362 W Miner St Unit 1A · Arlington Heights, IL 60005

$189,900

1 bd · 1.0 ba · 900 sqft · Condo · 50 Days on market

Built 1978 Good condition $387/mo HOA · 18% of rent ↓ 5% since listing

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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 +12.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• DSCR +3.5/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Prime location and move-in ready! Just steps from the Metra, dining, and shopping, this spacious first-floor condo features porcelain tile flooring and an updated kitchen with modern cabinets, stainless steel appliances, and newer countertops. Enjoy a private patio accessible from both the living room and bedroom-perfect for relaxing. The large bedroom offers ample closet space, and the bathroom is updated with new tile. Includes two newer AC units, electric heat, on-site laundry, and two parking spaces. HOA allows rentals-ideal for homeowners or investors. Quick close available!

Key facts

• Modern cabinetry
• Private patio
• Updated kitchen

Tags

• MOVE IN READY
• PORCELAIN TILE FLOORING
• UPDATED KITCHEN
• MODERN CABINETRY
• STAINLESS STEEL REFRIGERATOR
• PRIVATE PATIO

Property features AI

Finance

• Other: Building contains 6 units; Living area reported as estimated; Property offers commuter transportation access via train
• HOA & community: Monthly association fee ($387); Association fee includes water, parking, insurance, TV/cable, lawn care, trash collection, and snow removal; Association amenities: coin laundry and storage; Manager off-site; Pets allowed (cats and dogs)

Exterior

• Parking: Assigned parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Attached single condo; Entry level: 1; Condo ownership
• Construction: Brick construction; Estimated age: 41–50 years; Built before 1978: No
• Exterior features: Common lot/grounds

Interior

• Kitchen: Kitchen on main level with ceramic tile flooring (approx. 12 x 6)
• Bedrooms: 1 bedroom (master bedroom on main level); Additional rooms listed as Bedroom 2, Bedroom 3, Bedroom 4
• Flooring: Porcelain tile in living room and master bedroom; Ceramic tile in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Window air conditioning units
• Interior features: 3 total rooms; School bus service and commuter train access
• Laundry & utility: Laundry in common area; Laundry room included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-45 ($-545/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (3.5% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $183k (3.5% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 2.9% in Arlington Heights — 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 82/100 on livability (#60 in IL, #1,055 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: health & safety D+, amenities F, cost of living F.
• Township Hsd 214 (suburban): math 42% / reading 45% proficiency, ranked #103 of 620 in IL (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rolling Meadows High School (math 35% / reading 39%, grade F, #107 of 693 statewide, top 17%, 2,044 students, 0% FRL).
• Market conditions: Rents falling (-5.0%/yr); 68 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Recommended offer $183,324 (3.5% 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 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 6.01%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.26×
• Total profit: $-39,532
• Equity at exit: $28,315

10-year hold

• IRR: -31.2%
• Equity multiple: -0.14×
• Total profit: $-60,767
• Equity at exit: $16,419

Cash invested: $53,172 (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 60005

• Rents YoY: -5.0%
• Active inventory: 68
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,094 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$387
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-45

Break-even live

Break-even rent $2,151

Max offer price $183,324

Occupancy floor 97%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 W Miner St #208 Arlington Heights, IL	2.0	2.0	1050	$2,175	$2.07	24d	1	0.10mi
151 W Wing St #609 Arlington Heights, IL	1.0	1.0	976	$2,600	$2.66	24d	1	0.16mi
202 N Salem Ave Unit 6B Arlington Heights, IL	1.0	1.0	700	$1,500	$2.14	17d	1	0.25mi
55 S Vail Ave Unit 1509 Arlington Heights, IL	—	1.0	600	$2,039	$3.40	2d	1	0.28mi
7 W Campbell St Unit 5 Arlington Heights, IL	1.0	1.0	650	$1,350	$2.08	7d	1	0.29mi
55 S Vail Ave Arlington Heights, IL	1.0	1.0	785	$2,167	$2.76	22d	1	0.31mi
55 S Vail Ave Arlington Heights, IL	—	1.0	600	$2,021	$3.37	3d	1	0.31mi
55 S Vail Ave Arlington Heights, IL	1.0	1.0	800	$2,268	$2.83	17d	1	0.31mi
18 E Northwest Hwy Unit 5 Arlington Heights, IL	1.0	1.0	550	$1,350	$2.45	18d	1	0.31mi
200 N Arlington Heights Rd Unit 1-0505 Arlington Heights, IL	1.0	1.0	677	$2,343	$3.46	5d	1	0.36mi
200 N Arlington Heights Rd Unit 1-0507 Arlington Heights, IL	1.0	1.0	850	$2,593	$3.05	4d	1	0.36mi
200 N Arlington Heights Rd Unit 1-1003 Arlington Heights, IL	1.0	1.0	850	$2,510	$2.95	7d	1	0.36mi
200 N Arlington Heights Rd Unit 2-0513 Arlington Heights, IL	1.0	1.0	677	$2,312	$3.42	5d	1	0.36mi
200 N Arlington Heights Rd Unit 1-0406 Arlington Heights, IL	1.0	1.0	677	$2,164	$3.20	5d	1	0.36mi
200 N Arlington Heights Rd Unit 2-0622 Arlington Heights, IL	1.0	1.0	850	$2,501	$2.94	7d	1	0.36mi
200 N Arlington Heights Rd Unit 2-0604 Arlington Heights, IL	1.0	1.0	677	$2,277	$3.36	4d	1	0.36mi
200 N Arlington Heights Rd Arlington Heights, IL	1.0	1.0	850	$2,530	$2.98	21d	1	0.37mi
200 N Arlington Heights Rd Arlington Heights, IL	2.0	2.0	975	$2,928	$3.00	3d	1	0.37mi
180 N Arlington Heights Rd Arlington Heights, IL	2.0	1.0–2.0	868	$2,711	$3.12	1d	28	0.38mi
110 S Dunton Ave Unit 3I Arlington Heights, IL	1.0	1.0	1000	$2,000	$2.00	7d	1	0.40mi
728 N Kennicott Ave Arlington Heights, IL	2.0	1.0	1013	$2,800	$2.76	21d	1	0.57mi
4 N Hickory Ave Arlington Heights, IL	1.0	1.0	726	$2,275	$3.13	7d	1	0.72mi
829 S Dwyer Ave Unit D Arlington Heights, IL	2.0	1.0	1000	$1,800	$1.80	7d	1	1.13mi
1206 E Fairview St #305 Arlington Heights, IL	2.0	2.0	1100	$2,200	$2.00	24d	1	1.28mi

HOA detail condo

• Monthly dues: $387 · $4,644/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-09
   status Pending
2. 2026-04-26
   historical Contingent - Continue to Show
3. 2026-03-31
   price $189,900
4. 2026-03-19
   listed $199,900 Active
5. 2026-03-04
   historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,123
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,010
• − Management: −$2,010
• − HOA: −$4,644
• − Depreciation: −$5,524
• Taxable loss: −$3,501
• Est. tax savings @ 24.0%: +$840
• After-tax cash flow: $295/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 · 6 photos

Good 80/100 Cosmetic rehab

This move-in ready condo is in good condition with modern updates and a prime location. Minor exterior painting and window blind replacement would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and resale value.
• Both Replace window blinds — Improves energy efficiency and aesthetics.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and resale value. ↑
• Both Replace window blinds — Improves energy efficiency and aesthetics. ↑

ⓘ 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: Township Hsd 214
• NCES district ID: 1704170
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $68,267
• Composite: 39.13/100
• National rank: #4035
• State rank: #103 of 620 in IL

Livability — Arlington Heights

• Score: 82/100
• State rank: #60
• US rank: #1055

Category grades

Amenities F Commute A+ 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: Arlington Heights, IL
• County: Cook County · 4,486,803 people
• City population: 80,678
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 28,843
• Household income: $99,743
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 818.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 15% Two or more races 11% Asian 8% Black 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 13% French 3% Slovak 2%
• Foreign-born: 26% · Canada, South Korea, China
• Languages at home: 64% English-only · Russian/Polish/Slavic 13% Spanish 10% Other Indo-European 6%

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: ▼ -301.88%
• Current HPI: 209.777
• Rent YoY: ▼ -4.96%
• 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

-5.0% since first listed

5 events — show timeline

• 2026-05-09 Pending — MRED as Distributed by MLS Grid
• 2026-04-26 Contingent — MRED as Distributed by MLS Grid
• 2026-03-31 Price Changed $189,900 MRED as Distributed by MLS Grid
• 2026-03-19 Listed $199,900 MRED as Distributed by MLS Grid
• 2026-03-04 Listing Removed — MRED as Distributed by MLS Grid