37544 N Columbus Ave · Venetian Village, IL 60046

$314,900

3 bd · 2.0 ba · 860 sqft · SingleFamily public records · 90 Days on market

Built 1941 $366/sqft · 97% above area Est $273k · 15% over

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Why this score? — see what drove the F 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 +9.2/30.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +2.9/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled and move-in ready, this beautifully updated 4-bedroom, 2-bath Cape Cod sits on an oversized lot and offers the perfect blend of modern upgrades and functional living. The main level features a bright and open living and dining room combination filled with natural light, creating a warm and inviting atmosphere. The fully renovated kitchen is a standout, showcasing updated cabinetry, countertops, and finishes designed for both style and everyday convenience. Upstairs, you'll find well-sized bedrooms, including one enhanced with skylights that bring in abundant natural light. Both bathrooms have been completely remodeled with modern fixtures and finishes. Step outside to a spacious backyard with a large deck, perfect for entertaining or relaxing. The property also features a detached heated 2-car garage, along with an extended driveway offering parking for 10+ vehicles-ideal for gatherings, work vehicles, or recreational use. Conveniently located near two lakes offering fishing, swimming, and boat access, and within Lake Villa School District 41 and Antioch High School District 117.

Key facts

• Large deck
• Spacious backyard
• Oversized lot

Tags

• OVERSIZED LOT
• FULLY RENOVATED KITCHEN
• SKYLIGHTS
• SPACIOUS BACKYARD
• LARGE DECK
• DETACHED HEATED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (21.5% below list).
• Recommended offer: $247k (21.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#292 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Chsd 117 (suburban): math 36% / reading 40% proficiency, ranked #135 of 620 in IL (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: B J Hooper Elem School (585 students, 0% FRL); Peter J Palombi School (math 24% / reading 24%, grade F, #332 of 665 statewide, top 55%, 837 students, 0% FRL); Lakes Community High School (math 40% / reading 43%, grade F, #82 of 693 statewide, top 12%, 1,317 students, 0% FRL).
• Market conditions: 84 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $9k 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 90 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.
• Current owner paid $130k; list at $315k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $247,257 (21.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-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. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.22%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $273,482
• List price: $314,900
• Delta: 15.14%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37561 N Granada Blvd	0.03mi	3/1.0	736 (-14%)	3mo	$292,050	$397	68
37252 N Parma Ave	0.46mi	3/1.0	825 (-4%)	2mo	$220,000	$267	66
37130 N Parma Ave	0.55mi	2/1.0 (-1)	800 (-7%)	2mo	$201,000	$251	52
37342 N Cremona Ave	0.30mi	2/1.5 (-1)	928 (+8%)	22mo	$155,000	$167	47
200 S Beck Rd	0.56mi	3/1.0	984 (+14%)	2mo	$215,000	$218	44
37416 N Loretto Ave	0.44mi	2/1.0 (-1)	950 (+10%)	13mo	$95,000	$100	42
1802 Fairfield Rd	0.48mi	2/1.0 (-1)	925 (+8%)	18mo	$220,000	$238	41
37113 N Loretto Ave	0.58mi	2/1.0 (-1)	750 (-13%)	5mo	$125,000	$167	39
37052 N Capillo Ave	0.57mi	2/1.0 (-1)	900 (+5%)	24mo	$265,000	$294	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: -21.7%
• Equity multiple: 0.25×
• Total profit: $-66,039
• Equity at exit: $46,953

10-year hold

• IRR: -15.4%
• Equity multiple: 0.13×
• Total profit: $-76,709
• Equity at exit: $27,227

Cash invested: $88,172 (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 60046

• Active inventory: 84
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,473 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$407 /mo · $4,886/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-236

Break-even live

Break-even rent $2,772

Max offer price $273,137

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-147	+0% $-236	+5% $-326	+10% $-415
Rent	-10% $-432	-5% $-334	+0% $-236	+5% $-139	+10% $-41
Rate	-1.0pp $-78	-0.5pp $-156	base $-236	+0.5pp $-318	+1.0pp $-401

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $314,900 Active 90 DOM
2. 2026-06-18
   days on market $314,900 Active 87 DOM
3. 2026-06-17
   days on market $314,900 Active 86 DOM
4. 2026-06-16
   days on market $314,900 Active 85 DOM
5. 2026-06-15
   days on market $314,900 Active 84 DOM
6. 2026-06-13
   days on market $314,900 Active 82 DOM
7. 2026-06-13
   days on market $314,900 Active 81 DOM
8. 2026-06-09
   days on market $314,900 Active 78 DOM
9. 2026-06-08
   days on market $314,900 Active 77 DOM
10. 2026-06-07
    days on market $314,900 Active 76 DOM
11. 2026-06-04
    days on market $314,900 Active 73 DOM
12. 2026-06-03
    pricedays on market $314,900 Active 72 DOM
13. 2026-06-02
    days on market $329,900 Active 71 DOM
14. 2026-06-01
    days on market $329,900 Active 70 DOM
15. 2026-05-31
    days on market $329,900 Active 69 DOM
16. 2026-05-03
    status Active 1119-char remark

    Show marketing remark (1119 chars)

    Completely remodeled and move-in ready, this beautifully updated 4-bedroom, 2-bath Cape Cod sits on an oversized lot and offers the perfect blend of modern upgrades and functional living. The main level features a bright and open living and dining room combination filled with natural light, creating a warm and inviting atmosphere. The fully renovated kitchen is a standout, showcasing updated cabinetry, countertops, and finishes designed for both style and everyday convenience. Upstairs, you'll find well-sized bedrooms, including one enhanced with skylights that bring in abundant natural light. Both bathrooms have been completely remodeled with modern fixtures and finishes. Step outside to a spacious backyard with a large deck, perfect for entertaining or relaxing. The property also features a detached heated 2-car garage, along with an extended driveway offering parking for 10+ vehicles-ideal for gatherings, work vehicles, or recreational use. Conveniently located near two lakes offering fishing, swimming, and boat access, and within Lake Villa School District 41 and Antioch High School District 117.

17. 2026-04-04
    historical Contingent - No Showings 1119-char remark

    Show marketing remark (1119 chars)

    Completely remodeled and move-in ready, this beautifully updated 4-bedroom, 2-bath Cape Cod sits on an oversized lot and offers the perfect blend of modern upgrades and functional living. The main level features a bright and open living and dining room combination filled with natural light, creating a warm and inviting atmosphere. The fully renovated kitchen is a standout, showcasing updated cabinetry, countertops, and finishes designed for both style and everyday convenience. Upstairs, you'll find well-sized bedrooms, including one enhanced with skylights that bring in abundant natural light. Both bathrooms have been completely remodeled with modern fixtures and finishes. Step outside to a spacious backyard with a large deck, perfect for entertaining or relaxing. The property also features a detached heated 2-car garage, along with an extended driveway offering parking for 10+ vehicles-ideal for gatherings, work vehicles, or recreational use. Conveniently located near two lakes offering fishing, swimming, and boat access, and within Lake Villa School District 41 and Antioch High School District 117.

18. 2026-03-23
    listed $329,900 Active 1119-char remark

    Show marketing remark (1119 chars)

    Completely remodeled and move-in ready, this beautifully updated 4-bedroom, 2-bath Cape Cod sits on an oversized lot and offers the perfect blend of modern upgrades and functional living. The main level features a bright and open living and dining room combination filled with natural light, creating a warm and inviting atmosphere. The fully renovated kitchen is a standout, showcasing updated cabinetry, countertops, and finishes designed for both style and everyday convenience. Upstairs, you'll find well-sized bedrooms, including one enhanced with skylights that bring in abundant natural light. Both bathrooms have been completely remodeled with modern fixtures and finishes. Step outside to a spacious backyard with a large deck, perfect for entertaining or relaxing. The property also features a detached heated 2-car garage, along with an extended driveway offering parking for 10+ vehicles-ideal for gatherings, work vehicles, or recreational use. Conveniently located near two lakes offering fishing, swimming, and boat access, and within Lake Villa School District 41 and Antioch High School District 117.

19. 2024-01-19
    soldstatus $130,000
20. 2024-01-05
    soldstatus $130,000 Closed 826-char remark

    Show marketing remark (826 chars)

    Attn Investors/ Handyman- Amazing potential with this 2 Bed 2 Bath Cape Cod on an oversized lot. Living room and dining room combined w/ plenty of natural light. Nice sized kitchen keep as is or remodel to suit your need. Family room can potentially be 3rd bedroom and possibly convert attached garage to additional living space. Second floor features two bedrooms-one w/ skylights. An additional detached heated 2 car garage w/ own 100amp panel built in approx. 2006 along with driveway that features parking space for over 10 vehicles or recreational toys. The possibilities are endless in the expansive back yard and large deck for entertaining. Close proximity to two lakes with fishing, swimming and boat launch. Lake Villa school district 41, Antioch HS 117. SOLD AS IS. NO FHA/VA Loans. Last sold in 2005 for $134,000.

21. 2023-11-25
    historical Contingent - Continue to Show 826-char remark

    Show marketing remark (826 chars)

    Attn Investors/ Handyman- Amazing potential with this 2 Bed 2 Bath Cape Cod on an oversized lot. Living room and dining room combined w/ plenty of natural light. Nice sized kitchen keep as is or remodel to suit your need. Family room can potentially be 3rd bedroom and possibly convert attached garage to additional living space. Second floor features two bedrooms-one w/ skylights. An additional detached heated 2 car garage w/ own 100amp panel built in approx. 2006 along with driveway that features parking space for over 10 vehicles or recreational toys. The possibilities are endless in the expansive back yard and large deck for entertaining. Close proximity to two lakes with fishing, swimming and boat launch. Lake Villa school district 41, Antioch HS 117. SOLD AS IS. NO FHA/VA Loans. Last sold in 2005 for $134,000.

22. 2023-11-14
    status Active 826-char remark

    Show marketing remark (826 chars)

    Attn Investors/ Handyman- Amazing potential with this 2 Bed 2 Bath Cape Cod on an oversized lot. Living room and dining room combined w/ plenty of natural light. Nice sized kitchen keep as is or remodel to suit your need. Family room can potentially be 3rd bedroom and possibly convert attached garage to additional living space. Second floor features two bedrooms-one w/ skylights. An additional detached heated 2 car garage w/ own 100amp panel built in approx. 2006 along with driveway that features parking space for over 10 vehicles or recreational toys. The possibilities are endless in the expansive back yard and large deck for entertaining. Close proximity to two lakes with fishing, swimming and boat launch. Lake Villa school district 41, Antioch HS 117. SOLD AS IS. NO FHA/VA Loans. Last sold in 2005 for $134,000.

23. 2023-11-09
    historical Contingent - No Showings 826-char remark

    Show marketing remark (826 chars)

    Attn Investors/ Handyman- Amazing potential with this 2 Bed 2 Bath Cape Cod on an oversized lot. Living room and dining room combined w/ plenty of natural light. Nice sized kitchen keep as is or remodel to suit your need. Family room can potentially be 3rd bedroom and possibly convert attached garage to additional living space. Second floor features two bedrooms-one w/ skylights. An additional detached heated 2 car garage w/ own 100amp panel built in approx. 2006 along with driveway that features parking space for over 10 vehicles or recreational toys. The possibilities are endless in the expansive back yard and large deck for entertaining. Close proximity to two lakes with fishing, swimming and boat launch. Lake Villa school district 41, Antioch HS 117. SOLD AS IS. NO FHA/VA Loans. Last sold in 2005 for $134,000.

24. 2023-10-09
    status Active 826-char remark

    Show marketing remark (826 chars)

    Attn Investors/ Handyman- Amazing potential with this 2 Bed 2 Bath Cape Cod on an oversized lot. Living room and dining room combined w/ plenty of natural light. Nice sized kitchen keep as is or remodel to suit your need. Family room can potentially be 3rd bedroom and possibly convert attached garage to additional living space. Second floor features two bedrooms-one w/ skylights. An additional detached heated 2 car garage w/ own 100amp panel built in approx. 2006 along with driveway that features parking space for over 10 vehicles or recreational toys. The possibilities are endless in the expansive back yard and large deck for entertaining. Close proximity to two lakes with fishing, swimming and boat launch. Lake Villa school district 41, Antioch HS 117. SOLD AS IS. NO FHA/VA Loans. Last sold in 2005 for $134,000.

25. 2023-10-03
    historical Contingent - No Showings 826-char remark

    Show marketing remark (826 chars)

    Attn Investors/ Handyman- Amazing potential with this 2 Bed 2 Bath Cape Cod on an oversized lot. Living room and dining room combined w/ plenty of natural light. Nice sized kitchen keep as is or remodel to suit your need. Family room can potentially be 3rd bedroom and possibly convert attached garage to additional living space. Second floor features two bedrooms-one w/ skylights. An additional detached heated 2 car garage w/ own 100amp panel built in approx. 2006 along with driveway that features parking space for over 10 vehicles or recreational toys. The possibilities are endless in the expansive back yard and large deck for entertaining. Close proximity to two lakes with fishing, swimming and boat launch. Lake Villa school district 41, Antioch HS 117. SOLD AS IS. NO FHA/VA Loans. Last sold in 2005 for $134,000.

26. 2023-09-14
    listed $169,990 Active 826-char remark

    Show marketing remark (826 chars)

    Attn Investors/ Handyman- Amazing potential with this 2 Bed 2 Bath Cape Cod on an oversized lot. Living room and dining room combined w/ plenty of natural light. Nice sized kitchen keep as is or remodel to suit your need. Family room can potentially be 3rd bedroom and possibly convert attached garage to additional living space. Second floor features two bedrooms-one w/ skylights. An additional detached heated 2 car garage w/ own 100amp panel built in approx. 2006 along with driveway that features parking space for over 10 vehicles or recreational toys. The possibilities are endless in the expansive back yard and large deck for entertaining. Close proximity to two lakes with fishing, swimming and boat launch. Lake Villa school district 41, Antioch HS 117. SOLD AS IS. NO FHA/VA Loans. Last sold in 2005 for $134,000.

ⓘ 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: $4,886 · $407/mo
• Projected year-2 tax: $6,017 · $501/mo
• Expected delta: +$1,131/yr (+$94/mo · 23.2%)

ⓘ 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 2/10 Low
• 🌡 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,671
• − Mortgage interest: −$17,639
• − Property taxes: −$4,886
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − Depreciation: −$9,161
• Taxable loss: −$8,337
• Est. tax savings @ 24.0%: +$2,001
• After-tax cash flow: $-836/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: Chsd 117
• NCES district ID: 1703870
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $80,993
• Composite: 35.79/100
• National rank: #4836
• State rank: #135 of 620 in IL

Livability — Venetian Village

• Score: 73/100
• State rank: #292
• US rank: #5569

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Venetian Village, IL
• County: Lake County · 591,991 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 34,613
• Household income: $126,042
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 282.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 9% Asian 6% Black 4%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Romanian 13% Portuguese 2% Lithuanian 2%
• Foreign-born: 13% · Canada, South Korea, Vietnam
• Languages at home: 80% English-only · Spanish 11% Russian/Polish/Slavic 3% Other Asian/Pacific 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: ▼ -137.45%
• Current HPI: 202.1374
• 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

+94.1% since first listed

11 events — show timeline

• 2026-05-03 Relisted — MRED as Distributed by MLS Grid
• 2026-04-04 Contingent — MRED as Distributed by MLS Grid
• 2026-03-23 Listed $329,900 MRED as Distributed by MLS Grid
• 2024-01-19 Sold (Public Records) $130,000 Public Records
• 2024-01-05 Sold (MLS) $130,000 MRED as Distributed by MLS Grid
• 2023-11-25 Contingent — MRED as Distributed by MLS Grid
• 2023-11-14 Relisted — MRED as Distributed by MLS Grid
• 2023-11-09 Contingent — MRED as Distributed by MLS Grid
• 2023-10-09 Relisted — MRED as Distributed by MLS Grid
• 2023-10-03 Contingent — MRED as Distributed by MLS Grid
• 2023-09-14 Listed $169,990 MRED as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2024): $4,886 · +53.5% YoY. Source: county tax records.