177 Windward · Lakemoor, IL 60051

$120,000

1 bd · 1.0 ba · 340 sqft · SingleFamily public records · 5 Days on market

Built 1992 8,015 sqft lot Est $84k · 43% over $58/mo HOA · 4% of rent

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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 +21.3/30.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +6.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Quaint and cozy best describe this one bedroom, one bath cottage located in the desirable Ports of Sullivan neighborhood! This property is on a double lot, the location makes it the ideal getaway home! Minutes from the Chain of lakes, close to the Fox River, you can utilize this cottage for summer and winter activities! The property has a nice floor plan, tons of windows, wooded lot! The home is unique and they do not come available often! Get inside today and take a look!

Key facts

• Manufactured home
• Newer roof
• Newer appliances

Tags

• MANUFACTURED HOME
• DOUBLE LOT
• NEWER ROOF
• NEWER SIDING
• NEWER APPLIANCES
• BACK PORCH

Property features AI

Finance

• Other: School bus service available; Located in the Ports of Sullivan subdivision
• HOA & community: Annual association fee of $700; Association covers water, clubhouse, pool, and scavenger service; Community amenities include clubhouse, park, pool, and tennis courts

Exterior

• Parking: Four parking spaces total; Driveway parking (dirt, gravel, owned)
• Utilities: Shared well water; Holding tank sewer; 100 amp electric service
• Home design: Detached single-family, manufactured home; Fee simple ownership with homeowners association; Age: 31–40 years; Asphalt roof; Vinyl siding
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: On golf course; Mature trees; Level lot; Lot dimensions approximately 100 x 80

Interior

• Kitchen: Range; Microwave; Refrigerator; Hardwood flooring in kitchen
• Bedrooms: Master bedroom (main level) with full bath; Additional bedrooms (2, 3, 4)
• Flooring: Laminate flooring in main living areas and bedrooms; Hardwood flooring in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Propane heat; Partial cooling with window unit(s)
• Interior features: Four total rooms; Kitchen/dining combo; CO detectors; Ceiling fan(s); Gas water heater; Electric fireplace in living room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.0% vs local median 3.9% in Lakemoor — 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 72/100 on livability (#317 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A-; Watch: amenities F, commute F.
• Grant Chsd 124 (suburban): math 23% / reading 27% proficiency, ranked #296 of 620 in IL (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Grant Community High School (math 23% / reading 27%, grade F, #247 of 693 statewide, top 36%, 1,837 students, 0% FRL).
• Market conditions: 152 active listings in the ZIP; 948 units permitted in Lake County in 2024 (424 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• Lake County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $18k; list at $120k implies a 549% gain — meaningful room to come down on a strong offer.

Recommended offer $120,000

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: 1.15% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $83,640
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Beacon Bay	0.36mi	1/1.0	350 (+3%)	19mo	$86,000	$246	62

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 3.28×
• Total profit: $76,571
• Equity at exit: $108,106

10-year hold

• IRR: 25.1%
• Equity multiple: 7.45×
• Total profit: $216,867
• Equity at exit: $233,134

Cash invested: $33,600 (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 60051

• Home prices YoY: 4.9%
• Active inventory: 152
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$174 /mo · $2,085/yr
• Insurance: −$50
• HOA: −$58
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $175

Break-even live

Break-even rent $1,153

Max offer price $120,000

Occupancy floor 82%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 18 events

1. 2026-05-19
   listed $120,000 Active
2. 2018-11-16
   soldstatus $18,500
3. 2018-10-29
   soldstatus $18,500 Closed Sale 477-char remark

   Show marketing remark (477 chars)

   Quaint and cozy best describe this one bedroom, one bath cottage located in the desirable Ports of Sullivan neighborhood! This property is on a double lot, the location makes it the ideal getaway home! Minutes from the Chain of lakes, close to the Fox River, you can utilize this cottage for summer and winter activities! The property has a nice floor plan, tons of windows, wooded lot! The home is unique and they do not come available often! Get inside today and take a look!

4. 2018-10-02
   status Pending 477-char remark

   Show marketing remark (477 chars)

   Quaint and cozy best describe this one bedroom, one bath cottage located in the desirable Ports of Sullivan neighborhood! This property is on a double lot, the location makes it the ideal getaway home! Minutes from the Chain of lakes, close to the Fox River, you can utilize this cottage for summer and winter activities! The property has a nice floor plan, tons of windows, wooded lot! The home is unique and they do not come available often! Get inside today and take a look!

5. 2018-08-23
   listed $24,900 New 477-char remark

   Show marketing remark (477 chars)

   Quaint and cozy best describe this one bedroom, one bath cottage located in the desirable Ports of Sullivan neighborhood! This property is on a double lot, the location makes it the ideal getaway home! Minutes from the Chain of lakes, close to the Fox River, you can utilize this cottage for summer and winter activities! The property has a nice floor plan, tons of windows, wooded lot! The home is unique and they do not come available often! Get inside today and take a look!

6. 2015-03-28
   status Pending
7. 2015-03-17
   historical
8. 2015-02-27
   price
9. 2014-12-27
   price
10. 2014-12-27
    status Reactivated
11. 2014-10-11
    status Pending
12. 2014-08-22
    historical Contingent
13. 2014-08-08
    listed New
14. 2007-11-06
    soldstatus $80,000
15. 2007-09-27
    historical
16. 2007-06-14
    listed
17. 2003-10-17
    soldstatus $55,000
18. 1996-03-25
    soldstatus $12,000

ⓘ 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: $2,085 · $174/mo
• Projected year-2 tax: $2,404 · $200/mo
• Expected delta: +$320/yr (+$27/mo · 15.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $16,497
• − Mortgage interest: −$6,722
• − Property taxes: −$2,085
• − Insurance: −$600
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − HOA: −$696
• − Depreciation: −$3,491
• Taxable income: $263
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $2,037/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: Grant Chsd 124
• NCES district ID: 1717340
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 27% ▼ -7.00%
• Median HH income: $59,450
• Composite: 22.95/100
• National rank: #7989
• State rank: #296 of 620 in IL

Livability — Lakemoor

• Score: 72/100
• State rank: #317
• US rank: #6294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakemoor, IL
• Population (ZIP): 23,931

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: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 12% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▲ 28.50%
• Current HPI: 612.07
• 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

+900.0% since first listed

18 events — show timeline

• 2026-05-19 Listed $120,000 MRED as Distributed by MLS Grid
• 2018-11-16 Sold (Public Records) $18,500 Public Records
• 2018-10-29 Sold (MLS) $18,500 MRED as Distributed by MLS Grid
• 2018-10-02 Pending — MRED as Distributed by MLS Grid
• 2018-08-23 Listed $24,900 MRED as Distributed by MLS Grid
• 2015-03-28 Pending — MRED as Distributed by MLS Grid
• 2015-03-17 Listing Removed — MRED as Distributed by MLS Grid
• 2015-02-27 Price Changed — MRED as Distributed by MLS Grid
• 2014-12-27 Relisted — MRED as Distributed by MLS Grid
• 2014-12-27 Price Changed — MRED as Distributed by MLS Grid
• 2014-10-11 Pending — MRED as Distributed by MLS Grid
• 2014-08-22 Contingent — MRED as Distributed by MLS Grid
• 2014-08-08 Listed — MRED as Distributed by MLS Grid
• 2007-11-06 Sold (Public Records) $80,000 Public Records
• 2007-09-27 Listing Removed — MRED as Distributed by MLS Grid
• 2007-06-14 Listed — MRED as Distributed by MLS Grid
• 2003-10-17 Sold (Public Records) $55,000 Public Records
• 1996-03-25 Sold (Public Records) $12,000 Public Records

Property tax history

+4.2%/yr

Latest (2024): $2,085 · +13.8% YoY. Source: county tax records.