5301 Pistakee Dr · Pistakee Highlands, IL 60051

$344,700

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 6 Days on market

Built 1960 0.28 ac lot Est $255k · 35% over

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Step into your next home! This home features 3 bedrooms, 1 bathroom, all hardwood floors for easy maintenance. The home brings natural lighting and has a great backyard for entertaining! Home being sold AS IS.

Key facts

• Quartz countertops
• Updated kitchen
• New lvp flooring

Tags

• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• WHITE SHAKER-STYLE CABINETS
• STAINLESS STEEL APPLIANCES
• NEW LVP FLOORING
• REFINISHED HARDWOOD FLOORS

Property features AI

Finance

• Other: Ownership is fee simple; Property not currently leased; School bus service available
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned); Asphalt driveway; Total 2 parking spaces, 2 garage spaces
• Utilities: Public water; Septic tank sewer; Electric with circuit breakers
• Home design: Detached single-family home; One-story
• Construction: Vinyl siding exterior; Asphalt roof; Concrete perimeter foundation; Built approximately 61–70 years ago; Rehab completed in 2026
• Exterior features: Fenced yard; Mature trees; Street paved

Interior

• Kitchen: Updated kitchen with solid surface counters; Eating area / table space; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Hardwood flooring in most living areas and bedrooms; Luxury vinyl in the kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Kitchen/dining combo; Full attic; Crawl space basement; Some photos virtually staged
• Laundry & utility: Main-level laundry located in the kitchen; Sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $345k).

Location & tenants

• Location reads 65/100 on livability (#603 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Johnsburg CUSD 12 (suburban): math 22% / reading 21% proficiency, ranked #321 of 620 in IL (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Johnsburg Elementary School (math 19% / reading 10%, grade F, #1,278 of 2,056 statewide, top 65%, 366 students, 0% FRL); Johnsburg Jr High School (math 23% / reading 26%, grade F, #332 of 665 statewide, top 55%, 344 students, 0% FRL); Johnsburg High School (math 27% / reading 32%, grade F, #187 of 693 statewide, top 30%, 560 students, 0% FRL) — zoned schools average 0% FRL vs 19% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 152 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,595 units permitted in McHenry County in 2024 (485 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $34k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $97k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 7y 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 $205k; list at $345k implies a 68% gain — meaningful room to come down on a strong offer.

Recommended offer $344,700

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 1.35% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.23%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $255,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5301 Pistakee Dr	0.00mi	3/1.0	1,008 (0%)	3mo	$205,000	$203	97
5108 N West St	0.20mi	3/2.0	1,034 (+3%)	11mo	$330,000	$319	73
5406 Memory Trl	0.21mi	2/1.0 (-1)	924 (-8%)	6mo	$235,000	$254	66
5703 N Woodland Dr	0.43mi	4/2.0 (+1)	980 (-3%)	1mo	$300,500	$307	66
5703 Fox Lake Rd	0.49mi	2/1.0 (-1)	960 (-5%)	4mo	$223,000	$232	60
5305 N Highland Dr	0.36mi	3/1.5	1,104 (+10%)	11mo	$269,900	$244	57
1007 Oeffling Dr	0.62mi	2/1.0 (-1)	1,040 (+3%)	5mo	$305,000	$293	56
5502 Thelen Ave	0.49mi	3/2.0	1,058 (+5%)	11mo	$265,000	$250	56
1007 W Florence St	0.43mi	2/1.0 (-1)	908 (-10%)	10mo	$230,000	$253	50
5902 Fox Lake Rd	0.67mi	2/1.0 (-1)	1,048 (+4%)	9mo	$250,000	$239	49
4712 Gregory St	0.68mi	2/1.0 (-1)	912 (-10%)	8mo	$235,000	$258	41
5215 N Pleasant View Dr	0.66mi	2/1.0 (-1)	1,128 (+12%)	9mo	$265,000	$235	37

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: 36.3%
• Equity multiple: 3.81×
• Total profit: $270,917
• Equity at exit: $310,533

10-year hold

• IRR: 31.3%
• Equity multiple: 8.59×
• Total profit: $732,556
• Equity at exit: $669,676

Cash invested: $96,516 (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: 6.2×

Monthly cashflow live

• Estimated rent: $4,646 medium
• Mortgage (P&I): −$1,808
• Tax from tax record: −$414 /mo · $4,970/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$976
• Net cashflow: $1,305

Break-even live

Break-even rent $2,994

Max offer price $344,700

Occupancy floor 67%

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: $86,175
• Closing costs: $10,341
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Waverly St Unit 1244943P Spring Grove, IL	3.0	1.0	742	$8,714	$11.74	44d	1	1.05mi
6 N Pistakee Lake Rd Fox Lake, IL	2.0	1.0	1500	$1,750	$1.17	1d	1	1.39mi
22 W Grand Ave Fox Lake, IL	2.0	1.0	730	$1,700	$2.33	44d	1	1.46mi

Listing history 6 events

1. 2026-06-18
   days on market $344,700 Active 6 DOM
2. 2026-06-17
   days on market $344,700 Active 5 DOM
3. 2026-06-16
   days on market $344,700 Active 4 DOM
4. 2026-06-15
   days on market $344,700 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $344,700 Active 1 DOM

ⓘ 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: $4,970 · $414/mo
• Projected year-2 tax: $6,397 · $533/mo
• Expected delta: +$1,427/yr (+$119/mo · 28.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,756
• − Mortgage interest: −$19,309
• − Property taxes: −$4,970
• − Insurance: −$1,724
• − Repairs & maintenance: −$4,460
• − Management: −$4,460
• − Depreciation: −$10,028
• Taxable income: $10,805
• Est. tax owed @ 24.0%: −$2,593
• After-tax cash flow: $13,068/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: Johnsburg CUSD 12
• NCES district ID: 1720490
• Math proficiency: 22% ▼ -18.00%
• Reading proficiency: 21% ▼ -18.00%
• Median HH income: $79,626
• Composite: 22.0/100
• National rank: #8206
• State rank: #321 of 620 in IL

Livability — Pistakee Highlands

• Score: 65/100
• State rank: #603
• US rank: #12471

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pistakee Highlands, 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

Price history

+580.4% since first listed

39 events — show timeline

• 2026-06-12 Listed $344,700 MRED as Distributed by MLS Grid
• 2026-03-09 Sold (MLS) $205,000 MRED as Distributed by MLS Grid
• 2026-01-16 Contingent — MRED as Distributed by MLS Grid
• 2026-01-14 Listed $224,000 MRED as Distributed by MLS Grid
• 2020-11-17 Sold (Public Records) $140,000 Public Records
• 2020-11-03 Sold (MLS) $140,000 MRED as Distributed by MLS Grid
• 2020-09-21 Pending — MRED as Distributed by MLS Grid
• 2020-09-01 Listed $145,900 MRED as Distributed by MLS Grid
• 2020-08-27 Pending — MRED as Distributed by MLS Grid
• 2020-08-25 Listing Removed — MRED as Distributed by MLS Grid
• 2020-08-24 Relisted — MRED as Distributed by MLS Grid
• 2020-08-18 Pending — MRED as Distributed by MLS Grid
• 2020-08-14 Price Changed — MRED as Distributed by MLS Grid
• 2020-07-23 Relisted — MRED as Distributed by MLS Grid
• 2020-07-15 Pending — MRED as Distributed by MLS Grid
• 2020-07-14 Listing Removed — MRED as Distributed by MLS Grid
• 2020-07-14 Listed — MRED as Distributed by MLS Grid
• 2020-07-02 Relisted — MRED as Distributed by MLS Grid
• 2020-06-29 Pending — MRED as Distributed by MLS Grid
• 2020-06-24 Price Changed — MRED as Distributed by MLS Grid
• 2020-05-27 Listed — MRED as Distributed by MLS Grid
• 2019-12-13 Sold (MLS) $80,000 MRED as Distributed by MLS Grid
• 2019-11-09 Pending — MRED as Distributed by MLS Grid
• 2019-11-05 Relisted — MRED as Distributed by MLS Grid
• 2019-10-24 Pending — MRED as Distributed by MLS Grid
• 2019-10-11 Relisted — MRED as Distributed by MLS Grid
• 2019-10-09 Pending — MRED as Distributed by MLS Grid
• 2019-10-02 Listed $84,000 MRED as Distributed by MLS Grid
• 2019-09-20 Listing Removed — MRED as Distributed by MLS Grid
• 2019-09-18 Relisted — MRED as Distributed by MLS Grid
• 2019-09-07 Pending — MRED as Distributed by MLS Grid
• 2019-08-30 Relisted — MRED as Distributed by MLS Grid
• 2019-08-16 Pending — MRED as Distributed by MLS Grid
• 2019-08-05 Price Changed — MRED as Distributed by MLS Grid
• 2019-07-16 Relisted — MRED as Distributed by MLS Grid
• 2019-07-11 Contingent — MRED as Distributed by MLS Grid
• 2019-06-27 Price Changed — MRED as Distributed by MLS Grid
• 2019-05-29 Listed — MRED as Distributed by MLS Grid
• 1989-08-01 Sold (Public Records) $50,660 Public Records

Property tax history

+3.0%/yr

Latest (2024): $4,970 · +26.1% YoY. Source: county tax records.