8315 Ramble Rd · Wonder Lake, IL 60097

$250,000

3 bd · 2.0 ba · 1,750 sqft · SingleFamily · 12 Days on market

Built 1991 7,013 sqft lot Est $310k · 19% under $13/mo HOA

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +7.3/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This wonderful 3 bed / 2 bath home in Highland Shores has the space for a large family. The Living room has an open concept Dining room perfect for families and entertaining. The Kitchen has stainless steel appliances, and hardwood floors. All 3 bedrooms are good sizes with neutral carpeting. The lower level has a walk-out slider to the fenced yard with a concrete patio and additional access to the oversized 2 car garage perfect for storage. The lower level boasts a Family room, Laundry closet, and full Bathroom with walk-in shower. Large manicured front yard has a long driveway for plenty of your guests. Walk down the block (literally) to the nearby Park and access to Wonder Lake. Ext Siding was replaced in 2006. Roof replaced in 2015, Gutter guards added in 2015, New furnace in 2019. Low property taxes and water rights! Show and sell!

Key facts

• Gutter guards added
• Furnace installed
• Fenced backyard

Tags

• FENCED BACKYARD
• OVERSIZED 2-CAR GARAGE
• EXTERIOR SIDING REPLACED
• ROOF REPLACED
• GUTTER GUARDS ADDED
• FURNACE INSTALLED

Property features AI

Finance

• Other: Subdivision: Highland Shores; Located in Wonder Lake (Greenwood Township)
• HOA & community: Annual association fee of $114 (includes lake rights and other benefits); Master association fee $44 yearly

Exterior

• Parking: Attached garage (heated) with garage door opener; Two garage spaces, two total parking spaces; Asphalt driveway
• Utilities: Shared well water; Septic tank sewer
• Home design: Detached single-family raised ranch; Fee simple ownership; Assessor-based living area; Built approximately 31–40 years ago
• Construction: Vinyl siding exterior; Asphalt roof; Concrete perimeter foundation
• Exterior features: Access to community lake privileges and dock; Park on-site or nearby; Water rights; Street is paved

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Curtains/Drapes on windows
• Bedrooms: Master bedroom (main level); Two additional bedrooms (main level)
• Flooring: Hardwood flooring in kitchen; Carpet in living room, dining room and bedrooms; Vinyl flooring in family room and lower-level laundry
• Bathrooms: Two full bathrooms; Basement bathroom present
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; Water softener (owned)
• Interior features: Seven total rooms; Finished full basement with walk-out access; L-shaped dining area; Ceiling fans
• Laundry & utility: Laundry in unit with laundry closet (lower level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 9.3% vs local median 3.5% in Wonder 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 69/100 on livability (#403 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Woodstock CUSD 200 (town): math 24% / reading 38% proficiency, ranked #220 of 620 in IL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Greenwood Elem School (math 17% / reading 32%, grade F, #850 of 2,056 statewide, top 45%, 293 students, 0% FRL); Northwood Middle School (math 18% / reading 41%, grade F, #256 of 665 statewide, top 41%, 626 students, 0% FRL); Woodstock North High School (math 25% / reading 31%, grade F, #214 of 693 statewide, top 31%, 943 students, 0% FRL) — zoned schools average 0% FRL vs 36% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 126 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 1,595 units permitted in McHenry County in 2024 (485 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.
• McHenry County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $202k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $250,000

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. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.90%
• DSCR: 1.48
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $309,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8413 Ramble Rd	0.08mi	3/2.0	1,764 (+1%)	2mo	$335,000	$190	93
8513 Memory Trl	0.26mi	3/2.5	1,700 (-3%)	10mo	$301,000	$177	73
8415 Richmond Rd	0.41mi	3/2.0	1,654 (-6%)	2mo	$335,000	$203	70
8609 Alden Rd	0.34mi	3/2.5	1,800 (+3%)	9mo	$299,900	$167	70
8512 W Acorn Path	0.19mi	3/1.5	1,842 (+5%)	14mo	$250,000	$136	69
8518 Coral Rd	0.25mi	3/1.5	1,580 (-10%)	4mo	$285,500	$181	67
3724 W Lake Shore Dr	0.28mi	3/4.0	1,845 (+5%)	13mo	$660,000	$358	59
7616 Orchard Rd	0.72mi	3/2.0	1,604 (-8%)	0mo	$265,000	$165	52
8712 Ramble Rd	0.37mi	4/2.0 (+1)	1,529 (-13%)	7mo	$285,000	$186	51
8915 Pine Ave	0.60mi	3/1.5	1,500 (-14%)	3mo	$256,000	$171	44
3115 Greenleaf Dr	0.65mi	3/1.5	1,924 (+10%)	12mo	$305,100	$159	41
7724 Cedar Rd	0.72mi	2/2.5 (-1)	1,960 (+12%)	12mo	$314,900	$161	30

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $76
• Equity at exit: $37,276

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $52,580
• 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 60097

• Home prices YoY: -34.1%
• Active inventory: 126
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $3,083 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$371 /mo · $4,456/yr
• Insurance: −$104
• HOA: −$13
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $636

Break-even live

Break-even rent $2,278

Max offer price $250,000

Occupancy floor 74%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3916 E Lake Shore Dr Wonder Lake, IL	3.0	2.0	1920	$2,150	$1.12	24d	1	0.77mi
8533 Stillwater Rd Wonder Lake, IL	3.0	2.5	1760	$2,425	$1.38	1d	1	1.22mi
4612 W Lake Shore Dr Unit 1560829P Wonder Lake, IL	4.0	3.0	2583	$6,055	$2.34	5d	1	1.22mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: water

Listing history 9 events

1. 2026-06-18
   days on market $250,000 Active 12 DOM
2. 2026-06-17
   statusdays on market $250,000 Active 11 DOM
3. 2026-06-16
   days on market $250,000 Contingent - Continue to Show 10 DOM
4. 2026-06-15
   days on market $250,000 Contingent - Continue to Show 9 DOM
5. 2026-06-13
   statusdays on market $250,000 Contingent - Continue to Show 7 DOM
6. 2026-06-09
   days on market $250,000 Active 3 DOM
7. 2026-06-08
   days on market $250,000 Active 2 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $250,000 Active 1 DOM

ⓘ 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: $4,456 · $371/mo
• Projected year-2 tax: $5,066 · $422/mo
• Expected delta: +$609/yr (+$51/mo · 13.7%)

ⓘ 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 1/10 Low
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,993
• − Mortgage interest: −$14,004
• − Property taxes: −$4,456
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,959
• − Management: −$2,959
• − HOA: −$156
• − Depreciation: −$7,273
• Taxable income: $3,935
• Est. tax owed @ 24.0%: −$944
• After-tax cash flow: $6,685/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: Woodstock CUSD 200
• NCES district ID: 1743330
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $64,309
• Composite: 28.35/100
• National rank: #6773
• State rank: #220 of 620 in IL

Livability — Wonder Lake

• Score: 69/100
• State rank: #403
• US rank: #8372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,481
• Population (ZIP): 11,481

Population outlook (McHenry County) Hauer SSP2

• Today (2025): 305,342 people
• By 2030: 301,491 · -1.3%
• By 2040: 288,211 · -5.6%
• By 2050: 268,430 · -12.1%
• By 2075: 226,209 · -25.9%
• By 2100: 181,247 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 21% Two or more races 13%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Romanian 10% Portuguese 4% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 11% Other Indo-European 1%

Political lean MEDSL · McHenry

• 2024 margin: Lean R (+5.3) · D 46.6% · R 51.9% · Other 1.5%
• 2008→2024 swing: -10.6pp toward R · 2008: 5.3pp · 2024: -5.3pp
• All cycles: 2024: R+5.3 2020: R+2.5 2016: R+8.1 2012: R+8.8 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -117.25%
• Current HPI: 226.1109
• 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

+1900.0% since first listed

9 events — show timeline

• 2026-06-06 Listed $250,000 MRED as Distributed by MLS Grid
• 2021-11-09 Sold (Public Records) $202,000 Public Records
• 2021-10-22 Sold (MLS) $202,000 MRED as Distributed by MLS Grid
• 2021-10-11 Pending — MRED as Distributed by MLS Grid
• 2021-10-01 Price Changed $209,000 MRED as Distributed by MLS Grid
• 2021-08-16 Listed $219,000 MRED as Distributed by MLS Grid
• 2001-08-07 Sold (Public Records) $138,500 Public Records
• 1992-03-18 Sold (Public Records) $93,500 Public Records
• 1991-09-17 Sold (Public Records) $12,500 Public Records

Property tax history

+2.1%/yr

Latest (2024): $4,456 · +3.1% YoY. Source: county tax records.