1739 N Windsor Dr · Arlington Heights, IL 60004

$370,000

4 bd · 2.5 ba · 1,768 sqft · Townhouse public records · 47 Days on market

Built 1966 3,795 sqft lot Est $394k · 6% under

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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 +13.3/30.0
• ARV discount +10.3/15.0
• Livability +4.1/5.0
• 1% rule +4.0/10.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 3 bedroom, 1.5 bath split level with a sub basement in a desirable Arlington Heights neighborhood, offering a perfect blend of comfort, style, and outdoor space that is hard to find. Step inside to discover a thoughtfully updated interior featuring with rich hardwood floors that flow throughout the main living areas and upstairs, creating a warm and inviting feel. The updated kitchen offers both style and functionality, making it an ideal space for everyday living and entertaining and opens nicely do you spacious Dining Room and Family Room. Upstairs, you'll find three well sized bedrooms with great natural light and a layout designed for convenience. The

Key facts

• Pergola
• Updated kitchen
• Fully fenced yard

Tags

• UPDATED KITCHEN
• FULLY FENCED YARD
• STAMPED CONCRETE PATIO
• PERGOLA
• FULL UNFINISHED BASEMENT
• LOCATION CLOSE TO PARKS

Property features AI

Finance

• Other: Two-unit building
• HOA & community: Master association fee not required; Pets allowed (cats and dogs permitted); Very large max pet weight allowed listed

Exterior

• Parking: Attached garage (garage owned) with garage door opener; Concrete driveway/parking
• Utilities: Water source: Lake Michigan; Public sewer; Electric service with circuit breakers
• Home design: Attached single (end unit) townhouse with 3+ stories; Entry level 1; Fee simple ownership; Built approximately 51–60 years ago; Not currently leased
• Construction: Vinyl siding and brick exterior; Asphalt roof; Concrete perimeter foundation; Built before 1978
• Exterior features: Patio; Fenced yard; School bus and commuter bus access, close to interstate

Interior

• Kitchen: Galley-style kitchen; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on second level (approx. 14 x 14); Second bedroom on second level (approx. 16 x 10); Third bedroom on second level (approx. 14 x 11)
• Flooring: Hardwood flooring in main living areas and bedrooms; Luxury vinyl flooring in dining room, family room, and kitchen
• Bathrooms: One full bathroom; One half bathroom; Double sink in bath
• Heating & cooling: Natural gas heating; Forced air; Radiant floor heating; Central air conditioning
• Interior features: Screens on windows; Unfinished partial basement; Seven total rooms
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $370k.

Deal economics

• At list price, monthly cash flow is $-1 ($-15/yr) — negative.
• To cash-flow at today's rent, offer at most $370k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $333k (9.9% below list).
• Recommended offer: $333k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.9% in Arlington Heights — 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 82/100 on livability (#60 in IL, #1,055 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: health & safety D+, amenities F, cost of living 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: Dwight D Eisenhower Elem School (354 students, 0% FRL); Macarthur Middle School (math 42% / reading 41%, grade F, #128 of 665 statewide, top 19%, 492 students, 0% FRL); John Hersey High School (math 56% / reading 63%, grade C+, #20 of 693 statewide, top 3%, 2,026 students, 0% FRL).
• Market conditions: Rents rising (+3.9%/yr); 87 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 31% of the median local income ($129k/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 $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($359k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $242k; list at $370k implies a 53% gain — meaningful room to come down on a strong offer.

Recommended offer $333,261 (9.9% 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. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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 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: 0.90% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $394,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1739 N Windsor Dr	0.00mi	3/1.5 (-1)	1,768 (0%)	0mo	$395,000	$223	91
1525 E Arbor Ln	0.16mi	4/2.5	1,736 (-2%)	1mo	$420,000	$242	89
1740 N Drury Ln	0.03mi	3/1.5 (-1)	1,768 (0%)	1mo	$310,000	$175	89
1519 E Arbor Ln	0.15mi	3/2.5 (-1)	1,742 (-2%)	7mo	$420,000	$241	80
1529 E Arbor Ln	0.16mi	3/2.5 (-1)	1,742 (-2%)	9mo	$385,000	$221	78
1612 N Windsor Dr	0.15mi	3/2.5 (-1)	1,660 (-6%)	4mo	$420,000	$253	74
1535 E Jane Ave	0.13mi	3/1.5 (-1)	1,768 (0%)	13mo	$260,000	$147	74
1554 N Windsor Dr #0	0.21mi	3/2.5 (-1)	1,640 (-7%)	2mo	$425,000	$259	72
1628 N Windsor Dr	0.12mi	3/2.5 (-1)	1,640 (-7%)	13mo	$420,101	$256	67
1739 N Wilshire Ave	0.10mi	4/2.5	2,009 (+14%)	16mo	$410,000	$204	59
1670 N Douglas Ct	0.53mi	3/2.0 (-1)	2,000 (+13%)	3mo	$386,000	$193	44
1671 N Belmont Ct	0.60mi	3/2.0 (-1)	1,978 (+12%)	11mo	$412,500	$209	36

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-57,027
• Equity at exit: $55,168

10-year hold

• IRR: -5.3%
• Equity multiple: 0.64×
• Total profit: $-37,217
• Equity at exit: $31,991

Cash invested: $103,600 (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 60004

• Rents YoY: 3.9%
• Active inventory: 87
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,333 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$539 /mo · $6,474/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$700
• Net cashflow: $-1

Break-even live

Break-even rent $3,334

Max offer price $369,785

Occupancy floor 95%

Sensitivity live

Price	-10% $208	-5% $104	+0% $-1	+5% $-106	+10% $-211
Rent	-10% $-264	-5% $-133	+0% $-1	+5% $130	+10% $262
Rate	-1.0pp $185	-0.5pp $93	base $-1	+0.5pp $-97	+1.0pp $-195

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 N Gibbons Ave Arlington Heights, IL	3.0	2.0	1600	$3,800	$2.38	6d	1	1.00mi
2734 N Buffalo Grove Rd Arlington Heights, IL	1.0–3.0	1.0–2.0	956	$2,882	$3.01	0d	11	1.24mi
1542 Heather Ct Unit A2 Wheeling, IL	3.0	2.0	1300	$2,400	$1.85	18d	1	1.33mi
408 N Windsor Dr Arlington Heights, IL	3.0	2.0	1484	$4,500	$3.03	26d	1	1.47mi

Listing history 13 events

1. 2026-06-10
   status $370,000 Pending 47 DOM
2. 2026-06-09
   days on market $370,000 Contingent - No Showings 47 DOM
3. 2026-06-08
   days on market $370,000 Contingent - No Showings 46 DOM
4. 2026-06-07
   days on market $370,000 Contingent - No Showings 45 DOM
5. 2026-06-04
   days on market $370,000 Contingent - No Showings 42 DOM
6. 2026-06-03
   days on market $370,000 Contingent - No Showings 41 DOM
7. 2026-06-02
   days on market $370,000 Contingent - No Showings 40 DOM
8. 2026-06-01
   days on market $370,000 Contingent - No Showings 39 DOM
9. 2026-05-31
   days on market $370,000 Contingent - No Showings 38 DOM
10. 2026-04-27
    historical Contingent - No Showings
11. 2026-04-23
    listed $370,000 Active
12. 2004-11-03
    soldstatus $242,000
13. 1985-04-01
    soldstatus $72,000

ⓘ 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: $6,474 · $539/mo
• Projected year-2 tax: $7,436 · $620/mo
• Expected delta: +$963/yr (+$80/mo · 14.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,991
• − Mortgage interest: −$20,726
• − Property taxes: −$6,474
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,199
• − Management: −$3,199
• − Depreciation: −$10,764
• Taxable loss: −$6,221
• Est. tax savings @ 24.0%: +$1,493
• After-tax cash flow: $1,478/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: 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 — Arlington Heights

• Score: 82/100
• State rank: #60
• US rank: #1055

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington Heights, IL
• County: Cook County · 4,486,803 people
• City population: 80,678
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 51,835
• Household income: $128,979
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 817.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 11% Asian 10% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Romanian 13% Portuguese 2% Italian 2%
• Foreign-born: 19% · Canada, South Korea, China
• Languages at home: 73% English-only · Russian/Polish/Slavic 8% Spanish 7% Other Indo-European 6%

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: ▼ -328.21%
• Current HPI: 209.4296
• Rent YoY: ▲ 3.86%
• 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

+413.9% since first listed

4 events — show timeline

• 2026-04-27 Contingent — MRED as Distributed by MLS Grid
• 2026-04-23 Listed $370,000 MRED as Distributed by MLS Grid
• 2004-11-03 Sold (Public Records) $242,000 Public Records
• 1985-04-01 Sold (Public Records) $72,000 Public Records

Property tax history

+4.4%/yr

Latest (2023): $6,474 · +5.2% YoY. Source: county tax records.