None · Barrington, IL 60010

$285,000

2 bd · 1.5 ba · 1,246 sqft · Townhouse · 4 Days on market

Built 1972 Good condition Est $253k · 13% over

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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 +13.0/30.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Key facts

• Garage
• Built 1972

Property features AI

Exterior

• Parking: Includes a garage
• Utilities: Central air conditioning
• Home design: Townhouse; 3 floors in the building

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1.5 bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Building has a fitness center; Central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-15 ($-174/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (13.2% below list).
• Recommended offer: $247k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.4% in Barrington — 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 77/100 on livability (#156 in IL, #2,854 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, schools A; Watch: health & safety D+, amenities D-, cost of living F.
• Barrington CUSD 220 (suburban): math 46% / reading 49% proficiency, ranked #42 of 620 in IL (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 243 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent is only 17% of the median local income ($178k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $247,477 (13.2% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $252,938
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 W Russell St #306	0.11mi	2/1.5	1,160 (-7%)	1mo	$235,000	$203	82
600 W Russell St #210	0.11mi	2/1.5	1,160 (-7%)	2mo	$231,500	$200	82
600 W Russell St #105	0.11mi	2/1.5	1,160 (-7%)	3mo	$229,000	$197	81
600 W Russell St #101	0.11mi	2/1.5	1,100 (-12%)	8mo	$235,000	$214	68

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-47,069
• Equity at exit: $42,494

10-year hold

• IRR: -8.4%
• Equity multiple: 0.47×
• Total profit: $-42,024
• Equity at exit: $24,642

Cash invested: $79,800 (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 60010

• Active inventory: 243
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,475 high
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-15

Break-even live

Break-even rent $2,493

Max offer price $282,901

Occupancy floor 96%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 W Russell St #210 Barrington, IL	2.0	1.5	1160	$2,300	$1.98	24d	1	0.11mi
320 W Main St Unit 2 Barrington, IL	1.0	1.0	700	$1,700	$2.43	44d	1	0.24mi
115 N Hager Ave Barrington, IL	3.0	2.0	1473	$3,400	$2.31	44d	1	0.29mi
100 E Station St #316 Barrington, IL	2.0	2.0	1455	$3,000	$2.06	24d	1	0.42mi
101 W Liberty St Barrington, IL	1.0–2.0	1.0–2.0	991	$3,250	$3.28	1d	16	0.52mi
327 E Lake St Unit 327 Barrington, IL	3.0	1.0	1000	$2,350	$2.35	5d	1	0.54mi
327 E Lake St Barrington, IL	3.0	1.0	1000	$2,350	$2.35	10d	1	0.54mi
212 Franklin St Barrington, IL	1.0	1.0	960	$2,295	$2.39	24d	1	0.56mi
212 Franklin St Barrington, IL	1.0	1.0	960	$2,295	$2.39	44d	1	0.56mi
212 Franklin St Unit 2 Barrington, IL	1.0	1.0	960	$2,295	$2.39	1d	1	0.57mi
336 E Russell St Unit 2 Barrington, IL	3.0	2.0	1475	$2,700	$1.83	5d	1	0.57mi
342 E Russell St Unit 2 Barrington, IL	3.0	1.5	1400	$2,400	$1.71	24d	1	0.59mi
510 Shorely Dr #201 Barrington, IL	2.0	2.0	1200	$2,490	$2.08	10d	1	0.78mi
510 Shorely Dr #201 Barrington, IL	2.0	2.0	1200	$2,390	$1.99	2d	1	0.78mi
530 Shorely Dr #104 Barrington, IL	2.0	2.0	1100	$2,300	$2.09	44d	1	0.81mi
528 E Main St Barrington, IL	2.0	1.5	1200	$2,200	$1.83	21d	1	0.86mi
738 Concord Ln Barrington, IL	2.0–3.0	1.5	1695	$2,100	$1.24	1d	9	0.89mi

Listing history 3 events

1. 2026-06-09
   days on market $285,000 Coming Soon 4 DOM
2. 2026-06-08
   days on market $285,000 Coming Soon 3 DOM
3. 2026-06-07
   listed $285,000 Coming Soon 2 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: $29,697
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,376
• − Management: −$2,376
• − Depreciation: −$8,291
• Taxable loss: −$5,010
• Est. tax savings @ 24.0%: +$1,202
• After-tax cash flow: $1,028/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This townhouse is in good condition with minimal repairs needed. It's move-in ready with a good curb appeal and fresh paint. Value-adding updates include exterior painting and cleaning gutters.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and aesthetics
• Both Replace window screens — Enhances energy efficiency and safety

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and aesthetics ↑
• Both Replace window screens — Enhances energy efficiency and safety ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Barrington CUSD 220
• NCES district ID: 1705050
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 49% ▼ -11.00%
• Median HH income: $114,016
• Composite: 46.83/100
• National rank: #2376
• State rank: #42 of 620 in IL

Livability — Barrington

• Score: 77/100
• State rank: #156
• US rank: #2854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barrington, IL
• County: Lake County · 591,991 people
• City population: 45,747
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 45,747
• Household income: $177,566
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 553.0

Population outlook (Cook County) Hauer SSP2

• Today (2025): 5,347,519 people
• By 2030: 5,357,703 · +0.2%
• By 2040: 5,324,924 · -0.4%
• By 2050: 5,230,762 · -2.2%
• By 2075: 4,785,735 · -10.5%
• By 2100: 4,188,836 · -21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Asian 14% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 11% Slovak 2% Portuguese 2%
• Foreign-born: 17% · South Korea, China, Canada
• Languages at home: 79% English-only · Other Indo-European 5% Russian/Polish/Slavic 5% Other Asian/Pacific 3%

Political lean MEDSL · Cook

• 2024 margin: Solid D (+42.0) · D 70.4% · R 28.4% · Other 1.2%
• 2008→2024 swing: -11.4pp toward R · 2008: 53.4pp · 2024: 42.0pp
• All cycles: 2024: D+42.0 2020: D+50.3 2016: D+53.0 2012: D+49.4 2008: D+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -179.65%
• Current HPI: 181.3706
• 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