901 Peter St · Island Lake, IL 60051

$345,000

3 bd · 2.5 ba · 1,340 sqft · SingleFamily public records · 3 Days on market

Built 2007 5,227 sqft lot Est $292k · 18% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.9/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to your private sanctuary near the Fox River! Lovingly cared for by its original owner, this meticulously maintained 3-bedroom, 2.5-bathroom single-family home offers the perfect blend of peace, privacy, and natural beauty. Tucked away off the beaten path in a quiet neighborhood teeming with local wildlife, and a river view. Inside, the cozy living space features a custom gas Stone fireplace for cozy winter nights. The master bedroom and bath are conveniently located on the main level. Step outside into your fully fenced backyard oasis, with vibrant low-maintenance perennial landscaping. The crown jewel of the yard is a charming shed featuring authentic beveled glass, perfect for a

Key facts

• River view
• Charming shed
• 5,227 sq ft lot

Tags

• RIVER VIEW
• CUSTOM GAS STONE FIREPLACE
• FULLY FENCED BACKYARD
• CHARMING SHED
• AUTHENTIC BEVELED GLASS

Property features AI

Finance

• Other: Parcel number on record
• HOA & community: No master association fee required; Paved streets

Exterior

• Parking: Attached garage (garage owned) with 2 garage spaces; Asphalt driveway; Garage door opener
• Security: CO detectors installed
• Utilities: Shared well water source; Septic tank sewage; Electric service with circuit breakers
• Home design: Detached single-family home; Three stories; Fee simple ownership; Approximately 1,686 total finished square feet; Age: 16–20 years; School bus service available
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation; Not rebuilt or rehabbed; not built before 1978
• Exterior features: Deck; Fenced yard; Mature trees on lot; Lot dimensions: 40 x 133 x 41 x 133

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Kitchen with blinds
• Bedrooms: 3 bedrooms total; Master bedroom on main level with full bath; Two additional bedrooms on second level (13 x 13 and 12 x 12) with blinds
• Flooring: Laminate flooring throughout main living areas; Wood laminate in living room, dining room, kitchen, and master bedroom; Carpet in secondary bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Dining combo (kitchen/dining); Screens and drapes on windows; Unfinished attic; One fireplace with gas log and attached doors/screens; Six total rooms
• Laundry & utility: Basement laundry room (4 x 15) with gas dryer hookup; Washer and dryer included; Water softener (owned); Humidifier; Sump pump; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-552 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (28.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (32.1% below list).
• Recommended offer: $234k (32.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#84 in IL, #1,369 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Wauconda CUSD 118 (suburban): math 22% / reading 29% proficiency, ranked #267 of 620 in IL (top 43%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cotton Creek School (math 17% / reading 27%, grade F, #940 of 2,056 statewide, top 49%, 576 students, 0% FRL); Matthews Middle School (math 16% / reading 26%, grade F, #405 of 665 statewide, top 61%, 510 students, 0% FRL); Wauconda High School (math 25% / reading 33%, grade F, #210 of 693 statewide, top 30%, 1,460 students, 0% FRL) — zoned schools average 0% FRL vs 25% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 152 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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.
• 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $234k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $234,125 (32.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.68% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.86%
• DSCR: 0.69
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $292,120
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4540 Vista Dr	0.35mi	3/1.0	1,200 (-10%)	5mo	$286,500	$239	56
1303 May St	0.54mi	3/2.0	1,350 (+1%)	24mo	$315,000	$233	52
4312 Riverside Dr	0.55mi	3/2.0	1,266 (-6%)	15mo	$365,000	$288	51
4712 Southhampton Dr	0.40mi	3/2.0	1,500 (+12%)	13mo	$315,000	$210	49
4708 Timberlane Rd	0.30mi	3/2.5	1,524 (+14%)	18mo	$510,000	$335	48
4125 Hale Ln	0.55mi	3/1.5	1,513 (+13%)	7mo	$330,000	$218	43
4120 Hale Ln	0.57mi	3/2.0	1,513 (+13%)	10mo	$325,000	$215	42
4108 Hale Ln	0.64mi	3/1.5	1,513 (+13%)	12mo	$330,000	$218	34
5103 Palm St	0.69mi	3/2.5	1,536 (+15%)	15mo	$329,500	$215	31

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: 19.4%
• Equity multiple: 2.58×
• Total profit: $152,761
• Equity at exit: $310,803

10-year hold

• IRR: 17.9%
• Equity multiple: 5.94×
• Total profit: $477,613
• Equity at exit: $670,259

Cash invested: $96,600 (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 60051

• Home prices YoY: 4.9%
• Active inventory: 152
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,341 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$449 /mo · $5,388/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-552

Break-even live

Break-even rent $3,040

Max offer price $247,419

Occupancy floor —

Sensitivity live

Price	-10% $-357	-5% $-455	+0% $-552	+5% $-650	+10% $-748
Rent	-10% $-737	-5% $-645	+0% $-552	+5% $-460	+10% $-367
Rate	-1.0pp $-379	-0.5pp $-465	base $-552	+0.5pp $-642	+1.0pp $-733

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 W State Rd Island Lake, IL	4.0	2.5	1100	$1,995	$1.81	44d	1	1.07mi
2025 Sherman Blvd Crystal Lake, IL	2.0	1.0	1086	$1,925	$1.77	2d	1	1.25mi
3829 Eastway Dr Island Lake, IL	3.0	2.0	1356	$2,450	$1.81	2d	1	1.32mi
3416 Greenwich Ln Island Lake, IL	3.0	1.5	1309	$1,975	$1.51	21d	1	1.44mi
311 Waters Edge Dr Crystal Lake, IL	1.0–3.0	1.0–2.5	1588	$3,662	$2.31	2d	48	1.47mi
4335 Shooting Star Dr Unit 16-3 Island Lake, IL	2.0	2.5	1464	$2,250	$1.54	11d	1	1.49mi

Listing history 4 events

1. 2026-06-15
   status $345,000 Pending 3 DOM
2. 2026-06-15
   days on market $345,000 Active 3 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   listed $345,000 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: $5,388 · $449/mo
• Projected year-2 tax: $6,610 · $551/mo
• Expected delta: +$1,222/yr (+$102/mo · 22.7%)

ⓘ 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 2/10 Low
• 🌡 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: $28,095
• − Mortgage interest: −$19,325
• − Property taxes: −$5,388
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$10,036
• Taxable loss: −$12,875
• Est. tax savings @ 24.0%: +$3,090
• After-tax cash flow: $-3,539/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: Wauconda CUSD 118
• NCES district ID: 1741190
• Math proficiency: 22% ▼ -10.00%
• Reading proficiency: 29% ▼ -14.00%
• Median HH income: $72,358
• Composite: 24.59/100
• National rank: #7635
• State rank: #267 of 620 in IL

Livability — Island Lake

• Score: 81/100
• State rank: #84
• US rank: #1369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,630
• 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

+82.5% since first listed

4 events — show timeline

• 2026-06-12 Listed $345,000 MRED as Distributed by MLS Grid
• 2026-06-10 Coming Soon $345,000 MRED as Distributed by MLS Grid
• 2007-07-10 Sold (Public Records) $234,000 Public Records
• 2005-12-20 Sold (Public Records) $189,000 Public Records

Property tax history

+8.0%/yr

Latest (2024): $5,388 · +4.5% YoY. Source: county tax records.