1215 Parkside Ln · Deerfield, IL 60015

$450,000

3 bd · 1.0 ba · 1,776 sqft · SingleFamily public records · 15 Days on market

Built 1958 9,147 sqft lot Est $671k · 33% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +13.3/30.0
• Schools +5.9/10.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to build your own dream home in a prime Deerfield neighborhood! Wonderful location within walking distance to downtown, Metra, parks, restaurants and shopping. Award winning Deerfield schools. Sale of property is Land Only. Existing home on property is occupied - Please do not walk the property without requesting an appointment.

Key facts

• 9,147 sq ft lot
• 2 garage spots
• Built 1958

Tags

• PRIME DEERFIELD NEIGHBORHOOD
• WALKING DISTANCE TO DOWNTOWN
• WALKING DISTANCE TO PARKS
• WALKING DISTANCE TO SHOPPING

Property features AI

Finance

• Other: Lot dimensions approximately 89 x 104 (less than 0.25 acre); Living area source: Assessor; School bus service and commuter bus/train access available
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned) with 2 garage spaces; Asphalt driveway with side driveway and garage door opener; 2 total parking spaces
• Utilities: Water from Lake Michigan; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; One-story design; Fee simple ownership; Property is currently leased; Built approximately 61–70 years ago; Built before 1978
• Construction: Aluminum siding; Asphalt roof; Concrete perimeter foundation
• Exterior features: Patio; Curbs, sidewalks, street lights, paved streets

Interior

• Kitchen: Kitchen with vinyl flooring
• Bedrooms: 3 bedrooms on main level; 1 additional bedroom in the basement (possible 4th bedroom)
• Flooring: Carpet in main living areas and bedrooms; Vinyl flooring in kitchen, dining, basement rooms, and family room
• Bathrooms: 2 full bathrooms (one located in the basement)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Finished full basement; 10 total rooms; CO detectors; Ceiling fan(s); Humidifier
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $1 ($13/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $438k (2.8% below list).
• Recommended offer: $438k (2.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.8% in Deerfield — 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 84/100 on livability (#35 in IL, #705 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities C-, health & safety C-, cost of living F.
• Twp Hsd 113 (suburban): math 60% / reading 63% proficiency, ranked #19 of 620 in IL (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Deerfield High School (math 67% / reading 69%, grade B, #9 of 693 statewide, top 1%, 1,483 students, 0% FRL).
• Market conditions: 117 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 15 days — a 2% lower offer ($443k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $270k; list at $450k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $437,601 (2.8% below list)

Questions for the listing agent

1. Built in 1958 — 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 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?
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: 0.97% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $671,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 Fairoaks Ave	0.22mi	3/2.0	1,802 (+2%)	1mo	$510,000	$283	83
1041 Sheridan Ave	0.20mi	4/2.0 (+1)	1,794 (+1%)	5mo	$380,000	$212	76
1015 Hazel Ave	0.30mi	4/2.0 (+1)	1,718 (-3%)	1mo	$685,000	$399	71
1329 Waukegan Rd	0.24mi	3/1.5	1,920 (+8%)	9mo	$725,000	$378	66
1032 Sheridan Ave	0.22mi	4/2.0 (+1)	1,611 (-9%)	1mo	$425,000	$264	65
1444 Crowe Ave	0.34mi	3/2.5	1,886 (+6%)	6mo	$755,000	$400	63
742 Pine St	0.65mi	3/2.0	1,876 (+6%)	1mo	$430,000	$229	56
1800 Telegraph Rd	0.75mi	3/3.0	1,800 (+1%)	1mo	$900,000	$500	54
1335 Wilmot Rd	0.66mi	3/2.0	1,920 (+8%)	2mo	$790,000	$411	50
934 Wayne Ave	0.37mi	4/2.5 (+1)	1,946 (+10%)	8mo	$730,000	$375	49
953 Clay Ct	0.32mi	4/3.0 (+1)	2,000 (+13%)	5mo	$750,000	$375	47
1533 Crabtree Ln	0.59mi	4/2.0 (+1)	1,518 (-14%)	0mo	$610,000	$402	39

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-72,569
• Equity at exit: $67,096

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-61,967
• Equity at exit: $38,908

Cash invested: $126,000 (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 60015

• Active inventory: 117
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $4,376 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$909 /mo · $10,903/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$919
• Net cashflow: $1

Break-even live

Break-even rent $4,375

Max offer price $450,000

Occupancy floor 95%

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1344 Barclay Ln Unit 1344 Deerfield, IL	2.0	1.5	1232	$2,450	$1.99	21d	1	0.21mi
1430 Waukegan Rd Deerfield, IL	3.0	3.0	1562	$3,800	$2.43	25d	1	0.27mi
1150 Blackthorn Ln Deerfield, IL	3.0	2.5	1566	$4,500	$2.87	25d	1	0.54mi
728 Waukegan Rd Unit 209 Deerfield, IL	3.0	2.5	1767	$5,950	$3.37	17d	1	0.76mi
728 Waukegan Rd Deerfield, IL	3.0	2.0	1767	$7,000	$3.96	25d	1	0.76mi
728 Waukegan Rd Unit 209 Deerfield, IL	3.0	2.5	1767	$5,950	$3.37	22d	1	0.76mi
625 Deerfield Rd Deerfield, IL	1.0–2.0	1.0–2.0	1057	$3,580	$3.39	5d	11	0.77mi
1006 Brookside Ln Deerfield, IL	3.0	2.0	2074	$3,900	$1.88	25d	1	0.83mi
630 Thayer St Deerfield, IL	1.0–3.0	1.5–2.5	1791	$7,500	$4.19	1d	15	1.10mi
631 Thayer St Deerfield, IL	1.0–3.0	1.5–2.5	1791	$7,900	$4.41	1d	1	1.10mi
15 Parkway North Blvd Deerfield, IL	1.0–2.0	1.0–2.0	994	$3,348	$3.37	1d	33	1.32mi

Listing history 13 events

1. 2026-06-18
   days on market $450,000 Active 15 DOM
2. 2026-06-17
   days on market $450,000 Active 14 DOM
3. 2026-06-16
   days on market $450,000 Active 13 DOM
4. 2026-06-15
   days on market $450,000 Active 12 DOM
5. 2026-06-13
   days on market $450,000 Active 10 DOM
6. 2026-06-13
   days on market $450,000 Active 9 DOM
7. 2026-06-09
   days on market $450,000 Active 6 DOM
8. 2026-06-08
   days on market $450,000 Active 5 DOM
9. 2026-06-07
   days on market $450,000 Active 4 DOM
10. 2026-06-04
    days on marketlisting id $450,000 Active 1 DOM
11. 2026-06-03
    days on market $450,000 Active 2 DOM
12. 2026-06-02
    remarks 348-char remark
13. 2026-06-02
    listed $450,000 Active 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: $10,903 · $909/mo
• Projected year-2 tax: $10,903 · $909/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,512
• − Mortgage interest: −$25,207
• − Property taxes: −$10,903
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,201
• − Management: −$4,201
• − Depreciation: −$13,091
• Taxable loss: −$7,341
• Est. tax savings @ 24.0%: +$1,762
• After-tax cash flow: $1,775/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: Twp Hsd 113
• NCES district ID: 1719080
• Math proficiency: 60% ▼ -6.00%
• Reading proficiency: 63% ▼ -5.00%
• Median HH income: $122,404
• Composite: 59.23/100
• National rank: #937
• State rank: #19 of 620 in IL

Livability — Deerfield

• Score: 84/100
• State rank: #35
• US rank: #705

Category grades

Amenities C- Commute A+ Cost of living F 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: Deerfield, IL
• County: Lake County · 591,991 people
• City population: 28,096
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 28,096
• Household income: $183,125
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 450.0

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 (84%)
• Race & ethnicity: White 84% Asian 8% Hispanic / Latino 5% Two or more races 3% Black 1%
• Common ancestry: Romanian 11% Scotch-Irish 10% Italian 4%
• Foreign-born: 14% · China, South Korea, Canada
• Languages at home: 82% English-only · Russian/Polish/Slavic 6% Other Indo-European 3% Spanish 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: ▼ -318.91%
• Current HPI: 184.8993
• 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

+202.0% since first listed

4 events — show timeline

• 2026-06-03 Listed $450,000 MRED as Distributed by MLS Grid
• 2026-06-01 Listed $450,000 MRED as Distributed by MLS Grid
• 2001-08-15 Sold (Public Records) $270,000 Public Records
• 1988-05-01 Sold (Public Records) $149,000 Public Records

Property tax history

+1.9%/yr

Latest (2024): $10,903 · +2.1% YoY. Source: county tax records.