641 Bridle Ct #641 · Lakemoor, IL 60051

$260,000

2 bd · 1.5 ba · 1,526 sqft · Townhouse · 13 Days on market

Built 2004 Est $247k · 5% over $247/mo HOA · 12% 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).

• Appreciation +10.0/10.0
• Cash flow +7.0/30.0
• ARV discount +5.2/15.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0

Listing remarks

Fantastic opportunity to own this two-story townhome with an over-sized, 2 car attached garage. This end unit with a premium location backing to a nature preserve was originally one of the model homes for the builder. Be impressed with the soaring ceilings and numerous windows in the living room as soon as you step into the foyer. Enjoy the cozy fireplace adjacent to the eating area and kitchen. This nice open combination of rooms overlooks the nature preserve and has access to the secluded patio and yard space. There is a powder room on the main floor for convenience. Both bedrooms are upstairs along with the full bath. The primary bedroom is generously sized with ample closet space and at

Key facts

• $247 HOA
• 2 garage spots
• Built 2004

Property features AI

Finance

• Other: Part of a building with four units; Living area is estimated
• HOA & community: Monthly association fee of $247; Association covers parking, insurance, exterior maintenance, lawn care, and snow removal; Pets allowed (cats and dogs) with limits

Exterior

• Parking: Attached garage with two garage spaces and garage door opener; Asphalt parking; Garage owned
• Utilities: Shared well water; Public sewer
• Home design: Attached single, townhouse — 2 story end unit; Entry level on level 1; Model: HICKORY; Fee simple ownership; School bus service available
• Construction: Built approximately 21–25 years ago; Asphalt roof; Concrete perimeter foundation
• Exterior features: Patio; Common grounds

Interior

• Kitchen: Kitchen with eating area / breakfast bar (9 x 7)
• Bedrooms: Master bedroom on second level (14 x 13), full bath attached; Second bedroom on second level (11 x 10)
• Flooring: Carpet in living room, dining room, master bedroom, and second bedroom; Vinyl flooring in kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Five total rooms; One fireplace in the living room
• Laundry & utility: Main level laundry with washer hookup (in-unit)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $-383 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (19.2% below list).
• Recommended offer: $205k (21.3% below list) — sets the bar for cash-flow.

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: schools F, amenities F, commute F.
• Mchenry Chsd 156 (suburban): math 27% / reading 30% proficiency, ranked #244 of 620 in IL (top 39%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 152 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 1,595 units permitted in McHenry County in 2024 (485 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• McHenry County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $204,519 (21.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.32%
• DSCR: 0.72
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $247,212
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Bakers Dr W	0.13mi	2/1.5	1,526 (0%)	2mo	$265,000	$174	92
667 Morris Ct #667	0.05mi	2/1.5	1,456 (-5%)	9mo	$243,000	$167	83
723 Morris Ct	0.13mi	3/1.5 (+1)	1,556 (+2%)	8mo	$249,000	$160	79
712 Morris Ct	0.12mi	3/2.5 (+1)	1,574 (+3%)	2mo	$255,000	$162	78
614 Arbor Cir	0.14mi	2/1.5	1,456 (-5%)	10mo	$232,000	$159	78
28801 Sawmill Ln	0.29mi	2/2.5	1,500 (-2%)	3mo	$295,000	$197	77
32481 Bakers Dr #32481	0.23mi	3/2.5 (+1)	1,578 (+3%)	1mo	$292,000	$185	74
634 Arbor Cir #634	0.15mi	2/2.0	1,678 (+10%)	1mo	$250,000	$149	73
585 Bridle Ct #585	0.05mi	3/2.0 (+1)	1,678 (+10%)	2mo	$252,500	$150	72
28912 Sawmill Ln	0.20mi	2/1.5	1,433 (-6%)	10mo	$276,001	$193	72
628 Arbor Cir	0.15mi	2/2.0	1,678 (+10%)	10mo	$235,000	$140	66
610 Wildwood Ln #8066	0.27mi	3/2.0 (+1)	1,678 (+10%)	8mo	$242,000	$144	58

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: 19.8%
• Equity multiple: 2.61×
• Total profit: $117,366
• Equity at exit: $234,229

10-year hold

• IRR: 18.2%
• Equity multiple: 6.02×
• Total profit: $365,193
• Equity at exit: $505,123

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 60051

• Home prices YoY: 4.9%
• Active inventory: 152
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,102 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$247
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-383

Break-even live

Break-even rent $2,587

Max offer price $204,519

Occupancy floor —

Sensitivity live

Price	-10% $-204	-5% $-294	+0% $-383	+5% $-473	+10% $-563
Rent	-10% $-549	-5% $-466	+0% $-383	+5% $-300	+10% $-217
Rate	-1.0pp $-252	-0.5pp $-317	base $-383	+0.5pp $-451	+1.0pp $-519

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
241 S Highland Dr Lakemoor, IL	3.0	1.0	1125	$1,750	$1.56	15d	1	0.84mi
450 Sullivan Lake Blvd Lakemoor, IL	1.0–2.0	1.0–2.5	1009	$2,300	$2.28	0d	17	0.96mi
32415 N Mackinac Ln #1 McHenry, IL	2.0	2.5	1416	$2,295	$1.62	11d	1	1.04mi

HOA detail

• Monthly dues: $247 · $2,964/yr

Listing history 10 events

1. 2026-06-18
   days on market $260,000 Coming Soon 13 DOM
2. 2026-06-17
   days on market $260,000 Coming Soon 12 DOM
3. 2026-06-16
   days on market $260,000 Coming Soon 11 DOM
4. 2026-06-15
   days on market $260,000 Coming Soon 10 DOM
5. 2026-06-13
   days on market $260,000 Coming Soon 8 DOM
6. 2026-06-13
   days on market $260,000 Coming Soon 7 DOM
7. 2026-06-09
   days on market $260,000 Coming Soon 4 DOM
8. 2026-06-08
   days on market $260,000 Coming Soon 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $260,000 Coming Soon 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,221
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − HOA: −$2,964
• − Depreciation: −$7,564
• Taxable loss: −$9,106
• Est. tax savings @ 24.0%: +$2,185
• After-tax cash flow: $-2,416/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: Mchenry Chsd 156
• NCES district ID: 1725320
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $66,681
• Composite: 26.55/100
• National rank: #7188
• State rank: #244 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 (McHenry County) Hauer SSP2

• Today (2025): 305,342 people
• By 2030: 301,491 · -1.3%
• By 2040: 288,211 · -5.6%
• By 2050: 268,430 · -12.1%
• By 2075: 226,209 · -25.9%
• By 2100: 181,247 · -40.6%

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 · McHenry

• 2024 margin: Lean R (+5.3) · D 46.6% · R 51.9% · Other 1.5%
• 2008→2024 swing: -10.6pp toward R · 2008: 5.3pp · 2024: -5.3pp
• All cycles: 2024: R+5.3 2020: R+2.5 2016: R+8.1 2012: R+8.8 2008: D+5.3

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