297 W Treehouse Ln · Round Lake, IL 60073

$215,000

3 bd · 2.0 ba · 1,016 sqft · Townhouse public records · 7 Days on market

Built 1995 Est $210k · at est. $269/mo HOA · 11% 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 +19.1/30.0
• 1% rule +6.9/10.0
• ARV discount +6.5/15.0
• DSCR +6.0/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Multiple offers received. Highest and Best due May 26th . The units are now financeable!!! Nothing to do but move into this beautifully remodeled 3 bed 2 bath home. No detail was missed with this open floor plan. The kitchen boasts custom cement countertops, 42 inch cabinets, pull out pantry, deep oversized sink and travertine tile. Over 25,000 in newer appliances to include: black french door fridge, Fisher & Paykel 5 burner stove, Fisher & Paykel dishwasher, washer, dryer, tankless hot water heater, A/C and air handler. Both bathrooms were custom designed the first floor bathroom includes a deep custom cement tub, floating custom cabinets, heat fan and a TV. The second floor

Key facts

• Open floor plan
• Travertine tile
• Deep oversized sink

Tags

• REMODELED HOME
• OPEN FLOOR PLAN
• CUSTOM CEMENT COUNTERTOPS
• PULL OUT PANTRY
• DEEP OVERSIZED SINK
• TRAVERTINE TILE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Cap rate 7.6% vs local median 4.2% in Round 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 72/100 on livability (#323 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: commute D+, schools F, amenities F.
• Round Lake CUSD 116 (suburban): math 7% / reading 14% proficiency, ranked #560 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 97 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 948 units permitted in Lake County in 2024 (424 in 5+ unit buildings).
• This rent runs 31% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $123k; list at $215k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $215,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $210,312
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 S Treehouse Ln	0.10mi	3/2.0	1,016 (0%)	14mo	$210,000	$207	84
307 W Treehouse Ln #307	0.02mi	2/1.5 (-1)	1,150 (+13%)	18mo	$185,000	$161	55

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 · 2.87% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-20,380
• Equity at exit: $32,057

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $560
• Equity at exit: $18,589

Cash invested: $60,200 (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 60073

• Rents YoY: 2.9%
• Active inventory: 97
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,554 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$303 /mo · $3,632/yr
• Insurance: −$90
• HOA: −$269
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $229

Break-even live

Break-even rent $2,264

Max offer price $215,000

Occupancy floor 86%

Sensitivity live

Price	-10% $350	-5% $290	+0% $229	+5% $168	+10% $107
Rent	-10% $27	-5% $128	+0% $229	+5% $330	+10% $430
Rate	-1.0pp $337	-0.5pp $283	base $229	+0.5pp $173	+1.0pp $116

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 S Treehouse Ln #59 Round Lake, IL	3.0	1.5	1408	$2,300	$1.63	12d	1	0.07mi
208 W Nippersink Rd Round Lake, IL	4.0	2.0	1376	$2,695	$1.96	10d	1	0.33mi
426 Alpine Dr Round Lake, IL	3.0	1.0	957	$2,000	$2.09	4d	1	0.67mi
400 Clifton Dr Round Lake Park, IL	4.0	2.5	1202	$2,350	$1.96	11d	1	0.77mi
295 Holiday Ln Unit 295 Hainesville, IL	3.0	2.0	1244	$2,250	$1.81	21d	1	0.84mi
378 Tower Dr #378 Hainesville, IL	3.0	2.5	1488	$2,600	$1.75	11d	1	1.30mi
108 E Big Horn Dr Hainesville, IL	3.0	1.5	1228	$2,600	$2.12	1d	1	1.40mi

HOA detail

• Monthly dues: $269 · $3,228/yr
• Likely covers: water

Listing history 2 events

1. 2026-05-19
   listed $215,000 Active
2. 2002-10-03
   soldstatus $123,000

ⓘ 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: $3,632 · $303/mo
• Projected year-2 tax: $4,256 · $355/mo
• Expected delta: +$624/yr (+$52/mo · 17.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,645
• − Mortgage interest: −$12,043
• − Property taxes: −$3,632
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,452
• − Management: −$2,452
• − HOA: −$3,228
• − Depreciation: −$6,255
• Taxable loss: −$491
• Est. tax savings @ 24.0%: +$118
• After-tax cash flow: $2,863/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: Round Lake CUSD 116
• NCES district ID: 1734990
• Math proficiency: 7% ▼ -6.00%
• Reading proficiency: 14% ▼ -2.00%
• Median HH income: $53,477
• Composite: 10.35/100
• National rank: #9789
• State rank: #560 of 620 in IL

Livability — Round Lake

• Score: 72/100
• State rank: #323
• US rank: #6431

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Round Lake, IL
• County: Lake County · 591,991 people
• City population: 62,868
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 62,868
• Household income: $98,514
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 1225.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 45% White 40% Two or more races 20% Asian 7% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 3%
• Common ancestry: Romanian 8% Portuguese 1% Lithuanian 1%
• Foreign-born: 25% · Canada, South Korea, Vietnam
• Languages at home: 56% English-only · Spanish 35% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -140.95%
• Current HPI: 229.1762
• Rent YoY: ▲ 2.87%
• 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

+74.8% since first listed

2 events — show timeline

• 2026-05-19 Listed $215,000 MRED as Distributed by MLS Grid
• 2002-10-03 Sold (Public Records) $123,000 Public Records

Property tax history

-0.3%/yr

Latest (2024): $3,632 · +9.7% YoY. Source: county tax records.