57 Vail Colony #7 · Fox Lake, IL 60020

$90,000

3 bd · 1.0 ba · 504 sqft · Condo public records · 6 Days on market

Built 1970 $336/mo HOA · 12% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to resort-style living in the highly sought-after Vacation Village subdivision in Fox Lake. This two-story attached condo offers the perfect opportunity to enjoy low-maintenance living with access to an incredible lineup of amenities and direct entry to the Chain of Lakes. Inside, the home features a well-appointed kitchen and bathroom with granite countertops, oak cabinetry, and a built-in microwave, blending functionality with timeless style. The layout is ideal for everyday living or weekend getaways, all within a secure, gated community. Step outside and experience everything Vacation Village has to offer, including a heated outdoor pool with kiddie pool, clubhouse with big scre

Key facts

• $336 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: 9 units in the building; Living area source: Assessor; Management: Manager on-site Monday through Friday; Subdivision: Vacation Village; Located in Fox Lake (Antioch township); Directions: Rt 83 S to Grass Lake Rd W to State Park Rd, left to property
• Financial info: Special service area: No
• HOA & community: Monthly association fee of $336; Association covers parking, insurance, security, clubhouse, pool, exterior maintenance, lawn care, snow removal, and lake rights; Community amenities: boat dock, coin laundry, on-site manager/engineer, park, party room, pool, tennis courts, clubhouse, in-ground pool, patio; Pets allowed (cats and dogs) with deposits; weight limit up to 80 lbs; number/size limits may apply

Exterior

• Parking: 2 parking spaces
• Security: On-site manager (Monday through Friday); Association includes security
• Utilities: Public water; Public sewer
• Home design: Attached single (condo); Condo ownership; Entry level: 1; Model: CLIPPER
• Construction: Built 51–60 years ago; Rehab completed in 2021; Cedar construction; Asphalt roof; Property built before 1978
• Exterior features: Common lot area; School bus access

Interior

• Kitchen: Kitchen on main level with ceramic tile flooring (8 x 5)
• Bedrooms: 1 bedroom (master on second level); Additional bedroom spaces listed (Bedroom 2, Bedroom 3, Bedroom 4)
• Flooring: Ceramic tile in kitchen and living room; Hardwood flooring in master bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: 3 total rooms; School bus service
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Cap rate 21.9% vs local median 6.0% in Fox 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 74/100 on livability (#247 in IL, #4,462 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: amenities D+, health & safety F.
• Grant Chsd 124 (suburban): math 23% / reading 27% proficiency, ranked #296 of 620 in IL (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lotus School (math 2% / reading 8%, grade F, #1,741 of 2,056 statewide, top 93%, 359 students, 0% FRL); Stanton School (math 12% / reading 13%, grade F, #545 of 665 statewide, top 83%, 290 students, 0% FRL); Grant Community High School (math 23% / reading 27%, grade F, #247 of 693 statewide, top 36%, 1,837 students, 0% FRL).
• Market conditions: 75 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 4y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.11% ✓
• Cap rate: 21.94%
• Cash-on-cash: 55.89%
• DSCR: 3.49
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 54.4%
• Equity multiple: 3.40×
• Total profit: $60,465
• Equity at exit: $13,419

10-year hold

• IRR: 59.5%
• Equity multiple: 6.96×
• Total profit: $150,120
• Equity at exit: $7,782

Cash invested: $25,200 (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 60020

• Home prices YoY: -30.7%
• Active inventory: 75
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,802 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$195 /mo · $2,337/yr
• Insurance: −$38
• HOA: −$336
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $1,174

Break-even live

Break-even rent $1,317

Max offer price $90,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,225	-5% $1,199	+0% $1,174	+5% $1,148	+10% $1,123
Rent	-10% $952	-5% $1,063	+0% $1,174	+5% $1,284	+10% $1,395
Rate	-1.0pp $1,219	-0.5pp $1,197	base $1,174	+0.5pp $1,150	+1.0pp $1,127

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Montego Colony #1 Fox Lake, IL	2.0	1.0	690	$1,400	$2.03	45d	1	0.20mi
306 Waverly St Unit 1244943P Spring Grove, IL	3.0	1.0	742	$8,714	$11.74	45d	1	0.62mi
38381 N 6th Ave Spring Grove, IL	2.0	1.0	600	$1,095	$1.82	0d	1	1.00mi

HOA detail condo

• Monthly dues: $336 · $4,032/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-05-11
   status Pending
2. 2026-05-05
   listed $90,000 Active
3. 2026-05-04
   historical
4. 2026-04-12
   status Temporarily No Showings
5. 2025-12-06
   historical
6. 2025-12-05
   status Temporarily No Showings
7. 2025-11-17
   status Pending
8. 2025-10-11
   listed Active
9. 2025-10-11
   historical
10. 2025-05-27
    listed Active
11. 2023-05-22
    soldstatus $84,000
12. 2023-05-15
    soldstatus $84,000 Closed
13. 2023-04-24
    historical Contingent - Continue to Show
14. 2023-04-08
    listed $84,000 Active
15. 2023-04-01
    historical
16. 2023-02-14
    listed Active
17. 2023-02-10
    historical
18. 2022-11-01
    price
19. 2022-10-05
    listed Active
20. 2022-10-05
    historical
21. 2022-10-04
    status Active
22. 2022-07-19
    historical Contingent - No Showings
23. 2022-07-10
    listed Active
24. 2007-06-13
    soldstatus $51,500
25. 2003-04-01
    soldstatus $49,000

ⓘ 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: $2,337 · $195/mo
• Projected year-2 tax: $2,337 · $195/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 4/10 Moderate
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,628
• − Mortgage interest: −$5,041
• − Property taxes: −$2,337
• − Insurance: −$450
• − Repairs & maintenance: −$2,690
• − Management: −$2,690
• − HOA: −$4,032
• − Depreciation: −$2,618
• Taxable income: $13,769
• Est. tax owed @ 24.0%: −$3,305
• After-tax cash flow: $10,779/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: Grant Chsd 124
• NCES district ID: 1717340
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 27% ▼ -7.00%
• Median HH income: $59,450
• Composite: 22.95/100
• National rank: #7989
• State rank: #296 of 620 in IL

Livability — Fox Lake

• Score: 74/100
• State rank: #247
• US rank: #4462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fox Lake, IL
• City population: 10,846
• Population (ZIP): 10,846

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 10% Black 3%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Romanian 15% Portuguese 2% Italian 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 6% Russian/Polish/Slavic 3% Other Indo-European 1%

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: ▼ -97.19%
• Current HPI: 219.6301
• 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

+83.7% since first listed

25 events — show timeline

• 2026-05-11 Pending — MRED as Distributed by MLS Grid
• 2026-05-05 Listed $90,000 MRED as Distributed by MLS Grid
• 2026-05-04 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-12 Relisted — MRED as Distributed by MLS Grid
• 2025-12-06 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-05 Relisted — MRED as Distributed by MLS Grid
• 2025-11-17 Pending — MRED as Distributed by MLS Grid
• 2025-10-11 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-11 Listed — MRED as Distributed by MLS Grid
• 2025-05-27 Listed — MRED as Distributed by MLS Grid
• 2023-05-22 Sold (Public Records) $84,000 Public Records
• 2023-05-15 Sold (MLS) $84,000 MRED as Distributed by MLS Grid
• 2023-04-24 Contingent — MRED as Distributed by MLS Grid
• 2023-04-08 Listed $84,000 MRED as Distributed by MLS Grid
• 2023-04-01 Listing Removed — MRED as Distributed by MLS Grid
• 2023-02-14 Listed — MRED as Distributed by MLS Grid
• 2023-02-10 Listing Removed — MRED as Distributed by MLS Grid
• 2022-11-01 Price Changed — MRED as Distributed by MLS Grid
• 2022-10-05 Listing Removed — MRED as Distributed by MLS Grid
• 2022-10-05 Listed — MRED as Distributed by MLS Grid
• 2022-10-04 Relisted — MRED as Distributed by MLS Grid
• 2022-07-19 Contingent — MRED as Distributed by MLS Grid
• 2022-07-10 Listed — MRED as Distributed by MLS Grid
• 2007-06-13 Sold (Public Records) $51,500 Public Records
• 2003-04-01 Sold (Public Records) $49,000 Public Records

Property tax history

+6.3%/yr

Latest (2024): $2,337 · +4.1% YoY. Source: county tax records.