872 Cambridge Pl Unit 126D · Wheeling, IL 60090

$229,000

3 bd · 1.0 ba · 1,300 sqft · Condo · 60 Days on market

Built 1978 Good condition $315/mo HOA · 12% of rent ↓ 4% since listing

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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 +18.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +5.8/10.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Light Bright 3 bedroom Penthouse in Chelsea Cove. In-unit laundry. Attached Garage . Newer Furnace 2022. Assessment includes Water, Pool, Lawn Care, Snow Removal, Garbage and Exterior Maintenance. Excellent Location, Close to Shopping and Transportation. HOA allows rentals. Other area features are pool, playground & clubhouse Amenities include newer remodelled bathroom, newer refrigerator, ceramic tile floors and guest parking. Please leave card and use booties.

Key facts

• Newer furnace
• Attached garage
• In-unit laundry

Tags

• IN-UNIT LAUNDRY
• ATTACHED GARAGE
• NEWER FURNACE
• CLOSE TO SHOPPING
• CLOSE TO TRANSPORTATION

Property features AI

Finance

• Other: Four-unit building; Living area is estimated; Not currently being leased
• HOA & community: Monthly association fee of $315; Association fee covers water, insurance, pool, exterior maintenance, lawn care, scavenger, and snow removal; Association amenities include park and pool; Pets allowed (cats and dogs), maximum pet weight 30 lbs

Exterior

• Parking: Attached garage (1 garage space, 1 total parking space); Garage owned
• Utilities: Public water; Public sewer
• Home design: Attached single, penthouse condo; Condo ownership; Penthouse model
• Construction: Frame construction; Concrete perimeter foundation; Built approximately 41–50 years ago; Not built before 1978
• Exterior features: Common lot; Park and pool available through association

Interior

• Kitchen: Galley kitchen (13 x 8); Range; Refrigerator
• Bedrooms: Primary bedroom on second level (13 x 10); Bedroom (12 x 11) on second level; Bedroom (10 x 10) on second level
• Flooring: Carpet in living room
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; L-shaped dining area with kitchen/dining combo; Upper-level entry (Entry Level 2)
• Laundry & utility: In-unit laundry located on upper level (6 x 4); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $222k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.8% in Wheeling — 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 71/100 on livability (#335 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, health & safety 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 (+1.8%/yr); 63 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 38% of the median local income ($85k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Recommended offer $222,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 7.41%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.59×
• Total profit: $-26,562
• Equity at exit: $34,145

10-year hold

• IRR: -4.5%
• Equity multiple: 0.72×
• Total profit: $-17,913
• Equity at exit: $19,800

Cash invested: $64,120 (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 60090

• Rents YoY: 1.8%
• Active inventory: 63
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,673 high
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$315
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $214

Break-even live

Break-even rent $2,402

Max offer price $229,000

Occupancy floor 87%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 McHenry Rd Wheeling, IL	1.0–3.0	1.0–2.0	1185	$4,125	$3.48	1d	33	0.30mi
576 Greystone Ln Unit C2 Wheeling, IL	2.0	1.0	1200	$2,400	$2.00	12d	1	0.38mi
733 Plum Tree Ct Unit C2 Wheeling, IL	2.0	1.0	1100	$2,150	$1.95	1d	1	0.41mi
1106 Wildberry Ct Unit B1 Wheeling, IL	2.0	2.0	1100	$2,500	$2.27	10d	1	0.46mi
1106 Wildberry Ct Unit B1 Wheeling, IL	2.0	2.0	1100	$2,350	$2.14	2d	1	0.46mi
1168 Middlebury Ln Unit A1 Wheeling, IL	3.0	2.0	1200	$2,700	$2.25	11d	1	0.50mi
200 Hudson Ct Wheeling, IL	1.0–2.0	1.0–2.0	954	$2,665	$2.79	1d	11	0.53mi
450 Manda Ln Wheeling, IL	1.0–2.0	1.0–2.0	806	$1,962	$2.43	1d	38	0.56mi
1180 Northbury Ln Wheeling, IL	3.0	2.0	1305	$2,650	$2.03	1d	1	0.58mi
1182 Northbury Ln Unit D2 Wheeling, IL	2.0	2.0	1200	$2,095	$1.75	1d	1	0.59mi
272 Le Parc Cir Buffalo Grove, IL	3.0	2.5	1450	$3,200	$2.21	1d	1	0.64mi
24 Wheeling Rd Unit 111 Wheeling, IL	2.0	1.0	910	$1,900	$2.09	1d	1	0.67mi
614 Le Parc Cir Unit 22-2 Buffalo Grove, IL	2.0	1.0	1239	$2,200	$1.78	25d	1	0.67mi
500 W Dundee Rd Wheeling, IL	2.0	1.0–2.0	1013	$3,142	$3.10	1d	30	0.70mi
1128 Johnson Dr Unit 3521 Buffalo Grove, IL	2.0	2.0	975	$2,150	$2.21	22d	1	0.85mi
375 W Dundee Rd Wheeling, IL	3.0	1.0–2.0	1060	$3,543	$3.34	1d	20	0.90mi
1326 Inverrary Ln #1326 Deerfield, IL	3.0	1.0	992	$2,100	$2.12	21d	1	0.92mi
1216 Inverrary Ln #1216 Deerfield, IL	2.0	1.0	1100	$2,075	$1.89	25d	1	0.95mi
362 Marion Ct Wheeling, IL	3.0	2.0	1108	$5,850	$5.28	1d	1	0.98mi
746 Inverrary Ln Deerfield, IL	2.0	1.5	992	$2,500	$2.52	25d	1	0.99mi
408 Grouse Ln Deerfield, IL	3.0	2.5	1800	$3,500	$1.94	3d	1	1.00mi
1533 Baldwin Ct Wheeling, IL	1.0–2.0	1.0–1.5	850	$2,565	$3.02	1d	16	1.01mi
536 Inverrary Ln Deerfield, IL	2.0	1.5	1000	$2,450	$2.45	25d	1	1.04mi
707 Mallard Ln Unit 41-5 Deerfield, IL	2.0	2.5	1536	$3,000	$1.95	3d	1	1.05mi
544 Inverrary Ln Deerfield, IL	2.0	1.5	922	$2,650	$2.87	24d	1	1.05mi
409 Mallard Dr Deerfield, IL	4.0	2.5	1600	$3,300	$2.06	4d	1	1.05mi
939 S Fletcher Dr Wheeling, IL	3.0	2.0	920	$3,200	$3.48	1d	1	1.06mi
360 W Inverrary Ln Deerfield, IL	2.0	2.5	1090	$2,600	$2.39	25d	1	1.15mi
11 Marquette Pl Buffalo Grove, IL	3.0	2.0	1330	$2,950	$2.22	1d	1	1.16mi
1701 Johnson Dr Buffalo Grove, IL	1.0–2.0	1.0–2.0	795	$2,590	$3.26	2d	38	1.20mi
329 Redwing Dr Unit 329 Deerfield, IL	3.0	2.5	1689	$3,200	$1.89	1d	1	1.21mi
341 Redwing Dr Deerfield, IL	2.0	2.5	1386	$2,650	$1.91	5d	1	1.23mi
146 W Inverrary Ln Unit 146 Deerfield, IL	2.0	1.0	992	$2,349	$2.37	7d	1	1.25mi
146 W Inverrary Ln Unit 146 Deerfield, IL	2.0	1.0	992	$2,400	$2.42	25d	1	1.25mi
296 Tanager Ct Deerfield, IL	2.0	2.5	1597	$2,675	$1.68	13d	1	1.29mi
12 Oak Creek Dr #1213 Buffalo Grove, IL	2.0	2.0	1150	$2,300	$2.00	1d	1	1.32mi
20831 N Maple Ct Deerfield, IL	4.0	2.0	1700	$6,000	$3.53	13d	1	1.33mi
70 Buffalo Grove Rd Buffalo Grove, IL	1.0–2.0	1.0–2.0	850	$1,950	$2.29	1d	18	1.33mi
160 Arbor Ct Apt 158 Wheeling, IL	2.0	1.0	910	$1,700	$1.87	1d	1	1.37mi
446 Irvine Ct Wheeling, IL	3.0	1.5	1700	$2,800	$1.65	24d	1	1.40mi

HOA detail condo

• Monthly dues: $315 · $3,780/yr
• Likely covers: watertrashlandscapingsnow removalexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-15
   days on market $229,000 Active 60 DOM
2. 2026-06-13
   statusdays on market $229,000 Active 58 DOM
3. 2026-06-09
   days on market $229,000 Contingent - Continue to Show 54 DOM
4. 2026-06-08
   days on market $229,000 Contingent - Continue to Show 53 DOM
5. 2026-06-07
   days on market $229,000 Contingent - Continue to Show 52 DOM
6. 2026-06-04
   days on market $229,000 Contingent - Continue to Show 49 DOM
7. 2026-06-03
   days on market $229,000 Contingent - Continue to Show 48 DOM
8. 2026-06-02
   days on market $229,000 Contingent - Continue to Show 47 DOM
9. 2026-06-01
   days on market $229,000 Contingent - Continue to Show 46 DOM
10. 2026-05-31
    days on market $229,000 Contingent - Continue to Show 45 DOM
11. 2026-04-26
    historical Contingent - Continue to Show
12. 2026-04-21
    price $229,000
13. 2026-04-16
    listed $238,500 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,075
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,566
• − Management: −$2,566
• − HOA: −$3,780
• − Depreciation: −$6,662
• Taxable loss: −$906
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $2,786/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 · 6 photos

Good 75/100 Cosmetic rehab

This 3-bedroom penthouse in Chelsea Cove is in good condition with cosmetic updates needed. Fresh paint and updated countertops would significantly enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — Aesthetic update needed.
• Minor kitchen countertops — Update countertops for a fresh look.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint enhances curb appeal.
• Resale Replace countertops — Modern countertops improve functionality and aesthetics.
• Rental Replace carpet — Fresh carpet improves comfort and reduces maintenance costs.
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Aesthetic update needed.	Minor	$500–3,000
kitchen countertops · Update countertops for a fresh look.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint enhances curb appeal. ↑
• Resale Replace countertops — Modern countertops improve functionality and aesthetics. ↑
• Rental Replace carpet — Fresh carpet improves comfort and reduces maintenance costs. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑

ⓘ 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: 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 — Wheeling

• Score: 71/100
• State rank: #335
• US rank: #6685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wheeling, IL
• County: Cook County · 4,486,803 people
• City population: 38,298
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 38,298
• Household income: $85,355
• Rent vs Own: 37.5% rent · 62.5% own
• Severe rent burden: 1325.0

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 0.65)
• Race & ethnicity: White 47% Hispanic / Latino 32% Asian 16% Two or more races 9% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Romanian 6% Scotch-Irish 5% Subsaharan African 5%
• Foreign-born: 45% · Canada, South Korea, China
• Languages at home: 37% English-only · Spanish 29% Russian/Polish/Slavic 17% Other Indo-European 5%

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: ▼ -238.28%
• Current HPI: 209.9251
• Rent YoY: ▲ 1.75%
• 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

-4.0% since first listed

3 events — show timeline

• 2026-04-26 Contingent — MRED as Distributed by MLS Grid
• 2026-04-21 Price Changed $229,000 MRED as Distributed by MLS Grid
• 2026-04-16 Listed $238,500 MRED as Distributed by MLS Grid