1201 Country Club Rd · Lake Zurich, IL 60047

$548,000

4 bd · 2.5 ba · 2,346 sqft · SingleFamily public records · 20 Days on market

Built 1964 0.47 ac lot Est $521k · 5% 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).

• Cash flow +5.7/30.0
• ARV discount +5.2/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow! Large 2 story home on almost a 1/2 acre in a beautiful neighborhood. This home features 4 bedroom, 2.5 bath, new appliances, new paint , fireplace in huge family room, hardwood floors, huge bright kitchen with island. Large living room and separate dining room. Come enjoy the sauna and screened in porch and patio. AC system just few years old. Close to shopping and the lake! For only $40 a year (voluntary) you can have private access to beech and lake.

Key facts

• Large pantry cabinet
• Private beach access
• Dining room

Tags

• PRIVATE BEACH ACCESS
• UPDATED KITCHEN
• LARGE PANTRY CABINET
• DINING ROOM
• LIGHT-FILLED FAMILY ROOM
• UPDATED EN-SUITE BATH

Property features AI

Finance

• Other: Property not currently leased; Possession at closing; Earnest money held
• HOA & community: No master association fee required; Community amenities include park, lake access, water rights, sidewalks and street lights

Exterior

• Parking: Attached garage (owned, heated) with garage door opener; Asphalt driveway; 2 garage spaces (2 parking spaces total)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; 2-story model; Fee simple ownership; Rehab completed in 2020; Built before 1978 (age approx. 61–70 years)
• Construction: Fiber cement exterior; Asphalt roof; Concrete perimeter foundation
• Exterior features: Deck; Screened porch (approximately 18 x 11); Water rights on the lot; Sidewalks, street lights, paved streets, nearby park and lake

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Island; Eating area/table space; Stainless steel appliances
• Bedrooms: 4 bedrooms total; Master bedroom upstairs (full bath attached); Three additional bedrooms on second floor (13 x 13; 12 x 12; 12 x 11)
• Flooring: Hardwood flooring in main living areas and bedrooms; Slate flooring in kitchen and dining areas; Ceramic tile in laundry
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating (steam); Central air conditioning
• Interior features: Screens on windows; Separate dining room; 8 total rooms; Wood-burning fireplace in family room; CO detectors; Sump pump
• Laundry & utility: Main-level laundry in unit (washer and dryer included); 12 x 8 laundry with ceramic tile

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $548k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $352k (35.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $369k (32.6% below list).
• Recommended offer: $352k (35.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 76/100 on livability (#175 in IL, #3,345 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Lake Zurich CUSD 95 (suburban): math 47% / reading 47% proficiency, ranked #44 of 620 in IL (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Seth Paine Elem School (math 42% / reading 32%, grade F, #457 of 2,056 statewide, top 24%, 461 students, 0% FRL); Lake Zurich Middle - N Campus (math 42% / reading 45%, grade D, #101 of 665 statewide, top 16%, 704 students, 0% FRL); Lake Zurich High School (math 54% / reading 58%, grade C, #25 of 693 statewide, top 4%, 1,804 students, 0% FRL).
• Market conditions: 164 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $4k of loan paydown is wiped out by about $16k 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 20 days — a 2% lower offer ($540k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $370k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $352,119 (35.7% 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 1964 — 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 B-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?
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: 0.67% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.67%
• DSCR: 0.61
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $520,812
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1275 Country Club Rd	0.17mi	4/3.5	2,288 (-2%)	3mo	$707,000	$309	82
364 Kim Trl	0.15mi	5/2.5 (+1)	2,392 (+2%)	10mo	$568,000	$237	77
1151 Country Club Rd	0.09mi	4/2.0	2,664 (+14%)	8mo	$470,000	$176	64
414 Brookmont Ln	0.42mi	3/2.5 (-1)	2,262 (-4%)	8mo	$740,000	$327	63
900 Wilmette Ter	0.35mi	5/2.0 (+1)	2,284 (-3%)	15mo	$270,000	$118	60
1028 Aspen Ct	0.45mi	4/2.5	2,589 (+10%)	6mo	$575,000	$222	57
1110 Honey Lake Rd	0.26mi	3/3.0 (-1)	2,500 (+7%)	22mo	$700,000	$280	52
22 Natalie Ln	0.39mi	4/2.0	2,606 (+11%)	19mo	$245,000	$94	45
22 Manor Rd	0.62mi	4/2.0	2,516 (+7%)	18mo	$395,000	$157	42
7 Pamela Rd	0.52mi	3/3.0 (-1)	2,200 (-6%)	21mo	$490,000	$223	41
95 N Rand Rd	0.34mi	3/2.5 (-1)	2,026 (-14%)	22mo	$295,000	$146	38

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: -31.6%
• Equity multiple: -0.04×
• Total profit: $-159,219
• Equity at exit: $81,709

10-year hold

• IRR: -35.3%
• Equity multiple: -0.49×
• Total profit: $-228,756
• Equity at exit: $47,381

Cash invested: $153,440 (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 60047

• Active inventory: 164
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $3,694 medium
• Mortgage (P&I): −$2,874
• Tax from tax record: −$925 /mo · $11,103/yr
• Insurance: −$228
• HOA: −$0
• Vacancy / Maint / Mgmt: −$776
• Net cashflow: $-1,109

Break-even live

Break-even rent $5,098

Max offer price $352,119

Occupancy floor —

Sensitivity live

Price	-10% $-799	-5% $-954	+0% $-1,109	+5% $-1,264	+10% $-1,419
Rent	-10% $-1,401	-5% $-1,255	+0% $-1,109	+5% $-963	+10% $-817
Rate	-1.0pp $-833	-0.5pp $-969	base $-1,109	+0.5pp $-1,251	+1.0pp $-1,395

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: $137,000
• Closing costs: $16,440
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Rosehall Dr Lake Zurich, IL	3.0	3.0	2000	$3,600	$1.80	45d	1	1.48mi

Listing history 16 events

1. 2026-04-29
   status Pending
2. 2026-04-13
   historical Contingent - Continue to Show
3. 2026-04-09
   listed $548,000 Active
4. 2021-05-05
   soldstatus $370,000
5. 2021-03-26
   soldstatus $370,000 Closed Sale 462-char remark

   Show marketing remark (462 chars)

   Wow! Large 2 story home on almost a 1/2 acre in a beautiful neighborhood. This home features 4 bedroom, 2.5 bath, new appliances, new paint , fireplace in huge family room, hardwood floors, huge bright kitchen with island. Large living room and separate dining room. Come enjoy the sauna and screened in porch and patio. AC system just few years old. Close to shopping and the lake! For only $40 a year (voluntary) you can have private access to beech and lake.

6. 2021-02-17
   status Contingent (Do Not Show) 462-char remark

   Show marketing remark (462 chars)

   Wow! Large 2 story home on almost a 1/2 acre in a beautiful neighborhood. This home features 4 bedroom, 2.5 bath, new appliances, new paint , fireplace in huge family room, hardwood floors, huge bright kitchen with island. Large living room and separate dining room. Come enjoy the sauna and screened in porch and patio. AC system just few years old. Close to shopping and the lake! For only $40 a year (voluntary) you can have private access to beech and lake.

7. 2020-12-14
   listed $389,900 New 462-char remark

   Show marketing remark (462 chars)

   Wow! Large 2 story home on almost a 1/2 acre in a beautiful neighborhood. This home features 4 bedroom, 2.5 bath, new appliances, new paint , fireplace in huge family room, hardwood floors, huge bright kitchen with island. Large living room and separate dining room. Come enjoy the sauna and screened in porch and patio. AC system just few years old. Close to shopping and the lake! For only $40 a year (voluntary) you can have private access to beech and lake.

8. 2020-12-14
   historical

   Show marketing remark (462 chars)

   Wow! Large 2 story home on almost a 1/2 acre in a beautiful neighborhood. This home features 4 bedroom, 2.5 bath, new appliances, new paint , fireplace in huge family room, hardwood floors, huge bright kitchen with island. Large living room and separate dining room. Come enjoy the sauna and screened in porch and patio. AC system just few years old. Close to shopping and the lake! For only $40 a year (voluntary) you can have private access to beech and lake.

9. 2020-11-04
   listed New
10. 2015-11-16
    soldstatus $260,000 Closed Sale
11. 2015-10-05
    historical Contingent
12. 2015-09-09
    price $299,900
13. 2015-08-11
    price $319,900
14. 2015-07-14
    price $339,900
15. 2015-06-14
    listed $359,700 New
16. 1995-12-29
    soldstatus $200,000

ⓘ 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: $11,103 · $925/mo
• Projected year-2 tax: $11,771 · $981/mo
• Expected delta: +$668/yr (+$56/mo · 6.0%)

ⓘ 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 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,332
• − Mortgage interest: −$30,697
• − Property taxes: −$11,103
• − Insurance: −$2,740
• − Repairs & maintenance: −$3,547
• − Management: −$3,547
• − Depreciation: −$15,942
• Taxable loss: −$23,243
• Est. tax savings @ 24.0%: +$5,578
• After-tax cash flow: $-7,728/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: Lake Zurich CUSD 95
• NCES district ID: 1721900
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $114,452
• Composite: 46.47/100
• National rank: #2437
• State rank: #44 of 620 in IL

Livability — Lake Zurich

• Score: 76/100
• State rank: #175
• US rank: #3345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Zurich, IL
• County: Lake County · 591,991 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 44,240
• Household income: $176,081
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 377.0

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 (78%)
• Race & ethnicity: White 78% Asian 12% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 11% Scotch-Irish 3% Portuguese 2%
• Foreign-born: 18% · Canada, China, South Korea
• Languages at home: 76% English-only · Russian/Polish/Slavic 8% Spanish 5% Other Indo-European 4%

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: ▼ -228.82%
• Current HPI: 204.4326
• 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

+174.0% since first listed

16 events — show timeline

• 2026-04-29 Pending — MRED as Distributed by MLS Grid
• 2026-04-13 Contingent — MRED as Distributed by MLS Grid
• 2026-04-09 Listed $548,000 MRED as Distributed by MLS Grid
• 2021-05-05 Sold (Public Records) $370,000 Public Records
• 2021-03-26 Sold (MLS) $370,000 MRED as Distributed by MLS Grid
• 2021-02-17 Pending — MRED as Distributed by MLS Grid
• 2020-12-14 Listing Removed — MRED as Distributed by MLS Grid
• 2020-12-14 Listed $389,900 MRED as Distributed by MLS Grid
• 2020-11-04 Listed — MRED as Distributed by MLS Grid
• 2015-11-16 Sold (MLS) $260,000 MRED as Distributed by MLS Grid
• 2015-10-05 Contingent — MRED as Distributed by MLS Grid
• 2015-09-09 Price Changed $299,900 MRED as Distributed by MLS Grid
• 2015-08-11 Price Changed $319,900 MRED as Distributed by MLS Grid
• 2015-07-14 Price Changed $339,900 MRED as Distributed by MLS Grid
• 2015-06-14 Listed $359,700 MRED as Distributed by MLS Grid
• 1995-12-29 Sold (Public Records) $200,000 Public Records

Property tax history

+2.4%/yr

Latest (2024): $11,103 · +16.1% YoY. Source: county tax records.