7 Oak Creek Dr #3703 · Buffalo Grove, IL 60089

$215,900

2 bd · 2.0 ba · 1,300 sqft · Condo public records · 8 Days on market

Built 1979

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Why this score? — see what drove the C- 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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.8/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new home! This spacious 2-bedroom, 2-bath condo sits proudly on the top floor, ensuring peace and quiet with no neighbors above. Imagine the ease of walking to the nearby restaurants, grocery store, or park - everything you need is just steps away. On-site, enjoy a big playground and a sparkling pool for sunny afternoons. It's the perfect blend of comfort, convenience, and community.

Key facts

• Big playground
• Top floor
• Grocery store

Tags

• TOP FLOOR
• NEARBY RESTAURANTS
• GROCERY STORE
• BIG PLAYGROUND

Property features AI

Finance

• Other: Parcel number: 03043000281173; Directions: Near Dundee Rd and Buffalo Grove Rd intersection
• HOA & community: Monthly association fee $546; Association fee covers heat, water, gas, parking, insurance, pool, lawn care, garbage (scavenger), and snow removal; Community amenities include coin laundry and storage; Pets not allowed

Exterior

• Parking: Two parking spaces; Parking included in association
• Security: Security door locks
• Utilities: Lake Michigan water; Public sewer
• Home design: Attached single condo; Entry level: 3rd floor; Condo ownership
• Construction: Brick construction; Estimated living area; Built approximately 41–50 years ago; Not rebuilt or rehabbed; Not built before 1978
• Exterior features: Common lot/grounds; Pool; Park; Lawn care and snow removal provided

Interior

• Kitchen: Kitchen on main level (16 x 8)
• Bedrooms: Master bedroom on main level (16 x 14); Second bedroom on main level (12 x 14); Two additional bedrooms
• Flooring: Wood laminate flooring in living room
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; School bus service available
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $216k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $216k).
• Cap rate 7.7% vs local median 3.3% in Buffalo Grove — 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 77/100 on livability (#163 in IL, #3,025 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities C-, health & safety C-, commute F.
• 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: Buffalo Grove High School (math 46% / reading 44%, grade D-, #59 of 693 statewide, top 9%, 1,959 students, 0% FRL).
• Market conditions: Rents rising (+3.3%/yr); 100 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts 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 $129k; list at $216k implies a 67% gain — meaningful room to come down on a strong offer.

Recommended offer $215,900

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.27% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-18,208
• Equity at exit: $32,191

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $7,804
• Equity at exit: $18,667

Cash invested: $60,452 (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 60089

• Rents YoY: 3.3%
• Active inventory: 100
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,327 high
• Mortgage (P&I): −$1,132
• Tax from tax record: −$364 /mo · $4,367/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $252

Break-even live

Break-even rent $2,008

Max offer price $215,900

Occupancy floor 84%

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: $53,975
• Closing costs: $6,477
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Oak Creek Dr #1213 Buffalo Grove, IL	2.0	2.0	1150	$2,300	$2.00	1d	1	0.08mi
1533 Baldwin Ct Wheeling, IL	1.0–2.0	1.0–1.5	850	$2,565	$3.02	1d	16	0.44mi
621 Hapsfield Ln #202 Buffalo Grove, IL	2.0	2.0	1000	$1,850	$1.85	12d	1	0.49mi
621 Hapsfield Ln #202 Buffalo Grove, IL	2.0	2.0	1000	$1,850	$1.85	5d	1	0.49mi
851 Miller Ln #208 Buffalo Grove, IL	2.0	2.0	1150	$1,850	$1.61	1d	1	0.79mi
70 Buffalo Grove Rd Buffalo Grove, IL	1.0–2.0	1.0–2.0	850	$1,950	$2.29	1d	18	0.80mi
1700 Hopi Trl Wheeling, IL	3.0	2.5	1500	$2,450	$1.63	1d	1	0.80mi
446 Irvine Ct Wheeling, IL	3.0	1.5	1700	$2,800	$1.65	24d	1	0.85mi
450 Manda Ln Wheeling, IL	1.0–2.0	1.0–2.0	806	$1,962	$2.43	1d	38	0.91mi
3400 N Old Arlington Heights Rd Unit 202 Arlington Heights, IL	2.0	2.0	1600	$2,800	$1.75	1d	1	0.96mi
3420 N Old Arlington Heights Rd #203 Arlington Heights, IL	2.0	2.0	1300	$2,600	$2.00	1d	1	0.97mi
3420 N Old Arlington Heights Rd Arlington Heights, IL	2.0	2.0	1650	$2,650	$1.61	20d	1	0.97mi
525 Commanche Trl Wheeling, IL	3.0	1.5	1335	$2,700	$2.02	1d	1	0.97mi
3420 N Old Arlington Heights Rd Unit 208 Arlington Heights, IL	2.0	2.0	1600	$2,750	$1.72	1d	1	0.97mi
1572 Teal Ln Wheeling, IL	1.0–2.0	1.0–2.0	900	$2,160	$2.40	1d	23	1.03mi
2734 N Buffalo Grove Rd Arlington Heights, IL	1.0–3.0	1.0–2.0	956	$2,342	$2.45	1d	10	1.06mi
1168 Middlebury Ln Unit A1 Wheeling, IL	3.0	2.0	1200	$2,700	$2.25	11d	1	1.07mi
1542 Heather Ct Unit A2 Wheeling, IL	3.0	2.0	1300	$2,400	$1.85	16d	1	1.15mi
576 Greystone Ln Unit C2 Wheeling, IL	2.0	1.0	1200	$2,400	$2.00	12d	1	1.15mi
255 N Buffalo Grove Rd Buffalo Grove, IL	2.0	2.0	1150	$1,675	$1.46	24d	1	1.15mi
1180 Northbury Ln Wheeling, IL	3.0	2.0	1305	$2,650	$2.03	1d	1	1.18mi
1182 Northbury Ln Unit D2 Wheeling, IL	2.0	2.0	1200	$2,095	$1.75	1d	1	1.18mi
1106 Wildberry Ct Unit B1 Wheeling, IL	2.0	2.0	1100	$2,500	$2.27	10d	1	1.18mi
1106 Wildberry Ct Unit B1 Wheeling, IL	2.0	2.0	1100	$2,350	$2.14	2d	1	1.18mi
313 W Happfield Dr Arlington Heights, IL	1.0–2.0	1.0–2.0	835	$2,277	$2.73	1d	18	1.21mi
614 Le Parc Cir Unit 22-2 Buffalo Grove, IL	2.0	1.0	1239	$2,200	$1.78	24d	1	1.29mi
733 Plum Tree Ct Unit C2 Wheeling, IL	2.0	1.0	1100	$2,150	$1.95	1d	1	1.32mi
272 Le Parc Cir Buffalo Grove, IL	3.0	2.5	1450	$3,200	$2.21	1d	1	1.32mi
939 S Fletcher Dr Wheeling, IL	3.0	2.0	920	$3,200	$3.48	1d	1	1.34mi
869 Trace Dr Apt 201 Buffalo Grove, IL	2.0	1.0	950	$2,100	$2.21	1d	1	1.35mi
362 Marion Ct Wheeling, IL	3.0	2.0	1108	$5,850	$5.28	1d	1	1.36mi
850 Corey Ln Wheeling, IL	1.0–2.0	1.0–1.5	900	$2,099	$2.33	1d	21	1.36mi
860 Trace Dr #8107 Buffalo Grove, IL	2.0	1.0	950	$2,100	$2.21	1d	1	1.37mi
250 McHenry Rd Wheeling, IL	1.0–3.0	1.0–2.0	1185	$3,140	$2.65	1d	33	1.43mi
1047 Auburn Ln Buffalo Grove, IL	2.0	1.0	960	$2,275	$2.37	24d	1	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-05-21
   status Pending
2. 2026-05-18
   status Active
3. 2026-05-13
   status Pending
4. 2026-05-08
   listed $215,900 Active
5. 2026-05-08
   historical
6. 2026-04-28
   listed Active
7. 2026-04-28
   historical
8. 2026-04-13
   listed Active
9. 2026-04-13
   historical
10. 2026-04-02
    listed Active
11. 2026-04-02
    historical
12. 2026-03-12
    listed Active
13. 2026-03-12
    historical
14. 2026-02-13
    price
15. 2026-02-09
    status Active
16. 2026-01-06
    historical Contingent - Continue to Show
17. 2025-12-09
    listed Active
18. 2025-12-09
    historical
19. 2025-11-25
    listed Active
20. 2002-02-27
    soldstatus $129,000
21. 1998-03-06
    soldstatus $78,000
22. 1993-09-10
    soldstatus $72,000
23. 1991-05-06
    soldstatus $60,000
24. 1983-07-12
    soldstatus $47,000

ⓘ 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: $4,367 · $364/mo
• Projected year-2 tax: $4,634 · $386/mo
• Expected delta: +$267/yr (+$22/mo · 6.1%)

ⓘ 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 ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,920
• − Mortgage interest: −$12,094
• − Property taxes: −$4,367
• − Insurance: −$1,080
• − Repairs & maintenance: −$2,234
• − Management: −$2,234
• − Depreciation: −$6,281
• Taxable loss: −$368
• Est. tax savings @ 24.0%: +$88
• After-tax cash flow: $3,112/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 — Buffalo Grove

• Score: 77/100
• State rank: #163
• US rank: #3025

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buffalo Grove, IL
• County: Lake County · 591,991 people
• City population: 42,872
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 42,872
• Household income: $129,401
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 478.0

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 0.57)
• Race & ethnicity: White 59% Asian 28% Hispanic / Latino 6% Black 4% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 7% Scotch-Irish 6% Subsaharan African 4%
• Foreign-born: 37% · South Korea, Canada, China
• Languages at home: 54% English-only · Russian/Polish/Slavic 14% Other Indo-European 9% Other Asian/Pacific 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: ▼ -287.35%
• Current HPI: 209.9751
• Rent YoY: ▲ 3.27%
• 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

+359.4% since first listed

24 events — show timeline

• 2026-05-21 Pending — MRED as Distributed by MLS Grid
• 2026-05-18 Relisted — MRED as Distributed by MLS Grid
• 2026-05-13 Pending — MRED as Distributed by MLS Grid
• 2026-05-08 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-08 Listed $215,900 MRED as Distributed by MLS Grid
• 2026-04-28 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-28 Listed — MRED as Distributed by MLS Grid
• 2026-04-13 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-13 Listed — MRED as Distributed by MLS Grid
• 2026-04-02 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-02 Listed — MRED as Distributed by MLS Grid
• 2026-03-12 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-12 Listed — MRED as Distributed by MLS Grid
• 2026-02-13 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-09 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Contingent — MRED as Distributed by MLS Grid
• 2025-12-09 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-09 Listed — MRED as Distributed by MLS Grid
• 2025-11-25 Listed — MRED as Distributed by MLS Grid
• 2002-02-27 Sold (Public Records) $129,000 Public Records
• 1998-03-06 Sold (Public Records) $78,000 Public Records
• 1993-09-10 Sold (Public Records) $72,000 Public Records
• 1991-05-06 Sold (Public Records) $60,000 Public Records
• 1983-07-12 Sold (Public Records) $47,000 Public Records

Property tax history

+2.9%/yr

Latest (2023): $4,367 · +3.9% YoY. Source: county tax records.