35909 N Helendale Rd · Long Lake, IL 60041

$264,900

3 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 4 Days on market

Built 1951 0.43 ac lot Est $290k · 9% under

---

Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +11.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Come and enjoy the tranquility and privacy of this ranch home located on a huge fenced in yard. Enter into the home through a enclosed foyer with French door leading into the front room that is light and airy. Galley kitchen with an oversized dining area for all you entertaining needs. 3 good size bedrooms, remodeled bath with newer walk in shower. home offers a separate mud room with mechanicals and laundry with access to private deck, garage, picnic table area and the spacious yard. The 2 car garage is 25 x 24 and has separate garage door openers. This home has been a great family home and is ready for a new family to enjoy.

Key facts

• Huge fenced in yard
• Galley kitchen
• Enclosed foyer

Tags

• HUGE FENCED IN YARD
• ENCLOSED FOYER
• GALLEY KITCHEN
• OVERSIZED DINING AREA
• REMODELED BATH
• NEWER WALK IN SHOWER

Property features AI

Finance

• Other: School bus service and commuter train access noted
• HOA & community: No master association fees required

Exterior

• Parking: Detached garage with garage door opener; Asphalt parking; Two garage spaces (two total parking spaces)
• Utilities: Well water; Public sewer
• Home design: Detached single-family ranch; One-story; Fee simple ownership; Approximately 1,276 total finished space
• Construction: Built 71–80 years ago; Frame construction; Asphalt roof; Block and concrete perimeter foundation; Built before 1978
• Exterior features: Deck; Patio; Fenced yard; Wooded lot

Interior

• Kitchen: Range; Microwave; Refrigerator; Kitchen on the main level (9 x 9)
• Bedrooms: Four bedrooms (all on the main level); Master bedroom on the main level (13 x 10); Bedroom 2 on the main level (12 x 10); Bedroom 3 on the main level (12 x 9); Bedroom 4 (no level listed)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating with baseboard units; Window air conditioning units
• Interior features: Six total rooms; Separate dining room; Crawl space basement
• Laundry & utility: Main-level laundry room (12 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $265k).

Location & tenants

• Location reads 67/100 on livability (#527 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute 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.
• Zoned schools: Grant Community High School (math 23% / reading 27%, grade F, #247 of 693 statewide, top 36%, 1,837 students, 0% FRL).
• Market conditions: 35 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $8k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $74k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $264,900

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 2.08% ✓
• Cap rate: 17.73%
• Cash-on-cash: 40.85%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $289,652
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35737 N Hunt Ave	0.19mi	3/1.5	1,300 (+2%)	1mo	$350,000	$269	86
35694 N Helendale Rd	0.22mi	3/1.0	1,275 (-0%)	10mo	$179,900	$141	81
35850 N Benjamin Ave	0.29mi	3/2.5	1,260 (-1%)	12mo	$297,500	$236	68
35790 N Wilson Rd	0.24mi	3/1.0	1,188 (-7%)	12mo	$280,000	$236	67
35694 N Laurel Ave	0.41mi	3/2.0	1,415 (+11%)	0mo	$261,000	$184	58
35663 N Helendale Rd	0.25mi	4/1.5 (+1)	1,416 (+11%)	6mo	$300,000	$212	58
35706 N Benjamin Ave	0.35mi	3/2.0	1,100 (-14%)	1mo	$250,000	$227	56
26177 W Lakeview Ave	0.53mi	2/1.0 (-1)	1,182 (-7%)	3mo	$199,000	$168	56
35729 N Watson Ave	0.24mi	3/2.0	1,092 (-14%)	7mo	$230,000	$211	55
404 Monroe Ave	0.48mi	3/2.0	1,368 (+7%)	12mo	$290,000	$212	51
502 Monroe Ave	0.47mi	3/2.0	1,160 (-9%)	14mo	$270,000	$233	48
314 Mastodon Dr	0.51mi	2/1.0 (-1)	1,092 (-14%)	4mo	$287,500	$263	44

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: 37.4%
• Equity multiple: 2.59×
• Total profit: $117,970
• Equity at exit: $39,497

10-year hold

• IRR: 43.9%
• Equity multiple: 5.18×
• Total profit: $310,136
• Equity at exit: $22,904

Cash invested: $74,172 (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 60041

• Home prices YoY: -25.0%
• Active inventory: 35
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $5,513 medium
• Mortgage (P&I): −$1,389
• Tax est. 1.5%: −$331 /mo · $3,974/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,158
• Net cashflow: $2,525

Break-even live

Break-even rent $2,317

Max offer price $264,900

Occupancy floor 49%

Sensitivity live

Price	-10% $2,708	-5% $2,616	+0% $2,525	+5% $2,433	+10% $2,342
Rent	-10% $2,089	-5% $2,307	+0% $2,525	+5% $2,743	+10% $2,960
Rate	-1.0pp $2,658	-0.5pp $2,592	base $2,525	+0.5pp $2,456	+1.0pp $2,386

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	7d	1	1.37mi
601 Blue Springs Dr Unit 289 Fox Lake, IL	3.0	2.5	1837	$2,750	$1.50	25d	1	1.39mi

Listing history 3 events

1. 2026-06-21
   days on market $264,900 Active 4 DOM
2. 2026-06-17
   remarks 634-char remark
3. 2026-06-17
   listed $264,900 Active 1 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,160
• − Mortgage interest: −$14,839
• − Property taxes: −$3,974
• − Insurance: −$1,324
• − Repairs & maintenance: −$5,293
• − Management: −$5,293
• − Depreciation: −$7,706
• Taxable income: $27,732
• Est. tax owed @ 24.0%: −$6,656
• After-tax cash flow: $23,643/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 — Long Lake

• Score: 67/100
• State rank: #527
• US rank: #10914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,920

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 23% Two or more races 15% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 12% Lithuanian 3% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 15% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -76.75%
• Current HPI: 230.4464
• 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

• 2026-06-15 Listed $264,900 MRED as Distributed by MLS Grid

Property tax history

-6.8%/yr

Latest (2024): $503 · -28.3% YoY. Source: county tax records.