GREGORY Plan · Mundelein, IL 60060

$411,990

3 bd · 2.5 ba · 1,798 sqft · Townhouse · 17 Days on market

Good condition

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +7.1/10.0
• Livability +4.4/5.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• 1% rule +2.5/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Introducing the Gregory townhome plan at The Townes of Oak Creek. This captivating open floor plan includes 3 bedrooms, 2.5 baths, and a finished bonus room off of the garage area! This modern floor plan is flooded with natural light from the large windows, and shows off a spacious, open concept great room which leads out to an elongated deck. Designed with plenty of space to entertain family and friends, the chef's kitchen includes a large island with seating space, designer cabinetry, quartz countertops, and stainless steel appliances. The kitchen overlooks both the front dining room and back great room area. Retreat upstairs to the primary bedroom which includes a private en suite bathro

Key facts

• Large windows
• Spacious great room
• Finished bonus room

Tags

• FINISHED BONUS ROOM
• LARGE WINDOWS
• SPACIOUS GREAT ROOM
• ELONGATED DECK
• CHEF'S KITCHEN
• LARGE ISLAND

Property features AI

Finance

• Financial info: List price $411,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: GREGORY plan (new construction plan); Address: Mundelein, IL

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full baths and 1 half bath (2.5 total)
• Interior features: Living area approximately 1,798

🏗️ New construction. The $411,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $445,904.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $412k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-426 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $384k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $336k (18.4% below list).
• Recommended offer: $336k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.1% in Mundelein — 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 87/100 on livability (#12 in IL, #274 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F.
• Adlai E Stevenson Hsd 125 (suburban): math 72% / reading 73% proficiency, ranked #3 of 620 in IL (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Diamond Lake School (321 students, 0% FRL); West Oak Middle School (math 17% / reading 17%, grade F, #460 of 665 statewide, top 72%, 302 students, 0% FRL); Adlai E Stevenson High School (math 72% / reading 73%, grade B+, #7 of 693 statewide, top 1%, 4,489 students, 0% FRL).
• Zoned-school proficiency averages 45% at this address vs 72% district-wide (-28 pts) — the specific schools serving this property underperform the Adlai E Stevenson Hsd 125 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.7%/yr); 33 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 948 units permitted in Lake County in 2024 (424 in 5+ unit buildings).
• This rent runs 37% of the median local income ($110k/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 $3k of loan paydown is wiped out by about $13k 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

• It's been on market 17 days — a 2% lower offer ($406k) is reasonable based on typical stale-listing flexibility.

Recommended offer $336,135 (18.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.75% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.10%
• DSCR: 0.82
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $445,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2011 Sequoia Ave	0.05mi	3/2.5	1,773 (-1%)	0mo	$450,000	$254	95
549 Yosemite Way	0.12mi	3/2.5	1,798 (0%)	1mo	$448,990	$250	93
551 Yosemite Way	0.14mi	3/2.5	1,798 (0%)	2mo	$459,990	$256	92
559 Yosemite Way	0.15mi	3/2.5	1,798 (0%)	2mo	$450,990	$251	91
2170 Glacier St	0.14mi	3/2.5	1,752 (-3%)	2mo	$438,990	$251	88
1452 Lakeridge Ct	0.46mi	3/2.5	1,756 (-2%)	1mo	$355,000	$202	74
545 Yosemite Way	0.15mi	2/2.5 (-1)	1,630 (-9%)	1mo	$404,990	$248	72
555 Yosemite Way	0.15mi	2/2.5 (-1)	1,630 (-9%)	1mo	$398,490	$244	72
565 Yosemite Way	0.15mi	2/2.5 (-1)	1,630 (-9%)	2mo	$398,990	$245	70
575 Yosemite Way	0.16mi	2/2.5 (-1)	1,630 (-9%)	3mo	$398,990	$245	70
567 Yosemite Way	0.16mi	2/2.5 (-1)	1,630 (-9%)	3mo	$398,990	$245	70
1367 Orleans Dr	0.68mi	3/2.5	1,640 (-9%)	1mo	$355,000	$216	53

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 · 2.67% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.20×
• Total profit: $-100,454
• Equity at exit: $66,486

10-year hold

• IRR: -19.3%
• Equity multiple: -0.02×
• Total profit: $-126,746
• Equity at exit: $38,554

Cash invested: $124,853 (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 60060

• Rents YoY: 2.7%
• Active inventory: 33
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,361 high
• Mortgage (P&I): −$2,338
• Tax est. 1.5%: −$557 /mo · $6,689/yr
• Insurance: −$186
• HOA: −$0
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $-426

Break-even live

Break-even rent $3,901

Max offer price $384,250

Occupancy floor —

Sensitivity live

Price	-10% $-118	-5% $-272	+0% $-426	+5% $-580	+10% $-734
Rent	-10% $-692	-5% $-559	+0% $-426	+5% $-293	+10% $-161
Rate	-1.0pp $-202	-0.5pp $-313	base $-426	+0.5pp $-542	+1.0pp $-659

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: $111,476
• Closing costs: $13,377
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2141 Yellowstone Blvd Mundelein, IL	3.0	2.5	1798	$3,500	$1.95	26d	1	0.06mi
2227 Glacier St Mundelein, IL	3.0	2.5	1800	$3,500	$1.94	26d	1	0.07mi
2267 Glacier St Mundelein, IL	3.0	2.5	1752	$3,800	$2.17	2d	1	0.11mi
545 Yosemite Way Mundelein, IL	2.0	2.5	1630	$3,150	$1.93	7d	1	0.12mi
384 W Pointe Dr Vernon Hills, IL	3.0	2.5	1790	$3,500	$1.96	0d	1	0.45mi
409 Alpine Springs Dr Vernon Hills, IL	3.0	2.5	2352	$3,600	$1.53	14d	1	0.81mi
717 Keystone Ln Vernon Hills, IL	3.0	2.5	2352	$3,399	$1.45	26d	1	0.89mi
263 Aspen Pointe Rd Vernon Hills, IL	3.0	2.5	2087	$3,300	$1.58	26d	1	0.93mi
136 Brookwood Ct Vernon Hills, IL	2.0	1.5	1248	$2,400	$1.92	3d	1	1.00mi
136 Brookwood Ct Vernon Hills, IL	2.0	1.5	1248	$2,300	$1.84	0d	1	1.00mi
410 Ashwood Ct Unit 410 Vernon Hills, IL	2.0	1.5	1248	$2,300	$1.84	23d	1	1.16mi
36 Constitution Ct Vernon Hills, IL	3.0	2.5	1525	$3,000	$1.97	26d	1	1.29mi
10 Mayflower Rd Vernon Hills, IL	3.0	2.5	2000	$3,800	$1.90	0d	1	1.43mi
26821 N Oakdale Ln Mundelein, IL	3.0	2.0	1710	$3,800	$2.22	26d	1	1.47mi

Listing history 12 events

1. 2026-06-21
   days on market $411,990 Active 17 DOM
2. 2026-06-18
   days on market $411,990 Active 14 DOM
3. 2026-06-17
   days on market $411,990 Active 13 DOM
4. 2026-06-16
   days on market $411,990 Active 12 DOM
5. 2026-06-15
   days on market $411,990 Active 11 DOM
6. 2026-06-13
   days on market $411,990 Active 9 DOM
7. 2026-06-13
   days on market $411,990 Active 8 DOM
8. 2026-06-09
   days on market $411,990 Active 5 DOM
9. 2026-06-08
   days on market $411,990 Active 4 DOM
10. 2026-06-07
    days on market $411,990 Active 3 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $411,990 Active 1 DOM

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

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 ≥100°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: $40,336
• − Mortgage interest: −$24,978
• − Property taxes: −$6,689
• − Insurance: −$2,230
• − Repairs & maintenance: −$3,227
• − Management: −$3,227
• − Depreciation: −$12,972
• Taxable loss: −$12,985
• Est. tax savings @ 24.0%: +$3,116
• After-tax cash flow: $-1,997/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.

Condition & rehab AI · 3 photos

Good 75/100 Cosmetic rehab

This Gregory townhome presents as move-in ready with a good condition score and a modern floor plan. It offers a spacious layout with a chef's kitchen and 2.5 bathrooms. The property has a good curb appeal and minimal maintenance needs.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Resale Kitchen backsplash — A backsplash can add visual interest and functionality to the kitchen.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen backsplash — A backsplash can add visual interest and functionality to the kitchen. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Adlai E Stevenson Hsd 125
• NCES district ID: 1732580
• Math proficiency: 72% ▼ -4.00%
• Reading proficiency: 73% ▼ -2.00%
• Median HH income: $146,434
• Composite: 70.66/100
• National rank: #253
• State rank: #3 of 620 in IL

Livability — Mundelein

• Score: 87/100
• State rank: #12
• US rank: #274

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mundelein, IL
• County: Lake County · 591,991 people
• City population: 37,344
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 37,344
• Household income: $110,335
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 750.0

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 0.61)
• Race & ethnicity: White 50% Hispanic / Latino 35% Two or more races 14% Asian 10% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Romanian 6% Scotch-Irish 1% Subsaharan African 1%
• Foreign-born: 28% · Canada, China, South Korea
• Languages at home: 55% English-only · Spanish 29% Russian/Polish/Slavic 5% Other Indo-European 4%

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: ▼ -173.41%
• Current HPI: 201.0795
• Rent YoY: ▲ 2.67%
• 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