125 Sunnyside Ave · Crystal Lake, IL 60014

$220,000

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 1 Days on market

Built 1950 6,500 sqft lot Est $228k · at est. $11/mo HOA · 1% 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 +12.7/30.0
• ARV discount +9.2/15.0
• Livability +4.1/5.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this great opportunity to own your own home and build sweat equity or investors to rehab and convert to rental property. Elbow grease and modern re-interpretation will go a long way into making this cozy cottage a home again. Home is located in a well-established neighborhood with a private beach and access to Crystal Lake where you will enjoy fishing, sailing, boating, water skiing, canoeing and swimming. You can even get a front row seat to the fireworks display on July 4th. The galley kitchen offers plenty of storage with a great view of the yard and allows you to visit with friends and family when cooking that fresh caught fish for dinner. Home is set back off the road so there is plenty of room to build that oversized garage you have always wanted. Home is close to Lippold Family Park for watching the kid's baseball/soccer games, Crystal Lake beaches and shopping. This is a Fannie Mae HomePath Property.

Key facts

• Crystal lake beach
• Recent updates
• Spacious lot

Tags

• CRYSTAL LAKE BEACH
• RECENT UPDATES
• SPACIOUS LOT
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-24 ($-292/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (11.6% below list).
• Recommended offer: $194k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.0% in Crystal Lake — 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 82/100 on livability (#80 in IL, #1,289 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities D+, commute F.
• Chsd 155 (suburban): math 41% / reading 42% proficiency, ranked #98 of 620 in IL (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crystal Lake Central High School (math 34% / reading 35%, grade F, #126 of 693 statewide, top 21%, 1,470 students, 0% FRL).
• Market conditions: Rents rising (+3.9%/yr); 144 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,595 units permitted in McHenry County in 2024 (485 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 $7k of value loss. Plan a longer hold.
• McHenry County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago; this cycle's ask is 487% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $39k; list at $220k implies a 464% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $194,378 (11.6% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $228,448
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 Cedar Dr	0.22mi	2/2.0	912 (-3%)	1mo	$361,000	$396	79
117 Lakewood Ave	0.11mi	2/1.0	809 (-14%)	0mo	$250,000	$309	71
153 N Greenfield Ave	0.23mi	2/1.0	833 (-12%)	16mo	$155,000	$186	56
48 Burr Oak Dr	0.28mi	2/1.0	1,026 (+9%)	19mo	$248,000	$242	56
1328 Teakwood Ln	0.42mi	3/1.5 (+1)	864 (-8%)	4mo	$264,000	$306	56
1393 Mulberry Ln	0.54mi	3/1.0 (+1)	888 (-6%)	7mo	$165,000	$186	54
1377 Gardina Vis	0.61mi	3/1.0 (+1)	1,020 (+8%)	8mo	$263,000	$258	46
1370 Teakwood Ln	0.50mi	3/2.0 (+1)	1,014 (+7%)	17mo	$240,000	$237	42
1398 Floresta Vista Ln	0.59mi	3/1.0 (+1)	1,075 (+14%)	6mo	$254,000	$236	39
283 Millard Ave	0.67mi	3/1.0 (+1)	1,025 (+9%)	22mo	$265,000	$259	31
340 Corrine Ave	0.72mi	3/1.0 (+1)	1,053 (+12%)	21mo	$245,000	$233	24

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 · 3.89% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-35,390
• Equity at exit: $32,803

10-year hold

• IRR: -6.1%
• Equity multiple: 0.59×
• Total profit: $-25,258
• Equity at exit: $19,022

Cash invested: $61,600 (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 60014

• Rents YoY: 3.9%
• Active inventory: 144
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,944 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$304 /mo · $3,643/yr
• Insurance: −$92
• HOA: −$11
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-24

Break-even live

Break-even rent $1,975

Max offer price $215,700

Occupancy floor 96%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Pauline Ave Crystal Lake, IL	3.0	1.0	960	$2,100	$2.19	43d	1	1.01mi
300 Pauline Ave Unit B Crystal Lake, IL	1.0	1.0	1000	$1,275	$1.27	24d	1	1.07mi

HOA detail

• Monthly dues: $11 · $132/yr
• Likely covers: water

Listing history 6 events

1. 2026-06-17
   statusdays on market $220,000 Active 1 DOM
2. 2026-06-17
   days on market $220,000 Active (Private) 5 DOM
3. 2026-06-16
   days on market $220,000 Active (Private) 4 DOM
4. 2026-06-15
   days on market $220,000 Active (Private) 3 DOM
5. 2026-06-13
   remarks 565-char remark
6. 2026-06-13
   listed $220,000 Active (Private) 1 DOM

ⓘ 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: $3,643 · $304/mo
• Projected year-2 tax: $4,318 · $360/mo
• Expected delta: +$676/yr (+$56/mo · 18.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,325
• − Mortgage interest: −$12,323
• − Property taxes: −$3,643
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − HOA: −$132
• − Depreciation: −$6,400
• Taxable loss: −$4,005
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $669/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: Chsd 155
• NCES district ID: 1711370
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $87,560
• Composite: 39.33/100
• National rank: #3982
• State rank: #98 of 620 in IL

Livability — Crystal Lake

• Score: 82/100
• State rank: #80
• US rank: #1289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal Lake, IL
• County: McHenry County · 204,279 people
• City population: 48,590
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 48,590
• Household income: $109,016
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 922.0

Population outlook (McHenry County) Hauer SSP2

• Today (2025): 305,342 people
• By 2030: 301,491 · -1.3%
• By 2040: 288,211 · -5.6%
• By 2050: 268,430 · -12.1%
• By 2075: 226,209 · -25.9%
• By 2100: 181,247 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Romanian 12% Portuguese 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 85% English-only · Spanish 10% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · McHenry

• 2024 margin: Lean R (+5.3) · D 46.6% · R 51.9% · Other 1.5%
• 2008→2024 swing: -10.6pp toward R · 2008: 5.3pp · 2024: -5.3pp
• All cycles: 2024: R+5.3 2020: R+2.5 2016: R+8.1 2012: R+8.8 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -247.92%
• Current HPI: 207.5209
• Rent YoY: ▲ 3.89%
• 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

+587.5% since first listed

8 events — show timeline

• 2026-06-12 Coming Soon $220,000 MRED as Distributed by MLS Grid
• 2024-12-31 Contingent — MRED as Distributed by MLS Grid
• 2024-12-30 Listing Removed — MRED as Distributed by MLS Grid
• 2024-12-03 Listed — MRED as Distributed by MLS Grid
• 2020-12-30 Sold (MLS) $39,000 MRED as Distributed by MLS Grid
• 2020-12-10 Pending — MRED as Distributed by MLS Grid
• 2020-11-25 Listed $37,500 MRED as Distributed by MLS Grid
• 1993-12-13 Sold (Public Records) $32,000 Public Records

Property tax history

+4.1%/yr

Latest (2024): $3,643 · +4.5% YoY. Source: county tax records.