128 SE Brandywine Dr · Candlewick Lake, IL 61065

$237,500

3 bd · 1.0 ba · 2,295 sqft · SingleFamily public records · 2 Days on market

Built 1995 10,454 sqft lot Est $275k · 14% under $144/mo HOA · 3% of rent

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +13.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Gorgeous and Ready for immediate occupancy. This beautiful home comes with over 1800 sq ft of finished space. Property comes with stainless steel appliances, newer roof, ceramic tiled lower level and freshly stained deck. Well manicured rear yard has a good size shed for storage. Looking at all offers for immediate consideration.

Key facts

• Gated community
• Boating
• Swimming pool

Tags

• GATED COMMUNITY
• PRIVATE LAKE ACCESS
• BOATING
• FISHING
• GOLF COURSE
• SWIMMING POOL

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $1,725 (about $143.75/month)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence (house); Residential property
• Construction: Below-grade finished area (basement) approximately 700
• Exterior features: Shingle roof; Full basement with sump pump; Approximately 0.24-acre lot

Interior

• Kitchen: Gas cooktop; Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Walk-in closet(s); Wood-burning fireplace (1)
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $238k).

Location & tenants

• Location reads 61/100 on livability (#891 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• North Boone CUSD 200 (rural): math 14% / reading 21% proficiency, ranked #440 of 620 in IL (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Manchester Elem School (math 27% / reading 22%, grade F, #850 of 2,056 statewide, top 45%, 143 students, 0% FRL); North Boone Middle School (math 15% / reading 24%, grade F, #425 of 665 statewide, top 65%, 242 students, 0% FRL); North Boone High School (math 12% / reading 22%, grade F, #430 of 693 statewide, top 66%, 517 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 39 active listings in the ZIP; 56 units permitted in Boone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $8k appreciation (3.2% local appreciation)).
• Boone County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $189k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $237,500

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.91% ✓
• Cap rate: 15.08%
• Cash-on-cash: 31.38%
• DSCR: 2.40
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $275,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 James Cir	0.18mi	3/2.0	2,192 (-4%)	6mo	$232,000	$106	75
204 Brandywine Dr	0.16mi	4/3.0 (+1)	2,290 (-0%)	6mo	$165,000	$72	74
204 SE King Henry Rd	0.52mi	3/2.0	2,300 (+0%)	7mo	$224,000	$97	66
110 Liverpool Dr SE	0.28mi	4/3.0 (+1)	2,316 (+1%)	8mo	$238,000	$103	65
103 SE Liverpool Dr	0.32mi	4/2.0 (+1)	2,338 (+2%)	10mo	$248,500	$106	64
218 Candlewick Dr	0.35mi	3/3.0	2,332 (+2%)	11mo	$423,250	$181	63
110 SE Brandywine Dr	0.12mi	3/3.0	2,044 (-11%)	7mo	$277,000	$136	63
303 Lamplighter Loop	0.40mi	3/2.5	2,220 (-3%)	11mo	$250,000	$113	61
2211 Candlewick Dr SE	0.34mi	4/3.0 (+1)	2,132 (-7%)	1mo	$260,500	$122	59
618 NE Candlewick Dr	0.60mi	3/2.5	2,248 (-2%)	11mo	$410,000	$182	54
109 Galleon Run Dr	0.46mi	3/2.5	2,019 (-12%)	4mo	$250,000	$124	49
221 Liverpool Dr SE	0.19mi	4/3.0 (+1)	1,992 (-13%)	10mo	$240,000	$120	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.6%
• Equity multiple: 3.14×
• Total profit: $142,416
• Equity at exit: $109,838

10-year hold

• IRR: 37.4%
• Equity multiple: 6.24×
• Total profit: $348,550
• Equity at exit: $171,681

Cash invested: $66,500 (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 61065

• Home prices YoY: 1.4%
• Active inventory: 39
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $4,527 medium
• Mortgage (P&I): −$1,245
• Tax from tax record: −$349 /mo · $4,191/yr
• Insurance: −$99
• HOA: −$144
• Vacancy / Maint / Mgmt: −$951
• Net cashflow: $1,739

Break-even live

Break-even rent $2,326

Max offer price $237,500

Occupancy floor 57%

Sensitivity live

Price	-10% $1,873	-5% $1,806	+0% $1,739	+5% $1,672	+10% $1,604
Rent	-10% $1,381	-5% $1,560	+0% $1,739	+5% $1,918	+10% $2,097
Rate	-1.0pp $1,859	-0.5pp $1,799	base $1,739	+0.5pp $1,677	+1.0pp $1,615

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: $59,375
• Closing costs: $7,125
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $144 · $1,728/yr

Listing history 5 events

1. 2026-05-21
   listed $237,500 Active
2. 2018-08-20
   soldstatus $189,000
3. 2018-08-06
   soldstatus $126,000 331-char remark

   Show marketing remark (331 chars)

   Gorgeous and Ready for immediate occupancy. This beautiful home comes with over 1800 sq ft of finished space. Property comes with stainless steel appliances, newer roof, ceramic tiled lower level and freshly stained deck. Well manicured rear yard has a good size shed for storage. Looking at all offers for immediate consideration.

4. 2018-06-25
   listed $124,700 331-char remark

   Show marketing remark (331 chars)

   Gorgeous and Ready for immediate occupancy. This beautiful home comes with over 1800 sq ft of finished space. Property comes with stainless steel appliances, newer roof, ceramic tiled lower level and freshly stained deck. Well manicured rear yard has a good size shed for storage. Looking at all offers for immediate consideration.

5. 2005-05-02
   soldstatus $150,000

ⓘ 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: $4,191 · $349/mo
• Projected year-2 tax: $4,791 · $399/mo
• Expected delta: +$600/yr (+$50/mo · 14.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 15 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: $54,328
• − Mortgage interest: −$13,304
• − Property taxes: −$4,191
• − Insurance: −$1,188
• − Repairs & maintenance: −$4,346
• − Management: −$4,346
• − HOA: −$1,728
• − Depreciation: −$6,909
• Taxable income: $18,316
• Est. tax owed @ 24.0%: −$4,396
• After-tax cash flow: $16,471/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: North Boone CUSD 200
• NCES district ID: 1728700
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $59,553
• Composite: 16.73/100
• National rank: #9163
• State rank: #440 of 620 in IL

Livability — Candlewick Lake

• Score: 61/100
• State rank: #891
• US rank: #17350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Candlewick Lake, IL
• Population (ZIP): 10,927

Population outlook (Boone County) Hauer SSP2

• Today (2025): 52,507 people
• By 2030: 51,509 · -1.9%
• By 2040: 48,611 · -7.4%
• By 2050: 44,363 · -15.5%
• By 2075: 33,262 · -36.7%
• By 2100: 21,495 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 4%
• Common ancestry: Romanian 10% Portuguese 3% Lithuanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 10% Russian/Polish/Slavic 4%

Political lean MEDSL · Boone

• 2024 margin: R (+14.5) · D 42.0% · R 56.5% · Other 1.6%
• 2008→2024 swing: -18.7pp toward R · 2008: 4.2pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+13.4 2016: R+14.6 2012: R+5.7 2008: D+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.23%
• Current HPI: 232.9144
• Rent YoY: —
• Metro: —
• 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

+58.3% since first listed

5 events — show timeline

• 2026-05-21 Listed $237,500 NWIAR
• 2018-08-20 Sold (Public Records) $189,000 Public Records
• 2018-08-06 Sold (MLS) $126,000 NWIAR
• 2018-06-25 Listed $124,700 NWIAR
• 2005-05-02 Sold (Public Records) $150,000 Public Records

Property tax history

+9.2%/yr

Latest (2024): $4,191 · -3.2% YoY. Source: county tax records.