219 Deer Run Trl · Poplar Grove, IL 61065

$450,000

4 bd · 1.5 ba · 2,352 sqft · Other public records · 74 Days on market

Built 2024 0.26 ac lot $191/sqft · 29% above area Est $349k · 29% over $28/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 +20.8/30.0
• DSCR +6.6/10.0
• Appreciation +6.6/10.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Motivated sellers - opportunity is knocking. Better than new construction... because this one already has the upgrades done for you. Welcome to where thoughtful design meets real substance behind the walls. This isn't just a beautiful home - it's a smart one. From the moment you walk in, it feels different. Natural light fills an open, airy layout with spacious rooms, luxury vinyl flooring throughout (no carpet), and custom plantation shutters that create a clean, elevated look without sacrificing comfort. The kitchen hits exactly what today's buyers want - and then goes further. Upgraded sapphire cabinetry, quartz countertops, gold fixtures, a large gathering island, and a sleek induction cooktop deliver both style and performance. But what truly sets this home apart... It was built for how people actually live. CAT6 wiring throughout eliminates WiFi dead zones - ideal for remote work, streaming, and everyday life without frustration. Enhanced attic insulation boosts efficiency year-round, and the modern heat pump system provides smart, reliable comfort. Behind the scenes, the upgrades continue: * Dual 200-amp electrical panels for future flexibility * Extra-tall garage ceilings for real, usable storage * Energy-efficient washer & dryer (July 2025) The basement is already roughed in for a fourth bathroom and ready to finish - rec room, theater, gym, guest suite... or all of it. Space that grows with you. Step outside to a fully fenced 6-foot backyard offering privacy and possibility - whether it's a firepit, garden, pool, or your own quiet escape. This is where upgrades aren't just cosmetic - they're intentional, functional, and built to last. Located in the heart of Poplar Grove, you'll enjoy peaceful surroundings, walking paths, parks, and a true neighborhood feel - where life slows down just enough without losing connection. With motivated sellers, this is your chance to step into a move-in-ready home that already outpaces new construction. Schedule your showing today - and feel the difference for yourself.

Key facts

• Induction cooktop
• Quartz countertops
• Cat6 wiring

Tags

• UPGRADED SAPPHIRE CABINETRY
• QUARTZ COUNTERTOPS
• INDUCTION COOKTOP
• CAT6 WIRING
• UPGRADED ATTIC INSULATION
• DUAL 200-AMP ELECTRICAL PANELS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $450k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/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 $444k (1.4% below list).
• Recommended offer: $423k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#598 in IL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: schools F, amenities F, commute F.
• North Boone CUSD 200 (rural): math 14% / reading 21% proficiency, ranked #440 of 620 in IL (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 39 active listings in the ZIP; 56 units permitted in Boone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($3k loan paydown + $15k appreciation (3.2% local appreciation)).
• Boone County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $126k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($423k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $25k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $423,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.99% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (median comp): $348,986
• List price: $450,000
• Delta: 28.94%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

3.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.79×
• Total profit: $99,052
• Equity at exit: $208,113

10-year hold

• IRR: 15.3%
• Equity multiple: 3.31×
• Total profit: $290,584
• Equity at exit: $325,291

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 61065

• Home prices YoY: 1.4%
• Active inventory: 39
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $4,439 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$312 /mo · $3,739/yr
• Insurance: −$188
• HOA: −$28
• Vacancy / Maint / Mgmt: −$932
• Net cashflow: $620

Break-even live

Break-even rent $3,654

Max offer price $450,000

Occupancy floor 81%

Sensitivity live

Price	-10% $875	-5% $747	+0% $620	+5% $493	+10% $365
Rent	-10% $269	-5% $445	+0% $620	+5% $795	+10% $971
Rate	-1.0pp $847	-0.5pp $734	base $620	+0.5pp $503	+1.0pp $385

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: —

HOA detail

• Monthly dues: $28 · $336/yr
• Likely covers: electricinternetpoolgym

Listing history 34 events

1. 2026-06-21
   days on market $450,000 Active 74 DOM
2. 2026-06-18
   days on market $450,000 Active 72 DOM
3. 2026-06-17
   days on market $450,000 Active 71 DOM
4. 2026-06-16
   days on market $450,000 Active 70 DOM
5. 2026-06-15
   days on market $450,000 Active 69 DOM
6. 2026-06-13
   days on market $450,000 Active 67 DOM
7. 2026-06-12
   days on market $450,000 Active 66 DOM
8. 2026-06-09
   days on market $450,000 Active 63 DOM
9. 2026-06-08
   days on market $450,000 Active 62 DOM
10. 2026-06-07
    days on market $450,000 Active 61 DOM
11. 2026-06-04
    days on market $450,000 Active 57 DOM
12. 2026-06-02
    days on market $450,000 Active 56 DOM
13. 2026-06-01
    days on market $450,000 Active 55 DOM
14. 2026-05-31
    days on market $450,000 Active 54 DOM
15. 2026-05-31
    days on market $450,000 Active 53 DOM
16. 2026-05-17
    price $450,000 2095-char remark

    Show marketing remark (2095 chars)

    Motivated sellers - opportunity is knocking. Better than new construction... because this one already has the upgrades done for you. Welcome to where thoughtful design meets real substance behind the walls. This isn't just a beautiful home - it's a smart one. From the moment you walk in, it feels different. Natural light fills an open, airy layout with spacious rooms, luxury vinyl flooring throughout (no carpet), and custom plantation shutters that create a clean, elevated look without sacrificing comfort. The kitchen hits exactly what today's buyers want - and then goes further. Upgraded sapphire cabinetry, quartz countertops, gold fixtures, a large gathering island, and a sleek induction cooktop deliver both style and performance. But what truly sets this home apart... It was built for how people actually live. CAT6 wiring throughout eliminates WiFi dead zones - ideal for remote work, streaming, and everyday life without frustration. Enhanced attic insulation boosts efficiency year-round, and the modern heat pump system provides smart, reliable comfort. Behind the scenes, the upgrades continue: * Dual 200-amp electrical panels for future flexibility * Extra-tall garage ceilings for real, usable storage * Energy-efficient washer & dryer (July 2025) The basement is already roughed in for a fourth bathroom and ready to finish - rec room, theater, gym, guest suite... or all of it. Space that grows with you. Step outside to a fully fenced 6-foot backyard offering privacy and possibility - whether it's a firepit, garden, pool, or your own quiet escape. This is where upgrades aren't just cosmetic - they're intentional, functional, and built to last. Located in the heart of Poplar Grove, you'll enjoy peaceful surroundings, walking paths, parks, and a true neighborhood feel - where life slows down just enough without losing connection. With motivated sellers, this is your chance to step into a move-in-ready home that already outpaces new construction. Schedule your showing today - and feel the difference for yourself.

17. 2026-04-07
    listed $475,000 Active 2095-char remark

    Show marketing remark (2095 chars)

    Motivated sellers - opportunity is knocking. Better than new construction... because this one already has the upgrades done for you. Welcome to where thoughtful design meets real substance behind the walls. This isn't just a beautiful home - it's a smart one. From the moment you walk in, it feels different. Natural light fills an open, airy layout with spacious rooms, luxury vinyl flooring throughout (no carpet), and custom plantation shutters that create a clean, elevated look without sacrificing comfort. The kitchen hits exactly what today's buyers want - and then goes further. Upgraded sapphire cabinetry, quartz countertops, gold fixtures, a large gathering island, and a sleek induction cooktop deliver both style and performance. But what truly sets this home apart... It was built for how people actually live. CAT6 wiring throughout eliminates WiFi dead zones - ideal for remote work, streaming, and everyday life without frustration. Enhanced attic insulation boosts efficiency year-round, and the modern heat pump system provides smart, reliable comfort. Behind the scenes, the upgrades continue: * Dual 200-amp electrical panels for future flexibility * Extra-tall garage ceilings for real, usable storage * Energy-efficient washer & dryer (July 2025) The basement is already roughed in for a fourth bathroom and ready to finish - rec room, theater, gym, guest suite... or all of it. Space that grows with you. Step outside to a fully fenced 6-foot backyard offering privacy and possibility - whether it's a firepit, garden, pool, or your own quiet escape. This is where upgrades aren't just cosmetic - they're intentional, functional, and built to last. Located in the heart of Poplar Grove, you'll enjoy peaceful surroundings, walking paths, parks, and a true neighborhood feel - where life slows down just enough without losing connection. With motivated sellers, this is your chance to step into a move-in-ready home that already outpaces new construction. Schedule your showing today - and feel the difference for yourself.

18. 2026-04-07
    historical

    Show marketing remark (2095 chars)

    Motivated sellers - opportunity is knocking. Better than new construction... because this one already has the upgrades done for you. Welcome to where thoughtful design meets real substance behind the walls. This isn't just a beautiful home - it's a smart one. From the moment you walk in, it feels different. Natural light fills an open, airy layout with spacious rooms, luxury vinyl flooring throughout (no carpet), and custom plantation shutters that create a clean, elevated look without sacrificing comfort. The kitchen hits exactly what today's buyers want - and then goes further. Upgraded sapphire cabinetry, quartz countertops, gold fixtures, a large gathering island, and a sleek induction cooktop deliver both style and performance. But what truly sets this home apart... It was built for how people actually live. CAT6 wiring throughout eliminates WiFi dead zones - ideal for remote work, streaming, and everyday life without frustration. Enhanced attic insulation boosts efficiency year-round, and the modern heat pump system provides smart, reliable comfort. Behind the scenes, the upgrades continue: * Dual 200-amp electrical panels for future flexibility * Extra-tall garage ceilings for real, usable storage * Energy-efficient washer & dryer (July 2025) The basement is already roughed in for a fourth bathroom and ready to finish - rec room, theater, gym, guest suite... or all of it. Space that grows with you. Step outside to a fully fenced 6-foot backyard offering privacy and possibility - whether it's a firepit, garden, pool, or your own quiet escape. This is where upgrades aren't just cosmetic - they're intentional, functional, and built to last. Located in the heart of Poplar Grove, you'll enjoy peaceful surroundings, walking paths, parks, and a true neighborhood feel - where life slows down just enough without losing connection. With motivated sellers, this is your chance to step into a move-in-ready home that already outpaces new construction. Schedule your showing today - and feel the difference for yourself.

19. 2026-03-17
    price
20. 2026-03-11
    listed Active
21. 2026-03-11
    historical
22. 2026-02-20
    listed Active
23. 2024-08-30
    soldstatus $453,669 Closed
24. 2024-01-18
    historical
25. 2024-01-18
    listed $376,990
26. 2011-04-03
    historical
27. 2010-08-09
    price Price Change
28. 2010-02-25
    price Price Change
29. 2010-02-15
    price Price Change
30. 2009-07-07
    price Price Change
31. 2009-03-01
    price
32. 2008-09-30
    listed
33. 2007-07-12
    historical
34. 2007-01-12
    listed

ⓘ 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: $3,739 · $312/mo
• Projected year-2 tax: $6,977 · $581/mo
• Expected delta: +$3,238/yr (+$270/mo · 86.6%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,269
• − Mortgage interest: −$25,207
• − Property taxes: −$3,739
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,261
• − Management: −$4,261
• − HOA: −$336
• − Depreciation: −$13,091
• Taxable income: $123
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $7,410/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: North Boone CUSD 200
• NCES district ID: 1728700
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $59,553
• Composite: 16.73/100
• National rank: #9163
• State rank: #440 of 620 in IL

Livability — Poplar Grove

• Score: 65/100
• State rank: #598
• US rank: #12394

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poplar Grove, IL
• Population (ZIP): 10,927

Population outlook (Boone County) Hauer SSP2

• Today (2025): 52,507 people
• By 2030: 51,509 · -1.9%
• By 2040: 48,611 · -7.4%
• By 2050: 44,363 · -15.5%
• By 2075: 33,262 · -36.7%
• By 2100: 21,495 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 4%
• Common ancestry: Romanian 10% Portuguese 3% Lithuanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 10% Russian/Polish/Slavic 4%

Political lean MEDSL · Boone

• 2024 margin: R (+14.5) · D 42.0% · R 56.5% · Other 1.6%
• 2008→2024 swing: -18.7pp toward R · 2008: 4.2pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+13.4 2016: R+14.6 2012: R+5.7 2008: D+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.23%
• Current HPI: 232.9144
• Rent YoY: —
• Metro: —
• 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

+19.4% since first listed

19 events — show timeline

• 2026-05-17 Price Changed $450,000 MRED as Distributed by MLS Grid
• 2026-04-07 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-07 Listed $475,000 MRED as Distributed by MLS Grid
• 2026-03-17 Price Changed — MRED as Distributed by MLS Grid
• 2026-03-11 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-11 Listed — MRED as Distributed by MLS Grid
• 2026-02-20 Listed — MRED as Distributed by MLS Grid
• 2024-08-30 Sold (MLS) $453,669 MRED as Distributed by MLS Grid
• 2024-01-18 Listed $376,990 MRED as Distributed by MLS Grid
• 2024-01-18 Listing Removed — MRED as Distributed by MLS Grid
• 2011-04-03 Listing Removed — MRED as Distributed by MLS Grid
• 2010-08-09 Price Changed — MRED as Distributed by MLS Grid
• 2010-02-25 Price Changed — MRED as Distributed by MLS Grid
• 2010-02-15 Price Changed — MRED as Distributed by MLS Grid
• 2009-07-07 Price Changed — MRED as Distributed by MLS Grid
• 2009-03-01 Price Changed — MRED as Distributed by MLS Grid
• 2008-09-30 Listed — MRED as Distributed by MLS Grid
• 2007-07-12 Listing Removed — MRED as Distributed by MLS Grid
• 2007-01-12 Listed — MRED as Distributed by MLS Grid

Property tax history

+45.4%/yr

Latest (2024): $3,739 · +7297.4% YoY. Source: county tax records.