54 Beacon Bay · Lakemoor, IL 60050

$149,900

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 42 Days on market

Built 2005 2,800 sqft lot Est $180k · 17% under $113/mo HOA · 5% of rent

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OVERLOOKING THE WATER!RANCH LIVING DBLE LOT.LR W/STONE FIREPLACE OPEN TO EAT IN KITCHEN~SKYLIGHT~MSTR BDRM W/LG MASTER BATH.THIS IS A FANNIE MAE HOMEPATH PROPERTY AVAILABLE FOR 5% DOWN! THIS PROPERTY IS APPROVED FOR HOMEPATH MORTGAGE FINANCING AND APPROVED FOR HOMEPATH RENOVATIONMORTGAGE FINANCING.UPT TO $500 SELLING AGENT BONUS MAY BE AVAILABLE ON THIS PROPERTY! ASK THE LISTING AGENT.ELIGIBILITY RESTRICTIONS APPLY.

Key facts

• Full bath
• Vaulted ceilings
• Fireplace

Tags

• PREMIUM LOCATION ON THE POND
• INTERIOR DOORS REPLACED
• NEW FRONT AND BACK STAIRS
• FIREPLACE
• VAULTED CEILINGS
• FULL BATH

Property features AI

Finance

• Other: Subdivision: Ports of Sullivan; Located in Lakemoor, Grant Township
• HOA & community: Annual association fee of $1,360; Association fee covers water, insurance, clubhouse, pool, scavenger service, snow removal, and other items

Exterior

• Parking: Three owned parking spaces
• Utilities: Shared well water; Holding tank sewer
• Home design: Detached single-family (manufactured); Fee simple ownership; Approximately 21–25 years old; Asphalt roof; Siding: aluminum, vinyl, and steel
• Construction: Built roughly 21–25 years ago; Aluminum, vinyl and steel siding; Asphalt roof
• Exterior features: Channel-front lot with water view; Lot dimensions approximately 70 x 40

Interior

• Kitchen: Kitchen with eating area/table space
• Bedrooms: Master bedroom (main level) with full bath; Two additional bedrooms (main level)
• Flooring: Carpet in living room
• Bathrooms: Two full bathrooms
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Six total rooms; One fireplace
• Laundry & utility: First-floor utility room; Separate laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 3.9% in Lakemoor — 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 72/100 on livability (#317 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A-; Watch: schools F, amenities F, commute 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.
• Market conditions: 109 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 948 units permitted in Lake County in 2024 (424 in 5+ unit buildings).
• This rent runs 30% of the median local income ($89k/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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $28k; list at $150k implies a 445% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.49% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.65%
• DSCR: 1.74
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $180,360
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Beacon Bay	0.00mi	3/2.0	1,080 (0%)	0mo	$139,900	$130	100
82 Sandbar	0.13mi	2/2.0 (-1)	1,120 (+4%)	6mo	$187,000	$167	78
29 Oyster Bay	0.06mi	3/2.0	1,115 (+3%)	17mo	$183,000	$164	78
235 Windward	0.28mi	3/2.0	1,000 (-7%)	20mo	$162,000	$162	57
281 Misty Rdg	0.23mi	3/2.0	920 (-15%)	15mo	$165,000	$179	52
28922 W Sullivan Lake Rd	0.49mi	2/1.0 (-1)	1,240 (+15%)	20mo	$567,500	$458	27

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $5,016
• Equity at exit: $22,351

10-year hold

• IRR: 12.7%
• Equity multiple: 2.02×
• Total profit: $42,660
• Equity at exit: $12,961

Cash invested: $41,972 (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 60050

• Active inventory: 109
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,233 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$220 /mo · $2,643/yr
• Insurance: −$62
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$113
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $457

Break-even live

Break-even rent $1,654

Max offer price $149,900

Occupancy floor 75%

Sensitivity live

Price	-10% $542	-5% $499	+0% $457	+5% $415	+10% $372
Rent	-10% $281	-5% $369	+0% $457	+5% $545	+10% $633
Rate	-1.0pp $532	-0.5pp $495	base $457	+0.5pp $418	+1.0pp $379

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32415 N Mackinac Ln #1 McHenry, IL	2.0	2.5	1416	$2,295	$1.62	11d	1	0.90mi
450 Sullivan Lake Blvd Lakemoor, IL	1.0–2.0	1.0–2.5	1009	$2,300	$2.28	0d	17	0.94mi
241 S Highland Dr Lakemoor, IL	3.0	1.0	1125	$1,750	$1.56	16d	1	1.41mi

HOA detail

• Monthly dues: $113 · $1,356/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-02
   status $149,900 Pending 42 DOM
2. 2026-06-01
   days on market $149,900 Active 42 DOM
3. 2026-05-31
   days on market $149,900 Active 41 DOM
4. 2026-04-20
   listed $149,900 Active
5. 2014-03-31
   soldstatus $27,500 Closed Sale 419-char remark

   Show marketing remark (419 chars)

   OVERLOOKING THE WATER!RANCH LIVING DBLE LOT.LR W/STONE FIREPLACE OPEN TO EAT IN KITCHEN~SKYLIGHT~MSTR BDRM W/LG MASTER BATH.THIS IS A FANNIE MAE HOMEPATH PROPERTY AVAILABLE FOR 5% DOWN! THIS PROPERTY IS APPROVED FOR HOMEPATH MORTGAGE FINANCING AND APPROVED FOR HOMEPATH RENOVATIONMORTGAGE FINANCING.UPT TO $500 SELLING AGENT BONUS MAY BE AVAILABLE ON THIS PROPERTY! ASK THE LISTING AGENT.ELIGIBILITY RESTRICTIONS APPLY.

6. 2014-03-01
   status Contingent (Do Not Show) 419-char remark

   Show marketing remark (419 chars)

   OVERLOOKING THE WATER!RANCH LIVING DBLE LOT.LR W/STONE FIREPLACE OPEN TO EAT IN KITCHEN~SKYLIGHT~MSTR BDRM W/LG MASTER BATH.THIS IS A FANNIE MAE HOMEPATH PROPERTY AVAILABLE FOR 5% DOWN! THIS PROPERTY IS APPROVED FOR HOMEPATH MORTGAGE FINANCING AND APPROVED FOR HOMEPATH RENOVATIONMORTGAGE FINANCING.UPT TO $500 SELLING AGENT BONUS MAY BE AVAILABLE ON THIS PROPERTY! ASK THE LISTING AGENT.ELIGIBILITY RESTRICTIONS APPLY.

7. 2014-02-21
   price $33,900 Price Change 419-char remark

   Show marketing remark (419 chars)

   OVERLOOKING THE WATER!RANCH LIVING DBLE LOT.LR W/STONE FIREPLACE OPEN TO EAT IN KITCHEN~SKYLIGHT~MSTR BDRM W/LG MASTER BATH.THIS IS A FANNIE MAE HOMEPATH PROPERTY AVAILABLE FOR 5% DOWN! THIS PROPERTY IS APPROVED FOR HOMEPATH MORTGAGE FINANCING AND APPROVED FOR HOMEPATH RENOVATIONMORTGAGE FINANCING.UPT TO $500 SELLING AGENT BONUS MAY BE AVAILABLE ON THIS PROPERTY! ASK THE LISTING AGENT.ELIGIBILITY RESTRICTIONS APPLY.

8. 2014-01-29
   listed $36,900 New 419-char remark

   Show marketing remark (419 chars)

   OVERLOOKING THE WATER!RANCH LIVING DBLE LOT.LR W/STONE FIREPLACE OPEN TO EAT IN KITCHEN~SKYLIGHT~MSTR BDRM W/LG MASTER BATH.THIS IS A FANNIE MAE HOMEPATH PROPERTY AVAILABLE FOR 5% DOWN! THIS PROPERTY IS APPROVED FOR HOMEPATH MORTGAGE FINANCING AND APPROVED FOR HOMEPATH RENOVATIONMORTGAGE FINANCING.UPT TO $500 SELLING AGENT BONUS MAY BE AVAILABLE ON THIS PROPERTY! ASK THE LISTING AGENT.ELIGIBILITY RESTRICTIONS APPLY.

9. 2014-01-29
   historical

   Show marketing remark (419 chars)

   OVERLOOKING THE WATER!RANCH LIVING DBLE LOT.LR W/STONE FIREPLACE OPEN TO EAT IN KITCHEN~SKYLIGHT~MSTR BDRM W/LG MASTER BATH.THIS IS A FANNIE MAE HOMEPATH PROPERTY AVAILABLE FOR 5% DOWN! THIS PROPERTY IS APPROVED FOR HOMEPATH MORTGAGE FINANCING AND APPROVED FOR HOMEPATH RENOVATIONMORTGAGE FINANCING.UPT TO $500 SELLING AGENT BONUS MAY BE AVAILABLE ON THIS PROPERTY! ASK THE LISTING AGENT.ELIGIBILITY RESTRICTIONS APPLY.

10. 2014-01-22
    price Price Change
11. 2013-12-23
    price Price Change
12. 2013-11-22
    listed New
13. 2013-10-07
    soldstatus $137,387
14. 2006-05-31
    soldstatus $47,500
15. 1999-07-23
    soldstatus $19,000
16. 1997-11-24
    soldstatus $2,000
17. 1996-10-24
    soldstatus $12,000

ⓘ 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: $2,643 · $220/mo
• Projected year-2 tax: $3,023 · $252/mo
• Expected delta: +$380/yr (+$32/mo · 14.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,795
• − Mortgage interest: −$8,397
• − Property taxes: −$2,643
• − Insurance: −$2,252
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − HOA: −$1,356
• − Depreciation: −$4,361
• Taxable income: $3,499
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $4,644/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 — Lakemoor

• Score: 72/100
• State rank: #317
• US rank: #6294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakemoor, IL
• County: McHenry County · 204,279 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 31,781
• Household income: $88,812
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 570.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Romanian 12% Portuguese 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 10% Russian/Polish/Slavic 2% German/W. Germanic 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: ▼ -198.11%
• Current HPI: 207.8921
• 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

+1149.2% since first listed

14 events — show timeline

• 2026-04-20 Listed $149,900 MRED as Distributed by MLS Grid
• 2014-03-31 Sold (MLS) $27,500 MRED as Distributed by MLS Grid
• 2014-03-01 Pending — MRED as Distributed by MLS Grid
• 2014-02-21 Price Changed $33,900 MRED as Distributed by MLS Grid
• 2014-01-29 Listed $36,900 MRED as Distributed by MLS Grid
• 2014-01-29 Listing Removed — MRED as Distributed by MLS Grid
• 2014-01-22 Price Changed — MRED as Distributed by MLS Grid
• 2013-12-23 Price Changed — MRED as Distributed by MLS Grid
• 2013-11-22 Listed — MRED as Distributed by MLS Grid
• 2013-10-07 Sold (Public Records) $137,387 Public Records
• 2006-05-31 Sold (Public Records) $47,500 Public Records
• 1999-07-23 Sold (Public Records) $19,000 Public Records
• 1997-11-24 Sold (Public Records) $2,000 Public Records
• 1996-10-24 Sold (Public Records) $12,000 Public Records

Property tax history

+3.7%/yr

Latest (2024): $2,643 · +15.2% YoY. Source: county tax records.