37259 N Fairview Ln · Fox Lake Hills, IL 60046

$270,000

3 bd · 1.0 ba · 1,585 sqft · SingleFamily public records · 12 Days on market

Built 1959 Est $296k · 9% under

---

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 +18.1/30.0
• ARV discount +11.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 2 bedroom, 1 and a half bath ranch in Lake Villa. New carpet and vinyl flooring throughout entire home. Large family room that opens to kitchen with room for a dining table and entertaining. Additional 2nd living space in the front of the house. Home has a large backyard and long driveway. Updates: HVAC, stove, dishwasher, washer and dryer all replaced in 2022. The roof was replaced in 2017. Home is being SOLD AS-IS.

Key facts

• Large family room
• Large backyard
• Long driveway

Tags

• LARGE FAMILY ROOM
• LARGE BACKYARD
• LONG DRIVEWAY

Property features AI

Finance

• Other: Ownership: Fee simple; Built before 1978
• HOA & community: No master association fee required

Exterior

• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Built 61–70 years ago; Vinyl siding and brick exterior
• Exterior features: Lot smaller than 0.25 acre; Lot dimensions approx. 0.2070 acres

Interior

• Kitchen: Kitchen on the main level (12 x 13)
• Bedrooms: Two bedrooms (both on the main level); Master bedroom on the main level (15 x 12); Second bedroom on the main level (11 x 11)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Five total rooms; One fireplace located in the family room
• Laundry & utility: Main-level laundry room (9 x 9)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Cap rate 7.4% vs local median 4.0% in Fox Lake Hills — 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 67/100 on livability (#489 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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: Gavin Central Elementary School (math 8% / reading 12%, grade F, #1,517 of 2,056 statewide, top 78%, 481 students, 0% FRL); Gavin South Middle School (math 18% / reading 17%, grade F, #450 of 665 statewide, top 69%, 297 students, 0% FRL); Grant Community High School (math 23% / reading 27%, grade F, #247 of 693 statewide, top 36%, 1,837 students, 0% FRL).
• Market conditions: 84 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $270,000

Questions for the listing agent

1. Built in 1959 — 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: 1.05% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $296,395
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37227 N Hillside Dr	0.18mi	3/2.0	1,624 (+2%)	3mo	$245,000	$151	81
37411 N Fairview Ln	0.15mi	3/2.0	1,548 (-2%)	6mo	$290,000	$187	80
37203 N Il Route 59	0.11mi	3/1.0	1,452 (-8%)	9mo	$270,000	$186	73
37072 Avon Dr N	0.21mi	3/2.0	1,500 (-5%)	15mo	$224,000	$149	65
37285 N Piper Ln	0.23mi	3/1.0	1,389 (-12%)	10mo	$260,000	$187	61
36849 N Eastmoor Ave	0.66mi	3/3.0	1,595 (+1%)	1mo	$442,500	$277	60
25462 W Arcade Dr S	0.20mi	3/1.0	1,354 (-15%)	8mo	$135,000	$100	60
25583 W Lakeview Ct	0.31mi	3/1.5	1,468 (-7%)	14mo	$319,000	$217	59
37440 N Lake Shore Dr	0.43mi	3/2.0	1,462 (-8%)	5mo	$265,000	$181	59
37255 N Lake Shore Dr	0.31mi	4/2.0 (+1)	1,796 (+13%)	8mo	$320,000	$178	47
37193 N Lake Shore Dr	0.32mi	4/2.0 (+1)	1,800 (+14%)	11mo	$353,000	$196	45
25744 W Lehmann Blvd	0.63mi	3/2.0	1,688 (+6%)	14mo	$735,000	$435	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.62×
• Total profit: $-28,416
• Equity at exit: $40,258

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-4,643
• Equity at exit: $23,345

Cash invested: $75,600 (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 60046

• Active inventory: 84
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,839 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$476 /mo · $5,710/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $239

Break-even live

Break-even rent $2,537

Max offer price $270,000

Occupancy floor 87%

Sensitivity live

Price	-10% $392	-5% $315	+0% $239	+5% $162	+10% $86
Rent	-10% $14	-5% $127	+0% $239	+5% $351	+10% $463
Rate	-1.0pp $375	-0.5pp $307	base $239	+0.5pp $169	+1.0pp $98

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25640 W Glade Dr Unit SFH Lake Villa, IL	3.0	2.0	1940	$2,900	$1.49	15d	1	0.57mi
25640 W Glade Dr Lake Villa, IL	3.0	2.0	1940	$2,700	$1.39	0d	1	0.57mi
25638 W Glade Dr Lake Villa, IL	3.0	2.0	1940	$2,900	$1.49	15d	1	0.57mi

Listing history 8 events

1. 2026-06-22
   days on market $270,000 Active 12 DOM
2. 2026-06-21
   days on market $270,000 Active 11 DOM
3. 2026-06-18
   days on market $270,000 Active 8 DOM
4. 2026-06-17
   days on market $270,000 Active 7 DOM
5. 2026-06-16
   days on market $270,000 Active 6 DOM
6. 2026-06-15
   days on market $270,000 Active 5 DOM
7. 2026-06-13
   remarks 437-char remark
8. 2026-06-13
   listed $270,000 Active 3 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: $5,710 · $476/mo
• Projected year-2 tax: $5,920 · $493/mo
• Expected delta: +$209/yr (+$17/mo · 3.7%)

ⓘ 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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,071
• − Mortgage interest: −$15,124
• − Property taxes: −$5,710
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,726
• − Management: −$2,726
• − Depreciation: −$7,855
• Taxable loss: −$1,419
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $3,206/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 — Fox Lake Hills

• Score: 67/100
• State rank: #489
• US rank: #10117

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fox Lake Hills, IL
• County: Lake County · 591,991 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 34,613
• Household income: $126,042
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 282.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 9% Asian 6% Black 4%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Romanian 13% Portuguese 2% Lithuanian 2%
• Foreign-born: 13% · Canada, South Korea, Vietnam
• Languages at home: 80% English-only · Spanish 11% Russian/Polish/Slavic 3% Other Asian/Pacific 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: ▼ -137.45%
• Current HPI: 202.1374
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-10 Listed $270,000 MRED as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2024): $5,710 · +5.1% YoY. Source: county tax records.