1281 Tracie Dr · Lake Zurich, IL 60047

$569,000

3 bd · 2.5 ba · 2,073 sqft · SingleFamily public records · 35 Days on market

Built 1988 10,454 sqft lot $274/sqft · 39% above area Est $604k · 6% under ↓ 3% since listing

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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).

• ARV discount +10.1/15.0
• Cash flow +6.0/30.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully maintained ranch home in the desirable Quail Run subdivision sits on a premium lot backing and siding to an active nature preserve. Thoughtfully designed for both everyday living and entertaining, it offers an ideal blend of comfort and functionality. A welcoming foyer opens to a spacious living room with an oversized picture window, while the adjacent dining room captures peaceful views of the preserve. The bright kitchen is filled with natural light from a large skylight and features granite countertops, beautiful cabinetry with abundant storage, stainless steel appliances, and an extended peninsula with counter-height seating, plus table space. The kitchen flows seamless

Key facts

• Premium lot
• 0.24 acre lot
• 2 garage spots

Tags

• PREMIUM LOT
• ACTIVE NATURE PRESERVE
• MAINTENANCE FREE DECK
• STACKED STONE FIREPLACE
• PARTIALLY FINISHED BASEMENT
• TWO CAR ATTACHED GARAGE

Property features AI

Finance

• Other: School bus service available; Subdivision: Quail Run; Directions available (local routing provided)
• HOA & community: Master association fees not required

Exterior

• Parking: Attached garage (owned) with 2 garage spaces and garage door opener; Driveway parking; total parking for 4 vehicles; Asphalt surfaces
• Security: CO detectors installed
• Utilities: Public water; Public sewer; Standard electrical service (no specific details provided)
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Estimated living area reported
• Construction: Built approximately 31–40 years ago; Aluminum siding and brick exterior; Asphalt roof; Concrete perimeter foundation
• Exterior features: Nature preserve adjacent; Partially finished basement with egress window, concrete and storage space; Separate dining room; Park, curbs, sidewalks, street lights, paved streets in the community

Interior

• Kitchen: Granite counters; Gas cooktop and gas oven; Range; Microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms total; Master bedroom on second level (full bath); Bedroom 2 on second level (13 x 14) with curtains/drapes and carpet; Bedroom 3 on second level (11 x 11) with blinds and carpet; Additional bedroom listed (details not specified)
• Flooring: Hardwood in many main-level rooms and kitchen; Carpet in bedrooms, living and dining areas; Vinyl in laundry; Some other/unspecified flooring in basement rooms
• Bathrooms: 2 full bathrooms; 1 half bathroom; Features include separate shower, double sink, soaking tub
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Walk-in closets; Bookcases; Granite counters; Separate dining room; Skylights and window treatments (drapes/blinds)
• Laundry & utility: Main-level laundry (5 x 8) with curtains/drapes; Washer and dryer included; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $569k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $379k (33.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $362k (36.3% below list).
• Recommended offer: $362k (36.3% below list) — sets the bar for 1% rule.

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: Isaac Fox Elementary School (math 52% / reading 48%, grade D+, #176 of 2,056 statewide, top 9%, 525 students, 0% FRL); Lake Zurich Middle - S Campus (math 41% / reading 50%, grade D+, #89 of 665 statewide, top 14%, 599 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $17k 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 35 days — a 3% lower offer ($552k) is reasonable based on typical stale-listing flexibility.

Recommended offer $362,355 (36.3% 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. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
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: 0.64% ✗
• Cap rate: 4.02%
• Cash-on-cash: -8.10%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

• ARV (median comp): $604,262
• List price: $569,000
• Delta: -5.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 Tracie Dr	0.18mi	3/2.5	2,073 (0%)	5mo	$575,000	$277	88
1202 Tracie Dr	0.21mi	3/2.5	2,073 (0%)	7mo	$514,900	$248	84
282 Waterford Dr	0.12mi	4/2.5 (+1)	2,162 (+4%)	2mo	$677,000	$313	80
21570 N Inglenook Ln	0.19mi	4/3.0 (+1)	2,150 (+4%)	10mo	$633,000	$294	70
552 Garland Ct	0.61mi	3/2.5	2,096 (+1%)	9mo	$480,000	$229	62
555 Waterford Dr	0.41mi	4/2.5 (+1)	2,208 (+6%)	7mo	$605,000	$274	59
23400 W Cattail Ln	0.73mi	4/2.5 (+1)	2,023 (-2%)	1mo	$680,000	$336	56
551 Shaker Ln	0.56mi	4/2.5 (+1)	1,912 (-8%)	1mo	$577,000	$302	55
1135 Lexington Ln	0.51mi	4/2.0 (+1)	2,150 (+4%)	11mo	$442,000	$206	54
162 Washo Ct	0.24mi	4/2.5 (+1)	2,351 (+13%)	9mo	$575,000	$245	54
1119 Berkshire Ln	0.62mi	4/2.5 (+1)	2,252 (+9%)	0mo	$615,000	$273	51
695 Trailside Dr	0.74mi	4/2.5 (+1)	1,863 (-10%)	3mo	$525,000	$282	41

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: -30.5%
• Equity multiple: -0.01×
• Total profit: $-160,669
• Equity at exit: $84,840

10-year hold

• IRR: -32.7%
• Equity multiple: -0.43×
• Total profit: $-227,906
• Equity at exit: $49,197

Cash invested: $159,320 (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: 13.1×

Monthly cashflow live

• Estimated rent: $3,624 medium
• Mortgage (P&I): −$2,984
• Tax from tax record: −$718 /mo · $8,610/yr
• Insurance: −$237
• HOA: −$0
• Vacancy / Maint / Mgmt: −$761
• Net cashflow: $-1,076

Break-even live

Break-even rent $4,985

Max offer price $378,937

Occupancy floor —

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: $142,250
• Closing costs: $17,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	44d	1	0.75mi
250 Rosehall Dr #260 Lake Zurich, IL	2.0	2.0	1489	$2,700	$1.81	1d	1	0.83mi
375 Pebble Creek Dr Lake Zurich, IL	3.0	1.5	1550	$4,995	$3.22	1d	1	1.34mi

Listing history 14 events

1. 2026-06-18
   days on market $569,000 Active 35 DOM
2. 2026-06-17
   days on market $569,000 Active 34 DOM
3. 2026-06-16
   days on market $569,000 Active 33 DOM
4. 2026-06-15
   days on market $569,000 Active 32 DOM
5. 2026-06-13
   days on market $569,000 Active 30 DOM
6. 2026-06-09
   days on market $569,000 Active 26 DOM
7. 2026-06-08
   days on market $569,000 Active 25 DOM
8. 2026-06-07
   days on market $569,000 Active 24 DOM
9. 2026-06-04
   pricedays on market $569,000 Active 21 DOM
10. 2026-06-03
    days on market $585,000 Active 20 DOM
11. 2026-06-02
    days on market $585,000 Active 19 DOM
12. 2026-06-01
    days on market $585,000 Active 18 DOM
13. 2026-05-31
    days on market $585,000 Active 17 DOM
14. 2026-05-14
    listed $585,000 Active 1961-char remark

ⓘ 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: $8,610 · $718/mo
• Projected year-2 tax: $10,763 · $897/mo
• Expected delta: +$2,153/yr (+$179/mo · 25.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,483
• − Mortgage interest: −$31,873
• − Property taxes: −$8,610
• − Insurance: −$2,845
• − Repairs & maintenance: −$3,479
• − Management: −$3,479
• − Depreciation: −$16,553
• Taxable loss: −$23,356
• Est. tax savings @ 24.0%: +$5,605
• After-tax cash flow: $-7,306/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

-2.7% since first listed

2 events — show timeline

• 2026-06-04 Price Changed $569,000 MRED as Distributed by MLS Grid
• 2026-05-14 Listed $585,000 MRED as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2024): $8,610 · +0.2% YoY. Source: county tax records.