941 Emerald Dr · Pingree Grove, IL 60140

$299,900

3 bd · 2.0 ba · 1,617 sqft · Townhouse · 2 Days on market

Est $302k · at est.

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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 +14.1/30.0
• ARV discount +7.9/15.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Prepare to fall in LOVE with this upgraded end unit with fabulous appeal everywhere! Secluded balcony patio is perfect for relaxing or sipping your morning cup, with views of the lake nearby. Upstairs features two generously sized bedrooms and dual vanity bathroom, while lower level has garden windows, a charming fireplace and additional bedroom and bath, with access to two car garage. Nestled into the desirable community of Cambridge Lakes, Waterford subdivision, with pool and exercise facility equipped clubhouse, gazebo, school and baseball fields just moments from front door, this home ticks all the boxes!

Key facts

• Charming fireplace
• Garden windows
• Equipped clubhouse

Tags

• SECLUDED BALCONY PATIO
• VIEWS OF THE LAKE
• GARDEN WINDOWS
• CHARMING FIREPLACE
• POOL AND EXERCISE FACILITY
• EQUIPPED CLUBHOUSE

Property features AI

Finance

• Other: Located in Rutland township
• HOA & community: Monthly association fee; Pets allowed (cats and dogs)

Exterior

• Parking: 2 garage spaces; Owned garage
• Home design: Attached single property; Townhouse — 2 story

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; Basement bathroom present
• Interior features: Daylight basement; Dining room; Family room; Living room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $43 ($516/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 $268k (10.7% below list).
• Recommended offer: $268k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.4% in Pingree Grove — 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 64/100 on livability (#694 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• CUSD 300 (suburban): math 24% / reading 27% proficiency, ranked #261 of 620 in IL (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 254 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,944 units permitted in Kane County in 2024 (357 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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $267,787 (10.7% below list)

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. 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?
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $302,379
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1260 Derry Ln	0.09mi	3/2.5	1,757 (+9%)	1mo	$299,000	$170	79
616 Yorkshire Ln #616	0.32mi	3/2.5	1,584 (-2%)	2mo	$295,000	$186	78
1286 Shamrock Ln	0.13mi	2/2.5 (-1)	1,483 (-8%)	0mo	$285,000	$192	73
1678 Windward Dr	0.73mi	3/2.0	1,617 (0%)	0mo	$302,000	$187	66
526 Lancaster Dr	0.42mi	3/2.5	1,757 (+9%)	1mo	$295,000	$168	63
560 Lancaster Dr	0.39mi	3/2.5	1,757 (+9%)	2mo	$301,999	$172	63
1655 Windward Dr	0.70mi	3/2.5	1,728 (+7%)	3mo	$272,000	$157	52
1021 Crestview Ln	0.39mi	2/2.0 (-1)	1,375 (-15%)	0mo	$305,000	$222	52
1664 Ruby Dr	0.71mi	3/2.5	1,757 (+9%)	2mo	$283,000	$161	49
1643 Sandcastle Ln	0.70mi	2/1.5 (-1)	1,474 (-9%)	0mo	$288,000	$195	45
1573 Francis Dr	0.52mi	2/2.0 (-1)	1,859 (+15%)	1mo	$374,900	$202	45
1882 Southern Cir #1882	0.68mi	2/2.0 (-1)	1,375 (-15%)	2mo	$299,000	$217	37

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-45,819
• Equity at exit: $44,716

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-36,210
• Equity at exit: $25,930

Cash invested: $83,972 (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 60140

• Home prices YoY: -24.6%
• Active inventory: 254
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,678 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $43

Break-even live

Break-even rent $2,623

Max offer price $299,900

Occupancy floor 93%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1236 Derry Ln Pingree Grove, IL	2.0	1.5	1481	$2,350	$1.59	7d	1	0.07mi
903 Emerald Dr Unit 903 Pingree Grove, IL	3.0	2.5	1757	$2,295	$1.31	6d	1	0.09mi
896 Clover Ln Pingree Grove, IL	2.0	1.5	1487	$2,750	$1.85	44d	1	0.21mi
914 Clover Ln Unit 914 Pingree Grove, IL	3.0	2.5	1757	$2,295	$1.31	4d	1	0.22mi
1065 Port Royal Rd Pingree Grove, IL	3.0	2.5	1780	$3,000	$1.69	1d	1	0.39mi
560 Lancaster Dr Unit 560 Pingree Grove, IL	3.0	2.5	1757	$2,695	$1.53	44d	1	0.41mi
460 Lancaster Dr Pingree Grove, IL	3.0	2.5	1518	$2,650	$1.75	1d	1	0.46mi
1770 Southern Cir Unit 1 Pingree Grove, IL	2.0	2.0	1285	$2,500	$1.95	22d	1	0.59mi
1597 Windward Dr Pingree Grove, IL	3.0	2.5	1757	$2,395	$1.36	21d	1	0.63mi
1665 Ruby Dr Unit 1 Pingree Grove, IL	3.0	2.5	1728	$2,750	$1.59	11d	1	0.69mi
1125 Alta Vista Dr Pingree Grove, IL	3.0	2.5	1757	$2,650	$1.51	19d	1	0.74mi
1716 Windward Dr Unit 1716 Pingree Grove, IL	3.0	2.5	1728	$2,850	$1.65	13d	1	0.75mi
1716 Windward Dr Pingree Grove, IL	3.0	2.5	1765	$2,850	$1.61	4d	1	0.75mi
1813 Spinnaker St Pingree Grove, IL	3.0	2.5	1757	$2,500	$1.42	1d	1	0.84mi
1333 Cape Cod Ln Pingree Grove, IL	3.0	2.5	1847	$2,650	$1.43	1d	1	1.02mi
2250 Aurora Dr #8 Pingree Grove, IL	2.0	2.0	1100	$1,900	$1.73	1d	1	1.27mi
2245 Aurora Dr #22 Pingree Grove, IL	2.0	2.0	1250	$1,900	$1.52	44d	1	1.28mi
1555 Sequoia Way Pingree Grove, IL	2.0	2.5	1579	$2,499	$1.58	4d	1	1.33mi
1537 Yosemite Way Unit NA Pingree Grove, IL	3.0	2.5	1756	$2,795	$1.59	1d	1	1.35mi
2305 Upland Rd Pingree Grove, IL	3.0	2.5	1756	$2,500	$1.42	44d	1	1.35mi
2367 Upland Rd Pingree Grove, IL	3.0	2.5	1756	$2,750	$1.57	44d	1	1.39mi
2346 Upland Rd #2274 Pingree Grove, IL	3.0	2.5	1756	$2,750	$1.57	7d	1	1.39mi
2372 Upland Rd Pingree Grove, IL	3.0	2.5	1740	$2,595	$1.49	2d	1	1.41mi

Listing history 3 events

1. 2026-06-18
   days on market $299,900 Coming Soon 2 DOM
2. 2026-06-17
   remarks 616-char remark
3. 2026-06-17
   listed $299,900 Coming Soon 1 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: $32,134
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,571
• − Management: −$2,571
• − Depreciation: −$8,724
• Taxable loss: −$4,528
• Est. tax savings @ 24.0%: +$1,087
• After-tax cash flow: $1,603/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: CUSD 300
• NCES district ID: 1708550
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 27% ▼ -11.00%
• Median HH income: $77,706
• Composite: 25.12/100
• National rank: #7524
• State rank: #261 of 620 in IL

Livability — Pingree Grove

• Score: 64/100
• State rank: #694
• US rank: #14145

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pingree Grove, IL
• County: Kane County · 361,735 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 22,689
• Household income: $111,241
• Rent vs Own: 10.9% rent · 89.1% own
• Severe rent burden: 16.0

Population outlook (Kane County) Hauer SSP2

• Today (2025): 559,449 people
• By 2030: 568,757 · +1.7%
• By 2040: 575,969 · +3.0%
• By 2050: 563,477 · +0.7%
• By 2075: 492,321 · -12.0%
• By 2100: 380,943 · -31.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Two or more races 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 12% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 11% Russian/Polish/Slavic 2% Tagalog/Filipino 2%

Political lean MEDSL · Kane

• 2024 margin: Lean D (+9.4) · D 54.0% · R 44.6% · Other 1.4%
• 2008→2024 swing: -2.4pp toward R · 2008: 11.8pp · 2024: 9.4pp
• All cycles: 2024: D+9.4 2020: D+14.4 2016: D+8.9 2012: D+0.9 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.68%
• Current HPI: 219.0902
• 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