53 Oak Hill Colony St · Fox Lake, IL 60020

$159,000

2 bd · 1.0 ba · 753 sqft · Other · 40 Days on market

Built 1970 Good condition

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME TO 53 OAK HILL COLONY, UNIT 4 Feel like your on vacation all year round and enjoy the lifestyle of the vacation village gated community. This model features all one level living and has so many updates. New quartz counter top, sink and faucet, new refrigerator, new wood vinyl flooring in living room, kitchen. Totally all remodeled bath with higher end finishes. Unit all freshly painted. In unit laundry for your convenience. This unit had wall extended to living room which allowed a larger entry closet and hall pantry w/ shelving. Enjoy your patio with a Partial water view, building is located close to parking lot. This home is a boat lovers dream with access to the chain of lakes.

Key facts

• In unit laundry
• One level living
• Larger entry closet

Tags

• ONE LEVEL LIVING
• NEW QUARTZ COUNTER TOP
• NEW WOOD VINYL FLOORING
• TOTALLY REMODELED BATH
• IN UNIT LAUNDRY
• LARGER ENTRY CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 6.0% in Fox Lake — 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 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: 77 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 40 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Recommended offer $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-12,436
• Equity at exit: $23,707

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $6,404
• Equity at exit: $13,747

Cash invested: $44,520 (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: 77
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,655 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $209

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 82%

Sensitivity live

Price	-10% $319	-5% $264	+0% $209	+5% $154	+10% $99
Rent	-10% $78	-5% $144	+0% $209	+5% $274	+10% $340
Rate	-1.0pp $289	-0.5pp $249	base $209	+0.5pp $168	+1.0pp $126

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Montego Colony #1 Fox Lake, IL	2.0	1.0	690	$1,400	$2.03	45d	1	0.13mi
306 Waverly St Unit 1244943P Spring Grove, IL	3.0	1.0	742	$8,714	$11.74	45d	1	0.68mi
38464 N 8th St Spring Grove, IL	1.0	1.0	625	$2,000	$3.20	0d	1	0.88mi
38381 N 6th Ave Spring Grove, IL	2.0	1.0	600	$1,095	$1.82	0d	1	1.02mi
39259 N Jackson Dr Unit 1374781P Spring Grove, IL	2.0	1.0	990	$4,725	$4.77	0d	1	1.26mi

Listing history 15 events

1. 2026-06-21
   days on market $159,000 Active 40 DOM
2. 2026-06-18
   days on market $159,000 Active 37 DOM
3. 2026-06-17
   days on market $159,000 Active 36 DOM
4. 2026-06-16
   days on market $159,000 Active 35 DOM
5. 2026-06-15
   days on market $159,000 Active 34 DOM
6. 2026-06-13
   days on market $159,000 Active 32 DOM
7. 2026-06-09
   days on market $159,000 Active 28 DOM
8. 2026-06-08
   days on market $159,000 Active 27 DOM
9. 2026-06-07
   days on market $159,000 Active 26 DOM
10. 2026-06-04
    days on market $159,000 Active 23 DOM
11. 2026-06-03
    days on market $159,000 Active 22 DOM
12. 2026-06-02
    days on market $159,000 Active 21 DOM
13. 2026-06-01
    days on market $159,000 Active 20 DOM
14. 2026-05-31
    days on market $159,000 Active 19 DOM
15. 2026-05-12
    listed $159,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥101°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: $19,864
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$4,625
• Taxable loss: −$26
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $2,513/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This unit is in excellent condition with recent updates and renovations, making it move-in ready and highly attractive for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Add a small patio or deck — Expands outdoor living space and enhances curb appeal.
• Both Install smart home features — Improves convenience and adds modern appeal, attracting more buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Add a small patio or deck — Expands outdoor living space and enhances curb appeal. ↑
• Both Install smart home features — Improves convenience and adds modern appeal, attracting more buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-12 Listed $159,000 FSBO.com