   listed New
8. 2016-12-30
   soldstatus $138,500
9. 2016-12-28
   soldstatus $138,500 Closed Sale 722-char remark

   Show marketing remark (722 chars)

   Popular Symphony Meadows offers open space, ponds, park and easy access to the Millennium Trail. This beautiful unit features an upgraded kitchen with hardwood flooring and maple cabinetry. 2 bedrooms, a loft, and 2.1 baths. Large master bedroom with private bath features a step in shower and ceramic tile flooring. The lower level family room offers ceramic tile flooring and could be converted to a 3rd bedroom if needed. White trim and 6 panel doors. Balcony off the eating area, laundry room off the kitchen, and a first floor powder room. Low association fee includes lawn care and snow removal. Whether starting out or downsizing, this home is generously sized and well maintained. Quick closing works here.

10. 2016-11-11
    status Contingent (Do Not Show) 722-char remark

    Show marketing remark (722 chars)

    Popular Symphony Meadows offers open space, ponds, park and easy access to the Millennium Trail. This beautiful unit features an upgraded kitchen with hardwood flooring and maple cabinetry. 2 bedrooms, a loft, and 2.1 baths. Large master bedroom with private bath features a step in shower and ceramic tile flooring. The lower level family room offers ceramic tile flooring and could be converted to a 3rd bedroom if needed. White trim and 6 panel doors. Balcony off the eating area, laundry room off the kitchen, and a first floor powder room. Low association fee includes lawn care and snow removal. Whether starting out or downsizing, this home is generously sized and well maintained. Quick closing works here.

11. 2016-08-11
    listed $138,500 New 722-char remark

    Show marketing remark (722 chars)

    Popular Symphony Meadows offers open space, ponds, park and easy access to the Millennium Trail. This beautiful unit features an upgraded kitchen with hardwood flooring and maple cabinetry. 2 bedrooms, a loft, and 2.1 baths. Large master bedroom with private bath features a step in shower and ceramic tile flooring. The lower level family room offers ceramic tile flooring and could be converted to a 3rd bedroom if needed. White trim and 6 panel doors. Balcony off the eating area, laundry room off the kitchen, and a first floor powder room. Low association fee includes lawn care and snow removal. Whether starting out or downsizing, this home is generously sized and well maintained. Quick closing works here.

12. 2016-08-11
    historical

    Show marketing remark (722 chars)

    Popular Symphony Meadows offers open space, ponds, park and easy access to the Millennium Trail. This beautiful unit features an upgraded kitchen with hardwood flooring and maple cabinetry. 2 bedrooms, a loft, and 2.1 baths. Large master bedroom with private bath features a step in shower and ceramic tile flooring. The lower level family room offers ceramic tile flooring and could be converted to a 3rd bedroom if needed. White trim and 6 panel doors. Balcony off the eating area, laundry room off the kitchen, and a first floor powder room. Low association fee includes lawn care and snow removal. Whether starting out or downsizing, this home is generously sized and well maintained. Quick closing works here.

13. 2016-07-05
    listed New

ⓘ 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: $6,639 · $553/mo
• Projected year-2 tax: $6,639 · $553/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,503
• − Mortgage interest: −$14,564
• − Property taxes: −$6,639
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,680
• − Management: −$2,680
• − HOA: −$3,468
• − Depreciation: −$7,564
• Taxable loss: −$5,392
• Est. tax savings @ 24.0%: +$1,294
• After-tax cash flow: $-7/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: Wauconda CUSD 118
• NCES district ID: 1741190
• Math proficiency: 22% ▼ -10.00%
• Reading proficiency: 29% ▼ -14.00%
• Median HH income: $72,358
• Composite: 24.59/100
• National rank: #7635
• State rank: #267 of 620 in IL

Livability — Volo

• Score: 67/100
• State rank: #493
• US rank: #10244

Category grades

Amenities F Commute F Cost of living B- 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: Volo, 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

+0.0% since first listed

13 events — show timeline

• 2026-04-25 Pending — MRED as Distributed by MLS Grid
• 2020-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2019-10-23 Price Changed — MRED as Distributed by MLS Grid
• 2019-08-30 Price Changed — MRED as Distributed by MLS Grid
• 2019-08-14 Relisted — MRED as Distributed by MLS Grid
• 2019-08-07 Contingent — MRED as Distributed by MLS Grid
• 2019-07-18 Listed — MRED as Distributed by MLS Grid
• 2016-12-30 Sold (Public Records) $138,500 Public Records
• 2016-12-28 Sold (MLS) $138,500 MRED as Distributed by MLS Grid
• 2016-11-11 Pending — MRED as Distributed by MLS Grid
• 2016-08-11 Listed $138,500 MRED as Distributed by MLS Grid
• 2016-08-11 Listing Removed — MRED as Distributed by MLS Grid
• 2016-07-05 Listed — MRED as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2024): $6,639 · -0.8% YoY. Source: county tax records.