62 Lippincott Rd · Fox Lake, IL 60020

$319,000

3 bd · 1.5 ba · 1,428 sqft · SingleFamily public records · 22 Days on market

Built 1945 0.30 ac lot Est $308k · at est.

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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).

• ARV discount +6.0/15.0
• Cash flow +5.1/30.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently remodeled thru-out 1-sty ranch/cottage w/great backyard/2x storage sheds/sidedrive to fit 3-cars/front concrete patio/open living room/fully appliance eat in kitchen w/pantry closet/dining room w/sliders off huge concrete patio/3 good sized bedrooms/ceramic full & half bathrooms/laundry room/partial walkout basement great for storage/new plumbing/heating/windows/furnace/bamboo wood flooring & more!

Key facts

• 0.3 acre lot
• 3 parking spots
• Built 1945

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-733 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (40.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (38.5% below list).
• Recommended offer: $190k (40.6% below list) — sets the bar for cash-flow.
• Cap rate 3.5% vs local median 6.0% in Fox Lake — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 74/100 on livability (#247 in IL, #4,462 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: amenities D+, schools 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.
• Market conditions: 78 active listings in the ZIP; 6 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 (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• It's been on market 22 days — a 2% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask is 128% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $115k; list at $319k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,532 (40.6% 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. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.61% ✗
• Cap rate: 3.54%
• Cash-on-cash: -9.85%
• DSCR: 0.56
• GRM: 13.6

CMA / ARV

• ARV (on-the-fly): $308,448
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Lippincott Rd	0.10mi	3/2.5	1,612 (+13%)	1mo	$375,000	$233	69
31 Lakeside Ln	0.45mi	3/2.0	1,500 (+5%)	2mo	$705,000	$470	66
10 S Hickory Ave	0.43mi	3/1.0	1,472 (+3%)	9mo	$185,000	$126	66
40 Lippincott Rd	0.10mi	3/2.0	1,548 (+8%)	21mo	$254,900	$165	62
43 Lippincott Rd	0.08mi	4/3.0 (+1)	1,608 (+13%)	6mo	$275,000	$171	59
34 Hawthorne Ln	0.46mi	3/1.0	1,319 (-8%)	13mo	$285,000	$216	53
18 Lakeside Ln	0.50mi	3/2.0	1,403 (-2%)	24mo	$420,000	$299	52
416 N Lincoln Ave	0.60mi	3/2.0	1,320 (-8%)	14mo	$271,000	$205	45
46 Hawthorne Ln	0.51mi	3/2.0	1,301 (-9%)	23mo	$287,197	$221	40
187 E Grand Ave	0.40mi	2/2.0 (-1)	1,610 (+13%)	20mo	$190,000	$118	37

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: -33.9%
• Equity multiple: -0.10×
• Total profit: $-98,293
• Equity at exit: $47,564

10-year hold

• IRR: -42.3%
• Equity multiple: -0.63×
• Total profit: $-145,384
• Equity at exit: $27,581

Cash invested: $89,320 (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 60020

• Home prices YoY: -30.7%
• Active inventory: 78
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $1,961 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$476 /mo · $5,712/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-733

Break-even live

Break-even rent $2,888

Max offer price $189,532

Occupancy floor —

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
184 E Grand Ave Unit 1374785P Fox Lake, IL	4.0	3.0	1593	$7,875	$4.94	6d	1	0.35mi
28 Glen Ave Fox Lake, IL	3.0	1.0	1212	$2,300	$1.90	7d	1	0.78mi
87 Maude Ave Unit B Fox Lake, IL	2.0	1.5	1092	$1,700	$1.56	15d	1	0.83mi
133 Arthur Ave Fox Lake, IL	2.0	3.0	1800	$2,000	$1.11	2d	1	0.98mi
6 N Pistakee Lake Rd Fox Lake, IL	2.0	1.0	1500	$1,750	$1.17	1d	1	1.25mi
525 Circle Dr Unit 1374784P Fox Lake, IL	3.0	2.0	1140	$4,830	$4.24	1d	1	1.36mi

Listing history 31 events

1. 2026-06-18
   days on market $319,000 Active 22 DOM
2. 2026-06-17
   days on market $319,000 Active 21 DOM
3. 2026-06-16
   days on market $319,000 Active 20 DOM
4. 2026-06-15
   price $319,000 Active 19 DOM
5. 2026-06-15
   days on market $335,000 Active 19 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   days on market $335,000 Active 17 DOM
8. 2026-06-09
   days on market $335,000 Active 13 DOM
9. 2026-06-08
   days on market $335,000 Active 12 DOM
10. 2026-06-07
    days on market $335,000 Active 11 DOM
11. 2026-06-04
    days on market $335,000 Active 8 DOM
12. 2026-06-03
    days on market $335,000 Active 7 DOM
13. 2026-06-02
    days on market $335,000 Active 6 DOM
14. 2026-06-01
    days on market $335,000 Active 5 DOM
15. 2026-05-31
    days on market $335,000 Active 4 DOM
16. 2015-10-01
    soldstatus $115,000
17. 2015-09-25
    soldstatus $115,000 Closed Sale 418-char remark

    Show marketing remark (418 chars)

    Recently remodeled thru-out 1-sty ranch/cottage w/great backyard/2x storage sheds/sidedrive to fit 3-cars/front concrete patio/open living room/fully appliance eat in kitchen w/pantry closet/dining room w/sliders off huge concrete patio/3 good sized bedrooms/ceramic full & half bathrooms/laundry room/partial walkout basement great for storage/new plumbing/heating/windows/furnace/bamboo wood flooring & more!

18. 2015-09-11
    historical Contingent 418-char remark

    Show marketing remark (418 chars)

    Recently remodeled thru-out 1-sty ranch/cottage w/great backyard/2x storage sheds/sidedrive to fit 3-cars/front concrete patio/open living room/fully appliance eat in kitchen w/pantry closet/dining room w/sliders off huge concrete patio/3 good sized bedrooms/ceramic full & half bathrooms/laundry room/partial walkout basement great for storage/new plumbing/heating/windows/furnace/bamboo wood flooring & more!

19. 2015-07-28
    historical
20. 2015-07-08
    status Reactivated
21. 2015-07-07
    listed $139,900 New 418-char remark

    Show marketing remark (418 chars)

    Recently remodeled thru-out 1-sty ranch/cottage w/great backyard/2x storage sheds/sidedrive to fit 3-cars/front concrete patio/open living room/fully appliance eat in kitchen w/pantry closet/dining room w/sliders off huge concrete patio/3 good sized bedrooms/ceramic full & half bathrooms/laundry room/partial walkout basement great for storage/new plumbing/heating/windows/furnace/bamboo wood flooring & more!

22. 2015-04-14
    historical
23. 2015-02-25
    price
24. 2015-02-25
    status Price Change
25. 2015-01-26
    listed New
26. 2015-01-26
    historical
27. 2014-07-28
    soldstatus $62,500
28. 2014-07-23
    soldstatus $62,500 Closed Sale
29. 2014-07-18
    status Pending
30. 2014-07-07
    historical Contingent
31. 2014-06-27
    listed $64,900 New

ⓘ 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: $5,712 · $476/mo
• Projected year-2 tax: $6,477 · $540/mo
• Expected delta: +$765/yr (+$64/mo · 13.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,528
• − Mortgage interest: −$17,869
• − Property taxes: −$5,712
• − Insurance: −$1,595
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − Depreciation: −$9,280
• Taxable loss: −$14,693
• Est. tax savings @ 24.0%: +$3,526
• After-tax cash flow: $-5,268/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

• Score: 74/100
• State rank: #247
• US rank: #4462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fox Lake, IL
• City population: 10,846
• Population (ZIP): 10,846

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 10% Black 3%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Romanian 15% Portuguese 2% Italian 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 6% Russian/Polish/Slavic 3% 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: ▼ -97.19%
• Current HPI: 219.6301
• 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

+77.2% since first listed

16 events — show timeline

• 2015-10-01 Sold (Public Records) $115,000 Public Records
• 2015-09-25 Sold (MLS) $115,000 MRED as Distributed by MLS Grid
• 2015-09-11 Contingent — MRED as Distributed by MLS Grid
• 2015-07-28 Listing Removed — MRED as Distributed by MLS Grid
• 2015-07-08 Relisted — MRED as Distributed by MLS Grid
• 2015-07-07 Listed $139,900 MRED as Distributed by MLS Grid
• 2015-04-14 Listing Removed — MRED as Distributed by MLS Grid
• 2015-02-25 Relisted — MRED as Distributed by MLS Grid
• 2015-02-25 Price Changed — MRED as Distributed by MLS Grid
• 2015-01-26 Listed — MRED as Distributed by MLS Grid
• 2015-01-26 Listing Removed — MRED as Distributed by MLS Grid
• 2014-07-28 Sold (Public Records) $62,500 Public Records
• 2014-07-23 Sold (MLS) $62,500 MRED as Distributed by MLS Grid
• 2014-07-18 Pending — MRED as Distributed by MLS Grid
• 2014-07-07 Contingent — MRED as Distributed by MLS Grid
• 2014-06-27 Listed $64,900 MRED as Distributed by MLS Grid

Property tax history

+9.0%/yr

Latest (2024): $5,712 · +2.2% YoY. Source: county tax records.