634 Robin Ct · Grayslake, IL 60030

$250,000

3 bd · 1.5 ba · 1,568 sqft · Townhouse public records · 47 Days on market

Built 1973 Est $279k · 10% under $325/mo HOA · 13% 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).

• ARV discount +12.2/15.0
• Cash flow +11.1/30.0
• 1% rule +5.3/10.0
• Livability +4.5/5.0
• Rent growth +4.3/5.0
• Schools +3.9/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this move-in ready townhome in the heart of Grayslake! This well-maintained 3-bedroom, 1.5-bath home offers the perfect blend of comfort and convenience. Enjoy a bright and functional layout with plenty of space for both everyday living and entertaining. Step outside to your private patio with porch-ideal for relaxing mornings or summer evenings. The home also features a full basement, providing extra storage or potential for recreational space, along with an in-unit washer and dryer for added convenience. Parking is a breeze with your own 1-car detached garage. The pet-friendly association makes this a great option for animal lovers, and residents can take advantage of the commu

Key facts

• Community pool
• Private patio
• Full basement

Tags

• PRIVATE PATIO
• FULL BASEMENT
• IN-UNIT WASHER AND DRYER
• DETACHED GARAGE
• PET-FRIENDLY ASSOCIATION
• COMMUNITY POOL

Property features AI

Finance

• Other: Part of a building with 4 units
• HOA & community: Monthly association fee of $325; Association covers pool, exterior maintenance, lawn care, and snow removal; Community amenities include park, party room, and pool; Pets allowed (cats and dogs)

Exterior

• Parking: Detached garage (garage owned) with garage door opener; 1 garage space, 1 total parking space
• Utilities: Public water; Public sewer
• Home design: Attached single, end-unit townhouse; Two-story layout; Entry level: 1; Fee simple ownership with homeowners association; Rehab completed 2026; Built approximately 51–60 years ago; Listed as built before 1978
• Construction: Cedar exterior; Rehab year 2026
• Exterior features: Deck; Fire pit

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Freezer; Countertops 34 inches or lower
• Bedrooms: Master bedroom on second level (16 x 12, carpet); Second bedroom on second level (12 x 16, wood laminate); Third bedroom on second level (9 x 13, wood laminate)
• Flooring: Wood laminate in main living areas and some bedrooms; Carpet in master bedroom; Other flooring in basement rooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Partially finished full basement; Separate dining room; 7 total rooms; Ceiling fan(s); Sump pump with backup
• Laundry & utility: Laundry in basement (16 x 13); Washer and dryer; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (7.2% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $232k (7.2% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 3.0% in Grayslake — 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 90/100 on livability (#4 in IL, #85 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+.
• Grayslake Chsd 127 (suburban): math 40% / reading 44% proficiency, ranked #95 of 620 in IL (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodview School (math 32% / reading 42%, grade F, #457 of 2,056 statewide, top 24%, 459 students, 0% FRL); Grayslake Middle School (math 29% / reading 32%, grade F, #241 of 665 statewide, top 37%, 661 students, 0% FRL); Grayslake Central High School (math 43% / reading 46%, grade F, #62 of 693 statewide, top 10%, 1,419 students, 0% FRL).
• Market conditions: Rents rising fast (+7.1%/yr); 92 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $8k 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 47 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $132k; list at $250k implies a 89% gain — meaningful room to come down on a strong offer.

Recommended offer $232,080 (7.2% 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. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
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: 1.03% ✓
• Cap rate: 5.81%
• Cash-on-cash: -1.74%
• DSCR: 0.92
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $279,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1165 Blackburn Dr	0.61mi	3/1.5	1,562 (-0%)	1mo	$325,000	$208	70
831 Amelia Ct	0.40mi	3/3.0	1,600 (+2%)	2mo	$369,000	$231	70
563 Quail Creek Dr	0.10mi	3/1.5	1,394 (-11%)	8mo	$220,000	$158	70
529 Pheasant Ct	0.18mi	3/2.0	1,395 (-11%)	5mo	$249,000	$178	67
707 Crossland Dr	0.51mi	3/1.5	1,608 (+3%)	7mo	$310,000	$193	66
1095 Ellsworth Dr	0.57mi	3/2.5	1,474 (-6%)	3mo	$295,000	$200	57
759 Cherry Creek Dr	0.52mi	3/2.5	1,708 (+9%)	4mo	$285,000	$167	54
1186 Blackburn Dr #1186	0.58mi	3/1.5	1,750 (+12%)	4mo	$305,000	$174	50
1086 Manchester Cir	0.67mi	2/1.5 (-1)	1,652 (+5%)	7mo	$261,000	$158	49
1109 Blackburn Dr	0.64mi	3/2.5	1,672 (+7%)	8mo	$340,000	$203	48
764 Cherry Creek Dr	0.56mi	2/2.5 (-1)	1,748 (+12%)	4mo	$295,000	$169	42
924 Stratford Ct	0.51mi	2/1.5 (-1)	1,357 (-14%)	8mo	$220,500	$162	42

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 · 7.08% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.49×
• Total profit: $-35,664
• Equity at exit: $37,276

10-year hold

• IRR: 1.8%
• Equity multiple: 1.16×
• Total profit: $10,984
• Equity at exit: $21,615

Cash invested: $70,000 (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 60030

• Rents YoY: 7.1%
• Active inventory: 92
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,578 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$398 /mo · $4,772/yr
• Insurance: −$104
• HOA: −$325
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-101

Break-even live

Break-even rent $2,706

Max offer price $232,080

Occupancy floor 99%

Sensitivity live

Price	-10% $40	-5% $-31	+0% $-101	+5% $-172	+10% $-243
Rent	-10% $-305	-5% $-203	+0% $-101	+5% $0	+10% $102
Rate	-1.0pp $24	-0.5pp $-38	base $-101	+0.5pp $-166	+1.0pp $-232

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
659 Ziegler Dr Grayslake, IL	4.0	2.0	1850	$2,625	$1.42	20d	1	0.12mi
653 Ziegler Dr Unit 653 Grayslake, IL	3.0	2.0	1852	$2,300	$1.24	26d	1	0.14mi
749 Dillon Ct Grayslake, IL	2.0	2.5	1933	$2,750	$1.42	14d	1	0.26mi
959 Ellsworth Dr Grayslake, IL	2.0	2.5	1588	$2,499	$1.57	14d	1	0.40mi
840 Amelia Ct Grayslake, IL	3.0	3.5	1933	$2,975	$1.54	9d	1	0.43mi
1089 Ellsworth Dr Grayslake, IL	3.0	2.5	1933	$3,000	$1.55	26d	1	0.56mi
62 Pine St Unit A Grayslake, IL	3.0	2.0	1400	$2,790	$1.99	9d	1	0.67mi
1008 Manchester Cir Grayslake, IL	2.0	2.5	1560	$2,295	$1.47	22d	1	0.69mi
1137 Mount Vernon Dr Grayslake, IL	2.0	2.0	1290	$2,200	$1.71	0d	1	1.34mi
1456 Lancaster Ct Grayslake, IL	3.0	2.5	1746	$2,800	$1.60	0d	1	1.45mi

HOA detail

• Monthly dues: $325 · $3,900/yr

Listing history 31 events

1. 2026-06-21
   days on market $250,000 Active 47 DOM
2. 2026-06-18
   days on market $250,000 Active 44 DOM
3. 2026-06-17
   days on market $250,000 Active 43 DOM
4. 2026-06-16
   days on market $250,000 Active 42 DOM
5. 2026-06-15
   days on market $250,000 Active 41 DOM
6. 2026-06-13
   days on market $250,000 Active 39 DOM
7. 2026-06-13
   days on market $250,000 Active 38 DOM
8. 2026-06-09
   days on market $250,000 Active 35 DOM
9. 2026-06-08
   days on market $250,000 Active 34 DOM
10. 2026-06-07
    days on market $250,000 Active 33 DOM
11. 2026-06-04
    days on market $250,000 Active 30 DOM
12. 2026-06-03
    days on market $250,000 Active 29 DOM
13. 2026-06-02
    days on market $250,000 Active 28 DOM
14. 2026-06-01
    days on market $250,000 Active 27 DOM
15. 2026-05-31
    days on market $250,000 Active 26 DOM
16. 2026-05-20
    price $250,000
17. 2026-05-05
    listed $255,000 Active
18. 2026-04-24
    historical $2,400
19. 2026-04-10
    listed $2,400
20. 2025-11-12
    historical Contingent - No Showings
21. 2025-11-11
    historical
22. 2025-11-06
    listed Active
23. 2024-08-18
    historical
24. 2024-08-18
    status Temporarily No Showings
25. 2024-07-12
    historical
26. 2024-07-11
    listed Active
27. 2003-12-17
    soldstatus $132,000
28. 2000-05-22
    soldstatus $101,000
29. 1997-06-23
    soldstatus $86,000
30. 1987-11-01
    soldstatus $59,000
31. 1985-07-01
    soldstatus $53,000

ⓘ 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: $4,772 · $398/mo
• Projected year-2 tax: $5,224 · $435/mo
• Expected delta: +$451/yr (+$38/mo · 9.5%)

ⓘ 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: $30,933
• − Mortgage interest: −$14,004
• − Property taxes: −$4,772
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,475
• − Management: −$2,475
• − HOA: −$3,900
• − Depreciation: −$7,273
• Taxable loss: −$5,215
• Est. tax savings @ 24.0%: +$1,252
• After-tax cash flow: $34/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: Grayslake Chsd 127
• NCES district ID: 1717550
• Math proficiency: 40% ▼ -7.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $84,295
• Composite: 39.42/100
• National rank: #3963
• State rank: #95 of 620 in IL

Livability — Grayslake

• Score: 90/100
• State rank: #4
• US rank: #85

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grayslake, IL
• County: Lake County · 591,991 people
• City population: 35,792
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 35,792
• Household income: $104,795
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 589.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 11% Two or more races 9% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Romanian 11% Portuguese 2% Lithuanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 85% English-only · Spanish 7% Russian/Polish/Slavic 2% 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: ▼ -118.09%
• Current HPI: 200.6576
• Rent YoY: ▲ 7.08%
• 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

+371.7% since first listed

16 events — show timeline

• 2026-05-20 Price Changed $250,000 MRED as Distributed by MLS Grid
• 2026-05-05 Listed $255,000 MRED as Distributed by MLS Grid
• 2026-04-24 Rental Removed $2,400 APPFOLIO
• 2026-04-10 Listed for Rent $2,400 APPFOLIO
• 2025-11-12 Contingent — MRED as Distributed by MLS Grid
• 2025-11-11 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-06 Listed — MRED as Distributed by MLS Grid
• 2024-08-18 Listing Removed — MRED as Distributed by MLS Grid
• 2024-08-18 Relisted — MRED as Distributed by MLS Grid
• 2024-07-12 Listing Removed — MRED as Distributed by MLS Grid
• 2024-07-11 Listed — MRED as Distributed by MLS Grid
• 2003-12-17 Sold (Public Records) $132,000 Public Records
• 2000-05-22 Sold (Public Records) $101,000 Public Records
• 1997-06-23 Sold (Public Records) $86,000 Public Records
• 1987-11-01 Sold (Public Records) $59,000 Public Records
• 1985-07-01 Sold (Public Records) $53,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $4,772 · +5.8% YoY. Source: county tax records.