3309 Beacon St #62 · North Chicago, IL 60064

$135,000

1 bd · 1.0 ba · 885 sqft · Condo public records · 13 Days on market

Built 1972 $153/sqft · at area comps Est $137k · at est. $280/mo HOA · 15% of rent

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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 +17.0/30.0
• 1% rule +8.8/10.0
• ARV discount +8.2/15.0
• DSCR +5.3/10.0
• Appreciation +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

This two story condominium lives like a single family home. Located in affordable Strawberry Condominium, the living space features a soaring 2-story living room area, wood laminate flooring, a fireplace with built in shelving, a spacious kitchen with wood cabinets and extra counterspace. Enjoy sitting on your front porch, shared with the neighbor's entrance. There's a sliding door to the cement patio for outdoor enjoyment. Upstairs, the bedroom has a balcony overlooking the living room, a walk-in-closet, sliding door access to your private balcony and private bathroom. The owner put in all new Feldco windows and 2 new sliding doors in 2025. 1 assigned parking space (extra rent $10/mo). Pet friendly. Owner rents one detached garage space from the association @ an additional $60/mo. You may continue the lease if desired. Association clubhouse features a coin laundry, mail room, workout room, party room, tennis & basketball courts and pool. Close to I94, Great Lakes Naval Station and AbbVie's main campus. Bring your buyers to see this affordable home!

Key facts

• $280 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 7.1% vs local median 4.8% in North Chicago — 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 81/100 on livability (#95 in IL, #1,536 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• North Chicago SD 187 (suburban): math 8% / reading 13% proficiency, ranked #574 of 620 in IL (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 948 units permitted in Lake County in 2024 (424 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $933 of loan paydown is wiped out by about $2k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $107k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.38% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.88%
• DSCR: 1.13
• GRM: 6.0

CMA / ARV

• ARV (median comp): $137,006
• List price: $135,000
• Delta: -1.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-1.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.80×
• Total profit: $-7,733
• Equity at exit: $28,696

10-year hold

• IRR: 2.8%
• Equity multiple: 1.25×
• Total profit: $9,286
• Equity at exit: $26,930

Cash invested: $37,800 (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 60064

• Home prices YoY: -0.7%
• Active inventory: 25
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,867 high
• Mortgage (P&I): −$708
• Tax from tax record: −$340 /mo · $4,080/yr
• Insurance: −$56
• HOA: −$280
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $91

Break-even live

Break-even rent $1,752

Max offer price $135,000

Occupancy floor 90%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3349 Beacon St #39 North Chicago, IL	2.0	2.0	1119	$1,850	$1.65	19d	1	0.06mi
3317 Stratford Ct Unit 1D Lake Bluff, IL	2.0	2.0	1067	$2,000	$1.87	1d	1	0.73mi
30011 N Waukegan Rd Lake Bluff, IL	1.0–2.0	1.0–2.0	887	$1,996	$2.25	1d	10	0.78mi
2417 Sherman Ave North Chicago, IL	1.0	1.0	600	$1,500	$2.50	43d	1	1.03mi
29533 N Waukegan Rd Lake Bluff, IL	1.0–2.0	1.0–2.0	864	$1,922	$2.22	1d	7	1.05mi
1724 Green Bay Rd North Chicago, IL	2.0	2.0	960	$1,875	$1.95	7d	1	1.48mi
1724 Green Bay Rd North Chicago, IL	2.0	2.0	960	$1,875	$1.95	10d	1	1.48mi

HOA detail condo

• Monthly dues: $280 · $3,360/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-14
   status Pending 1069-char remark

   Show marketing remark (1069 chars)

   This two story condominium lives like a single family home. Located in affordable Strawberry Condominium, the living space features a soaring 2-story living room area, wood laminate flooring, a fireplace with built in shelving, a spacious kitchen with wood cabinets and extra counterspace. Enjoy sitting on your front porch, shared with the neighbor's entrance. There's a sliding door to the cement patio for outdoor enjoyment. Upstairs, the bedroom has a balcony overlooking the living room, a walk-in-closet, sliding door access to your private balcony and private bathroom. The owner put in all new Feldco windows and 2 new sliding doors in 2025. 1 assigned parking space (extra rent $10/mo). Pet friendly. Owner rents one detached garage space from the association @ an additional $60/mo. You may continue the lease if desired. Association clubhouse features a coin laundry, mail room, workout room, party room, tennis & basketball courts and pool. Close to I94, Great Lakes Naval Station and AbbVie's main campus. Bring your buyers to see this affordable home!

2. 2026-05-05
   historical Contingent - No Showings 1069-char remark

   Show marketing remark (1069 chars)

   This two story condominium lives like a single family home. Located in affordable Strawberry Condominium, the living space features a soaring 2-story living room area, wood laminate flooring, a fireplace with built in shelving, a spacious kitchen with wood cabinets and extra counterspace. Enjoy sitting on your front porch, shared with the neighbor's entrance. There's a sliding door to the cement patio for outdoor enjoyment. Upstairs, the bedroom has a balcony overlooking the living room, a walk-in-closet, sliding door access to your private balcony and private bathroom. The owner put in all new Feldco windows and 2 new sliding doors in 2025. 1 assigned parking space (extra rent $10/mo). Pet friendly. Owner rents one detached garage space from the association @ an additional $60/mo. You may continue the lease if desired. Association clubhouse features a coin laundry, mail room, workout room, party room, tennis & basketball courts and pool. Close to I94, Great Lakes Naval Station and AbbVie's main campus. Bring your buyers to see this affordable home!

3. 2026-05-01
   listed $135,000 Active 1069-char remark

   Show marketing remark (1069 chars)

   This two story condominium lives like a single family home. Located in affordable Strawberry Condominium, the living space features a soaring 2-story living room area, wood laminate flooring, a fireplace with built in shelving, a spacious kitchen with wood cabinets and extra counterspace. Enjoy sitting on your front porch, shared with the neighbor's entrance. There's a sliding door to the cement patio for outdoor enjoyment. Upstairs, the bedroom has a balcony overlooking the living room, a walk-in-closet, sliding door access to your private balcony and private bathroom. The owner put in all new Feldco windows and 2 new sliding doors in 2025. 1 assigned parking space (extra rent $10/mo). Pet friendly. Owner rents one detached garage space from the association @ an additional $60/mo. You may continue the lease if desired. Association clubhouse features a coin laundry, mail room, workout room, party room, tennis & basketball courts and pool. Close to I94, Great Lakes Naval Station and AbbVie's main campus. Bring your buyers to see this affordable home!

4. 2023-05-16
   soldstatus $107,000
5. 2023-05-05
   soldstatus $107,000 Closed 782-char remark

   Show marketing remark (782 chars)

   FIRST FLOOR ONE BEDROOM LOFT UNIT WITH GARAGE!!!!! BEAUTIFUL WOOD LAMINATE FLOORS-(HI-END), VAULTED CEILINGS, NEW ELECTRIC FIREPLACE! PER OWNER... NEWER WINDOWS, SLIDER,CABINETS,NEW KIT SINK,NEW BASE & CASINGS/WOODWORK. CENTRAL AIR. ALL APPLIANCES STAY. LOFT BEDROOM WITH LARGE WALK IN CLOSET AND ATTIC STORAGE. UPSTAIRS DECK AND FIRST FLOOR PATIO. GARAGE IS #27/EDGO. (LOTS STORAGE!). COUNTRY CLUB LIVING W/POOL,TENNIS,CLUBHOUSE AND MORE. COIN OP LAUNDRY IN CLUBHOUSE. ASSOC. FEE INCLUDES SEWER, WATER, GARBAGE, EXT. MAINTENANCE, LAWN CARE AND SNOW REMOVAL. TAXES DO NOT REFLECT HOMESTEAD EXEMPTION.( Assessment includes extra $10 for garage-100 year lease) Go & show... Quick close possible!!! there is a map online of the complex under additional items....

6. 2023-03-22
   historical Contingent - Continue to Show 782-char remark

   Show marketing remark (782 chars)

   FIRST FLOOR ONE BEDROOM LOFT UNIT WITH GARAGE!!!!! BEAUTIFUL WOOD LAMINATE FLOORS-(HI-END), VAULTED CEILINGS, NEW ELECTRIC FIREPLACE! PER OWNER... NEWER WINDOWS, SLIDER,CABINETS,NEW KIT SINK,NEW BASE & CASINGS/WOODWORK. CENTRAL AIR. ALL APPLIANCES STAY. LOFT BEDROOM WITH LARGE WALK IN CLOSET AND ATTIC STORAGE. UPSTAIRS DECK AND FIRST FLOOR PATIO. GARAGE IS #27/EDGO. (LOTS STORAGE!). COUNTRY CLUB LIVING W/POOL,TENNIS,CLUBHOUSE AND MORE. COIN OP LAUNDRY IN CLUBHOUSE. ASSOC. FEE INCLUDES SEWER, WATER, GARBAGE, EXT. MAINTENANCE, LAWN CARE AND SNOW REMOVAL. TAXES DO NOT REFLECT HOMESTEAD EXEMPTION.( Assessment includes extra $10 for garage-100 year lease) Go & show... Quick close possible!!! there is a map online of the complex under additional items....

7. 2023-03-19
   price $104,900 782-char remark

   Show marketing remark (782 chars)

   FIRST FLOOR ONE BEDROOM LOFT UNIT WITH GARAGE!!!!! BEAUTIFUL WOOD LAMINATE FLOORS-(HI-END), VAULTED CEILINGS, NEW ELECTRIC FIREPLACE! PER OWNER... NEWER WINDOWS, SLIDER,CABINETS,NEW KIT SINK,NEW BASE & CASINGS/WOODWORK. CENTRAL AIR. ALL APPLIANCES STAY. LOFT BEDROOM WITH LARGE WALK IN CLOSET AND ATTIC STORAGE. UPSTAIRS DECK AND FIRST FLOOR PATIO. GARAGE IS #27/EDGO. (LOTS STORAGE!). COUNTRY CLUB LIVING W/POOL,TENNIS,CLUBHOUSE AND MORE. COIN OP LAUNDRY IN CLUBHOUSE. ASSOC. FEE INCLUDES SEWER, WATER, GARBAGE, EXT. MAINTENANCE, LAWN CARE AND SNOW REMOVAL. TAXES DO NOT REFLECT HOMESTEAD EXEMPTION.( Assessment includes extra $10 for garage-100 year lease) Go & show... Quick close possible!!! there is a map online of the complex under additional items....

8. 2023-03-05
   listed $108,000 Active 782-char remark

   Show marketing remark (782 chars)

   FIRST FLOOR ONE BEDROOM LOFT UNIT WITH GARAGE!!!!! BEAUTIFUL WOOD LAMINATE FLOORS-(HI-END), VAULTED CEILINGS, NEW ELECTRIC FIREPLACE! PER OWNER... NEWER WINDOWS, SLIDER,CABINETS,NEW KIT SINK,NEW BASE & CASINGS/WOODWORK. CENTRAL AIR. ALL APPLIANCES STAY. LOFT BEDROOM WITH LARGE WALK IN CLOSET AND ATTIC STORAGE. UPSTAIRS DECK AND FIRST FLOOR PATIO. GARAGE IS #27/EDGO. (LOTS STORAGE!). COUNTRY CLUB LIVING W/POOL,TENNIS,CLUBHOUSE AND MORE. COIN OP LAUNDRY IN CLUBHOUSE. ASSOC. FEE INCLUDES SEWER, WATER, GARBAGE, EXT. MAINTENANCE, LAWN CARE AND SNOW REMOVAL. TAXES DO NOT REFLECT HOMESTEAD EXEMPTION.( Assessment includes extra $10 for garage-100 year lease) Go & show... Quick close possible!!! there is a map online of the complex under additional items....

9. 1991-06-01
   soldstatus $39,500
10. 1983-07-01
    soldstatus $29,500

ⓘ 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: $4,080 · $340/mo
• Projected year-2 tax: $4,080 · $340/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,405
• − Mortgage interest: −$7,562
• − Property taxes: −$4,080
• − Insurance: −$675
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − HOA: −$3,360
• − Depreciation: −$3,927
• Taxable loss: −$784
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $1,278/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: North Chicago SD 187
• NCES district ID: 1700110
• Math proficiency: 8% ▼ -4.00%
• Reading proficiency: 13% ▼ -4.00%
• Median HH income: $39,812
• Composite: 9.05/100
• National rank: #9873
• State rank: #574 of 620 in IL

Livability — North Chicago

• Score: 81/100
• State rank: #95
• US rank: #1536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Chicago, IL
• City population: 29,316
• Population (ZIP): 15,047

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 54% Black 30% Two or more races 19% White 11% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 47% Puerto Rican 2%
• Common ancestry: Romanian 1% British 1% American 1%
• Foreign-born: 27% · Canada
• Languages at home: 51% English-only · Spanish 47% Other Indo-European 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: ▼ -1.61%
• Current HPI: 233.6178
• 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

+357.6% since first listed

10 events — show timeline

• 2026-05-14 Pending — MRED as Distributed by MLS Grid
• 2026-05-05 Contingent — MRED as Distributed by MLS Grid
• 2026-05-01 Listed $135,000 MRED as Distributed by MLS Grid
• 2023-05-16 Sold (Public Records) $107,000 Public Records
• 2023-05-05 Sold (MLS) $107,000 MRED as Distributed by MLS Grid
• 2023-03-22 Contingent — MRED as Distributed by MLS Grid
• 2023-03-19 Price Changed $104,900 MRED as Distributed by MLS Grid
• 2023-03-05 Listed $108,000 MRED as Distributed by MLS Grid
• 1991-06-01 Sold (Public Records) $39,500 Public Records
• 1983-07-01 Sold (Public Records) $29,500 Public Records

Property tax history

+2.9%/yr

Latest (2024): $4,080 · +2.2% YoY. Source: county tax records.