None · Barrington, IL 60010

$1,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily · 12 Days on market

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

TEST TEST TEST TEST TEST TESTING

Key facts

• 2 garage spots
• Listed 12 days

🏷️ Possibly a rental listed for sale. The $1,000 price doesn't fit this home's estimated sale value (~$334,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1k).
• Cap rate 2364.5% vs local median 2.4% in Barrington — 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 (#156 in IL, #2,854 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, schools A; Watch: health & safety D+, amenities D-, cost of living F.
• Barrington CUSD 220 (suburban): math 46% / reading 49% proficiency, ranked #42 of 620 in IL (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 243 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 948 units permitted in Lake County in 2024 (424 in 5+ unit buildings).
• This rent is only 17% of the median local income ($178k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7 of loan paydown is wiped out by about $30 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 $280 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $1,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. 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?
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: 249.64% ✓
• Cap rate: 2364.54%
• Cash-on-cash: 8422.31%
• DSCR: 375.75
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $334,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 W Main St	0.58mi	2/2.0	1,138 (+14%)	13mo	$380,000	$334	35
421 N Hough St	0.72mi	3/1.0 (+1)	1,144 (+14%)	13mo	$265,000	$232	26
114 Harrison St	0.65mi	3/1.5 (+1)	1,140 (+14%)	19mo	$385,000	$338	23

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: —
• Equity multiple: 447.57×
• Total profit: $125,041
• Equity at exit: $149

10-year hold

• IRR: —
• Equity multiple: 966.02×
• Total profit: $270,206
• Equity at exit: $86

Cash invested: $280 (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 60010

• Active inventory: 243

Monthly cashflow live

• Estimated rent: $2,496 high
• Mortgage (P&I): −$5
• Tax est. 1.5%: −$1 /mo · $15/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $1,965

Break-even live

Break-even rent $9

Max offer price $1,000

Occupancy floor 16%

Sensitivity live

Price	-10% $1,966	-5% $1,966	+0% $1,965	+5% $1,965	+10% $1,965
Rent	-10% $1,768	-5% $1,867	+0% $1,965	+5% $2,064	+10% $2,162
Rate	-1.0pp $1,966	-0.5pp $1,965	base $1,965	+0.5pp $1,965	+1.0pp $1,965

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: $250
• Closing costs: $30
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 N Hager Ave Barrington, IL	3.0	2.0	1473	$3,400	$2.31	44d	1	0.53mi
320 W Main St Unit 2 Barrington, IL	1.0	1.0	700	$1,700	$2.43	44d	1	0.64mi
101 W Liberty St Barrington, IL	1.0–2.0	1.0–2.0	991	$3,250	$3.28	1d	16	0.74mi
530 Shorely Dr #104 Barrington, IL	2.0	2.0	1100	$2,300	$2.09	44d	1	0.75mi
510 Shorely Dr #201 Barrington, IL	2.0	2.0	1200	$2,390	$1.99	2d	1	0.75mi
510 Shorely Dr #201 Barrington, IL	2.0	2.0	1200	$2,490	$2.08	10d	1	0.75mi
212 Franklin St Unit 2 Barrington, IL	1.0	1.0	960	$2,295	$2.39	1d	1	0.87mi
212 Franklin St Barrington, IL	1.0	1.0	960	$2,295	$2.39	25d	1	0.87mi
212 Franklin St Barrington, IL	1.0	1.0	960	$2,295	$2.39	44d	1	0.87mi
600 W Russell St #210 Barrington, IL	2.0	1.5	1160	$2,300	$1.98	25d	1	0.89mi
100 E Station St #316 Barrington, IL	2.0	2.0	1455	$3,000	$2.06	25d	1	0.91mi
327 E Lake St Barrington, IL	3.0	1.0	1000	$2,350	$2.35	10d	1	1.07mi
327 E Lake St Unit 327 Barrington, IL	3.0	1.0	1000	$2,350	$2.35	5d	1	1.08mi
336 E Russell St Unit 2 Barrington, IL	3.0	2.0	1475	$2,700	$1.83	5d	1	1.17mi
342 E Russell St Unit 2 Barrington, IL	3.0	1.5	1400	$2,400	$1.71	25d	1	1.19mi
528 E Main St Barrington, IL	2.0	1.5	1200	$2,200	$1.83	21d	1	1.23mi

Listing history 4 events

1. 2026-06-09
   days on market $1,000 Active 12 DOM
2. 2026-06-08
   days on market $1,000 Active 11 DOM
3. 2026-06-07
   remarks 32-char remark
4. 2026-06-07
   listed $1,000 Active 10 DOM

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

Taxation est. · year 1

• Rental income: $29,956
• − Mortgage interest: −$56
• − Property taxes: −$15
• − Insurance: −$5
• − Repairs & maintenance: −$2,396
• − Management: −$2,396
• − Depreciation: −$29
• Taxable income: $25,058
• Est. tax owed @ 24.0%: −$6,014
• After-tax cash flow: $17,569/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: Barrington CUSD 220
• NCES district ID: 1705050
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 49% ▼ -11.00%
• Median HH income: $114,016
• Composite: 46.83/100
• National rank: #2376
• State rank: #42 of 620 in IL

Livability — Barrington

• Score: 77/100
• State rank: #156
• US rank: #2854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barrington, IL
• County: Lake County · 591,991 people
• City population: 45,747
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 45,747
• Household income: $177,566
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 553.0

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 (77%)
• Race & ethnicity: White 77% Asian 14% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 11% Slovak 2% Portuguese 2%
• Foreign-born: 17% · South Korea, China, Canada
• Languages at home: 79% English-only · Other Indo-European 5% Russian/Polish/Slavic 5% Other Asian/Pacific 3%

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: ▼ -179.65%
• Current HPI: 181.3706
• 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

1 event — show timeline

• 2026-05-22 Listed $1,000 MRED as Distributed by MLS Grid