266 12th St Unit 3A · Wheeling, IL 60090

$165,000

1 bd · 1.0 ba · 850 sqft · Condo · 29 Days on market

Built 1980 $336/mo HOA · 18% 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 +18.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +5.7/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1-bd, 1-bath first-floor condo in Wheeling! Features laminate flooring, updated bath, new dishwasher, walk-in closet and in-unit washer/dryer. Enjoy the outdoors in your own private balcony. Pet-friendly building with 2 parking spots and storage. Conveniently located near train, bus, Recreation Center, shopping, and restaurants. Perfect for investors or owner-occupants!

Key facts

• 2 parking spots
• Updated bath
• Storage

Tags

• UPDATED BATH
• WALK-IN CLOSET
• PRIVATE BALCONY
• 2 PARKING SPOTS
• STORAGE
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Not currently leased; Possession: Immediate
• HOA & community: Monthly association fee of $336; HOA covers water, parking, insurance, exterior maintenance, lawn care, trash (scavenger) and snow removal; Association amenities include storage; Manager off-site; Pets allowed (cats and dogs)

Exterior

• Parking: 2 parking spaces (unassigned and other)
• Utilities: Water source: Lake Michigan; Public sewer; Electric service with circuit breakers
• Home design: Attached single, condominium; Entry at level 1; Part of a 6-unit building; Brick construction; Estimated living area; Building age approximately 41–50 years; School bus, commuter bus, and commuter train nearby
• Construction: Brick exterior
• Exterior features: Balcony

Interior

• Kitchen: Galley kitchen on main level (12 x 11) with blinds and wood laminate flooring; Range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level (15 x 12) with blinds and carpet; Additional bedroom(s) present
• Flooring: Laminate flooring; Carpet; Vinyl in laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heat; Wall cooling unit(s)
• Interior features: First-floor bedroom; Storage; L-shaped dining area; Total of 4 rooms
• Laundry & utility: In-unit laundry with washer hookup; Washer; Dryer; Laundry room on main level (5 x 5) with vinyl flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.8% in Wheeling — 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 71/100 on livability (#335 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: schools F, amenities F, health & safety F.
• Township Hsd 214 (suburban): math 42% / reading 45% proficiency, ranked #103 of 620 in IL (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.8%/yr); 63 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $85k; list at $165k implies a 94% gain — meaningful room to come down on a strong offer.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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: 1.16% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-19,669
• Equity at exit: $24,602

10-year hold

• IRR: -4.9%
• Equity multiple: 0.70×
• Total profit: $-14,021
• Equity at exit: $14,266

Cash invested: $46,200 (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 60090

• Rents YoY: 1.8%
• Active inventory: 63
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$865
• Tax from tax record: −$100 /mo · $1,197/yr
• Insurance: −$69
• HOA: −$336
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $146

Break-even live

Break-even rent $1,734

Max offer price $165,000

Occupancy floor 87%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Hudson Ct Wheeling, IL	1.0–2.0	1.0–2.0	954	$2,005	$2.10	1d	11	0.13mi
500 W Dundee Rd Wheeling, IL	2.0	1.0–2.0	1013	$2,508	$2.48	1d	30	0.29mi
24 Wheeling Rd Unit 111 Wheeling, IL	2.0	1.0	910	$1,900	$2.09	1d	1	0.46mi
250 McHenry Rd Wheeling, IL	1.0–3.0	1.0–2.0	1185	$2,156	$1.82	1d	33	0.48mi
375 W Dundee Rd Wheeling, IL	3.0	1.0–2.0	1060	$2,438	$2.30	1d	20	0.50mi
160 Arbor Ct Apt 158 Wheeling, IL	2.0	1.0	910	$1,700	$1.87	1d	1	0.77mi
164 Arbor Ct Unit 171 Wheeling, IL	2.0	1.0	842	$1,700	$2.02	1d	1	0.77mi
164 Arbor Ct Wheeling, IL	2.0	1.0	842	$1,700	$2.02	10d	1	0.77mi
169 Arbor Ct Wheeling, IL	2.0	1.0	842	$1,700	$2.02	7d	1	0.78mi
169 Arbor Ct Apt 153 Wheeling, IL	2.0	1.0	842	$1,700	$2.02	1d	1	0.78mi
173 Arbor Ct Unit 148 Wheeling, IL	2.0	1.0	842	$1,800	$2.14	16d	1	0.79mi
173 Arbor Ct Unit 146 Wheeling, IL	2.0	1.0	842	$1,700	$2.02	16d	1	0.79mi
173 Arbor Ct Wheeling, IL	2.0	1.0	842	$1,750	$2.08	1d	2	0.81mi
177 Arbor Ct Wheeling, IL	2.0	1.0	840	$1,700	$2.02	1d	1	0.82mi
185 Arbor Ct Wheeling, IL	2.0	1.0	842	$1,650	$1.96	16d	3	0.83mi
185 Arbor Ct Apt 128 Wheeling, IL	2.0	1.0	842	$1,600	$1.90	1d	1	0.83mi
185 Arbor Ct Apt 130 Wheeling, IL	2.0	1.0	842	$1,700	$2.02	1d	1	0.83mi
733 Plum Tree Ct Unit C2 Wheeling, IL	2.0	1.0	1100	$2,150	$1.95	1d	1	0.98mi
1106 Wildberry Ct Unit B1 Wheeling, IL	2.0	2.0	1100	$2,500	$2.27	10d	1	1.05mi
1106 Wildberry Ct Unit B1 Wheeling, IL	2.0	2.0	1100	$2,350	$2.14	2d	1	1.05mi
1411 Johnson Dr Unit 1326 Buffalo Grove, IL	1.0	1.0	715	$1,660	$2.32	21d	1	1.07mi
1701 Johnson Dr Buffalo Grove, IL	1.0–2.0	1.0–2.0	795	$1,750	$2.20	2d	38	1.08mi
536 Inverrary Ln Deerfield, IL	2.0	1.5	1000	$2,450	$2.45	24d	1	1.10mi
544 Inverrary Ln Deerfield, IL	2.0	1.5	922	$2,650	$2.87	24d	1	1.11mi
746 Inverrary Ln Deerfield, IL	2.0	1.5	992	$2,500	$2.52	24d	1	1.11mi
360 W Inverrary Ln Deerfield, IL	2.0	2.5	1090	$2,600	$2.39	24d	1	1.15mi
450 Manda Ln Wheeling, IL	1.0–2.0	1.0–2.0	806	$1,640	$2.03	1d	38	1.15mi
146 W Inverrary Ln Unit 146 Deerfield, IL	2.0	1.0	992	$2,349	$2.37	7d	1	1.15mi
146 W Inverrary Ln Unit 146 Deerfield, IL	2.0	1.0	992	$2,400	$2.42	24d	1	1.15mi
1128 Johnson Dr Unit 3521 Buffalo Grove, IL	2.0	2.0	975	$2,150	$2.21	21d	1	1.16mi
1216 Inverrary Ln #1216 Deerfield, IL	2.0	1.0	1100	$2,075	$1.89	24d	1	1.23mi
470 Foxboro Dr Wheeling, IL	1.0–2.0	1.0–1.5	791	$1,536	$1.94	1d	21	1.29mi
1533 Baldwin Ct Wheeling, IL	1.0–2.0	1.0–1.5	850	$1,755	$2.06	1d	16	1.49mi

HOA detail condo

• Monthly dues: $336 · $4,032/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-31
   status $165,000 Pending 29 DOM
2. 2026-05-06
   historical Contingent - Continue to Show
3. 2026-05-01
   listed $165,000 Active
4. 2026-03-05
   historical Contingent - No Showings
5. 2026-03-04
   historical
6. 2026-02-27
   listed Active
7. 2026-02-25
   historical
8. 2018-08-24
   soldstatus $85,000
9. 2018-08-20
   soldstatus $85,000 Closed Sale
10. 2018-08-02
    historical Contingent
11. 2018-07-21
    listed $89,500 New
12. 1995-11-28
    soldstatus $105,000

ⓘ 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: $1,197 · $100/mo
• Projected year-2 tax: $2,471 · $206/mo
• Expected delta: +$1,274/yr (+$106/mo · 106.4%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,021
• − Mortgage interest: −$9,243
• − Property taxes: −$1,197
• − Insurance: −$825
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − HOA: −$4,032
• − Depreciation: −$4,800
• Taxable loss: −$759
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $1,931/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: Township Hsd 214
• NCES district ID: 1704170
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $68,267
• Composite: 39.13/100
• National rank: #4035
• State rank: #103 of 620 in IL

Livability — Wheeling

• Score: 71/100
• State rank: #335
• US rank: #6685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wheeling, IL
• County: Cook County · 4,486,803 people
• City population: 38,298
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 38,298
• Household income: $85,355
• Rent vs Own: 37.5% rent · 62.5% own
• Severe rent burden: 1325.0

Population outlook (Cook County) Hauer SSP2

• Today (2025): 5,347,519 people
• By 2030: 5,357,703 · +0.2%
• By 2040: 5,324,924 · -0.4%
• By 2050: 5,230,762 · -2.2%
• By 2075: 4,785,735 · -10.5%
• By 2100: 4,188,836 · -21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 47% Hispanic / Latino 32% Asian 16% Two or more races 9% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Romanian 6% Scotch-Irish 5% Subsaharan African 5%
• Foreign-born: 45% · Canada, South Korea, China
• Languages at home: 37% English-only · Spanish 29% Russian/Polish/Slavic 17% Other Indo-European 5%

Political lean MEDSL · Cook

• 2024 margin: Solid D (+42.0) · D 70.4% · R 28.4% · Other 1.2%
• 2008→2024 swing: -11.4pp toward R · 2008: 53.4pp · 2024: 42.0pp
• All cycles: 2024: D+42.0 2020: D+50.3 2016: D+53.0 2012: D+49.4 2008: D+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -238.28%
• Current HPI: 209.9251
• Rent YoY: ▲ 1.75%
• 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

+57.1% since first listed

11 events — show timeline

• 2026-05-06 Contingent — MRED as Distributed by MLS Grid
• 2026-05-01 Listed $165,000 MRED as Distributed by MLS Grid
• 2026-03-05 Contingent — MRED as Distributed by MLS Grid
• 2026-03-04 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-27 Listed — MRED as Distributed by MLS Grid
• 2026-02-25 Listing Removed — MRED as Distributed by MLS Grid
• 2018-08-24 Sold (Public Records) $85,000 Public Records
• 2018-08-20 Sold (MLS) $85,000 MRED as Distributed by MLS Grid
• 2018-08-02 Contingent — MRED as Distributed by MLS Grid
• 2018-07-21 Listed $89,500 MRED as Distributed by MLS Grid
• 1995-11-28 Sold (Public Records) $105,000 Public Records

Property tax history

-3.7%/yr

Latest (2023): $1,197 · +10.7% YoY. Source: county tax records.