3275 Kirchoff Rd #136 · Rolling Meadows, IL 60008

$189,000

1 bd · 1.0 ba · 650 sqft · Condo · 13 Days on market

Built 1990 $346/mo HOA · 17% of rent

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Why this score? — see what drove the D- 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 +11.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Fitness center
• Walk-in closets
• First-floor unit

Tags

• FIRST-FLOOR UNIT
• WALK-IN CLOSETS
• IN-UNIT WASHER AND DRYER
• PRIVATE CONCRETE PATIO
• FITNESS CENTER
• QUICK ACCESS TO ROUTE 53

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $-81 ($-969/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (7.6% below list).
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $175k (7.6% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 3.6% in Rolling Meadows — 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 77/100 on livability (#162 in IL, #2,994 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: health & safety C-, amenities 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.
• Zoned schools: Rolling Meadows High School (math 35% / reading 39%, grade F, #107 of 693 statewide, top 17%, 2,044 students, 0% FRL).
• Market conditions: Rents soft (-1.4%/yr); 39 active listings in the ZIP; 3 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 18y 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 $75k; list at $189k implies a 152% gain — meaningful room to come down on a strong offer.

Recommended offer $174,729 (7.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.06% ✓
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.22×
• Total profit: $-41,385
• Equity at exit: $28,181

10-year hold

• IRR: -34.8%
• Equity multiple: -0.22×
• Total profit: $-64,307
• Equity at exit: $16,341

Cash invested: $52,920 (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 60008

• Rents YoY: -1.4%
• Active inventory: 39
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$245 /mo · $2,940/yr
• Insurance: −$79
• HOA: −$346
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-81

Break-even live

Break-even rent $2,102

Max offer price $174,729

Occupancy floor 99%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3401 W Payton Pl Arlington Heights, IL	3.0	1.0–2.0	1018	$2,543	$2.50	1d	20	0.85mi
1919 Prairie Sq Schaumburg, IL	2.0	2.0	960	$2,075	$2.16	2d	2	1.22mi
1708 Arbor Sq Schaumburg, IL	2.0	1.0	738	$1,826	$2.47	1d	49	1.43mi

HOA detail condo

• Monthly dues: $346 · $4,152/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-10
   status $189,000 Pending 13 DOM
2. 2026-06-09
   days on market $189,000 Contingent - Continue to Show 13 DOM
3. 2026-06-08
   days on market $189,000 Contingent - Continue to Show 12 DOM
4. 2026-06-07
   days on market $189,000 Contingent - Continue to Show 11 DOM
5. 2026-06-04
   days on market $189,000 Contingent - Continue to Show 8 DOM
6. 2026-06-03
   days on market $189,000 Contingent - Continue to Show 7 DOM
7. 2026-06-02
   days on market $189,000 Contingent - Continue to Show 6 DOM
8. 2026-06-01
   days on market $189,000 Contingent - Continue to Show 5 DOM
9. 2026-05-31
   days on market $189,000 Contingent - Continue to Show 4 DOM
10. 2026-05-27
    listed $189,000 Active
11. 2017-05-15
    soldstatus $75,000
12. 2017-04-21
    soldstatus $75,000 Closed Sale 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

13. 2017-04-11
    historical Contingent 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

14. 2017-04-11
    historical 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

15. 2017-04-04
    historical Contingent 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

16. 2017-03-22
    listed $80,000 New 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

17. 2009-11-16
    historical
18. 2009-09-05
    price Price Change
19. 2009-03-31
    listed
20. 2009-03-30
    historical
21. 2008-12-30
    listed
22. 2008-12-25
    historical
23. 2008-06-25
    listed

ⓘ 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: $2,940 · $245/mo
• Projected year-2 tax: $3,615 · $301/mo
• Expected delta: +$675/yr (+$56/mo · 23.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,002
• − Mortgage interest: −$10,587
• − Property taxes: −$2,940
• − Insurance: −$945
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$4,152
• − Depreciation: −$5,498
• Taxable loss: −$3,961
• Est. tax savings @ 24.0%: +$951
• After-tax cash flow: $-19/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 — Rolling Meadows

• Score: 77/100
• State rank: #162
• US rank: #2994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rolling Meadows, IL
• County: Cook County · 4,486,803 people
• City population: 22,800
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 22,800
• Household income: $94,336
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 736.0

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 0.60)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 13% Asian 9% Black 4%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1%
• Common ancestry: Romanian 10% Italian 2% Portuguese 2%
• Foreign-born: 27% · Canada, South Korea, China
• Languages at home: 56% English-only · Spanish 25% Russian/Polish/Slavic 7% Other Indo-European 4%

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: ▼ -218.62%
• Current HPI: 214.0901
• Rent YoY: ▼ -1.43%
• 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

+136.2% since first listed

14 events — show timeline

• 2026-05-27 Listed $189,000 MRED as Distributed by MLS Grid
• 2017-05-15 Sold (Public Records) $75,000 Public Records
• 2017-04-21 Sold (MLS) $75,000 MRED as Distributed by MLS Grid
• 2017-04-11 Contingent — MRED as Distributed by MLS Grid
• 2017-04-11 Listing Removed — MRED as Distributed by MLS Grid
• 2017-04-04 Contingent — MRED as Distributed by MLS Grid
• 2017-03-22 Listed $80,000 MRED as Distributed by MLS Grid
• 2009-11-16 Listing Removed — MRED as Distributed by MLS Grid
• 2009-09-05 Price Changed — MRED as Distributed by MLS Grid
• 2009-03-31 Listed — MRED as Distributed by MLS Grid
• 2009-03-30 Listing Removed — MRED as Distributed by MLS Grid
• 2008-12-30 Listed — MRED as Distributed by MLS Grid
• 2008-12-25 Listing Removed — MRED as Distributed by MLS Grid
• 2008-06-25 Listed — MRED as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2023): $2,940 · +4.4% YoY. Source: county tax records.