119 London Rd · Candlewick Lake, IL 61065

$225,000

3 bd · 2.0 ba · 1,316 sqft · SingleFamily public records · 2 Days on market

Built 1990 Est $199k · 13% over $155/mo HOA · 4% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +1.5/15.0

Listing remarks

Check back on the official launch date to see all the details on this fantastic new Redfin listing!

Key facts

• 2 garage spots
• Pool
• Built 1990

Property features AI

Finance

• HOA & community: HOA dues approximately $141 per month

Exterior

• Parking: Includes a garage
• Home design: Single family residential
• Construction: Built in 1990
• Exterior features: Lot approximately 14,374 sq ft

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Three bedrooms; Two bathrooms; Built in 1990

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).

Location & tenants

• Location reads 61/100 on livability (#891 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• North Boone CUSD 200 (rural): math 14% / reading 21% proficiency, ranked #440 of 620 in IL (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 39 active listings in the ZIP; 56 units permitted in Boone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.2% local appreciation)).
• Boone County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $225,000

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: 1.96% ✓
• Cap rate: 15.78%
• Cash-on-cash: 33.89%
• DSCR: 2.51
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $198,716
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Liverpool Dr SE	0.14mi	3/2.0	1,454 (+10%)	6mo	$190,000	$131	71
131 SE Liverpool Dr	0.19mi	3/1.5	1,392 (+6%)	10mo	$197,000	$142	71
2210 Candlewick Dr	0.14mi	3/2.0	1,260 (-4%)	22mo	$230,000	$183	68
143 Liverpool Dr	0.30mi	3/2.0	1,336 (+2%)	20mo	$176,500	$132	67
125 Heath Cliff Dr	0.58mi	3/3.0	1,312 (-0%)	5mo	$231,000	$176	65
2300 Candlewick Dr	0.16mi	4/2.0 (+1)	1,425 (+8%)	19mo	$195,000	$137	58
104 James Cir	0.47mi	3/3.0	1,272 (-3%)	15mo	$225,000	$177	56
217 Picadilly Dr	0.40mi	3/2.0	1,260 (-4%)	24mo	$190,000	$151	54
110 Chanticleer Ln	0.63mi	3/1.0	1,288 (-2%)	20mo	$173,000	$134	46
107 Queens Pl	0.64mi	3/2.0	1,152 (-12%)	9mo	$221,000	$192	42
403 Candlewick Blvd	0.55mi	4/2.0 (+1)	1,426 (+8%)	23mo	$265,000	$186	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.0%
• Equity multiple: 3.27×
• Total profit: $143,287
• Equity at exit: $104,057

10-year hold

• IRR: 39.7%
• Equity multiple: 6.53×
• Total profit: $348,217
• Equity at exit: $162,645

Cash invested: $63,000 (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 61065

• Home prices YoY: 1.4%
• Active inventory: 39
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $4,416 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$155
• Vacancy / Maint / Mgmt: −$927
• Net cashflow: $1,779

Break-even live

Break-even rent $2,164

Max offer price $225,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,935	-5% $1,857	+0% $1,779	+5% $1,701	+10% $1,624
Rent	-10% $1,430	-5% $1,605	+0% $1,779	+5% $1,953	+10% $2,128
Rate	-1.0pp $1,892	-0.5pp $1,836	base $1,779	+0.5pp $1,721	+1.0pp $1,661

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $155 · $1,860/yr

Listing history 8 events

1. 2026-06-21
   days on market $225,000 Active 2 DOM
2. 2026-06-18
   statusdays on marketlisting id $225,000 Active 1 DOM
3. 2026-06-18
   days on market $225,000 Coming Soon 6 DOM
4. 2026-06-17
   days on market $225,000 Coming Soon 5 DOM
5. 2026-06-16
   days on market $225,000 Coming Soon 4 DOM
6. 2026-06-15
   days on market $225,000 Coming Soon 3 DOM
7. 2026-06-13
   remarks 99-char remark
8. 2026-06-13
   listed $225,000 Coming Soon 1 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: $52,997
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$4,240
• − Management: −$4,240
• − HOA: −$1,860
• − Depreciation: −$6,545
• Taxable income: $19,008
• Est. tax owed @ 24.0%: −$4,562
• After-tax cash flow: $16,786/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: North Boone CUSD 200
• NCES district ID: 1728700
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $59,553
• Composite: 16.73/100
• National rank: #9163
• State rank: #440 of 620 in IL

Livability — Candlewick Lake

• Score: 61/100
• State rank: #891
• US rank: #17350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Candlewick Lake, IL
• Population (ZIP): 10,927

Population outlook (Boone County) Hauer SSP2

• Today (2025): 52,507 people
• By 2030: 51,509 · -1.9%
• By 2040: 48,611 · -7.4%
• By 2050: 44,363 · -15.5%
• By 2075: 33,262 · -36.7%
• By 2100: 21,495 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 4%
• Common ancestry: Romanian 10% Portuguese 3% Lithuanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 10% Russian/Polish/Slavic 4%

Political lean MEDSL · Boone

• 2024 margin: R (+14.5) · D 42.0% · R 56.5% · Other 1.6%
• 2008→2024 swing: -18.7pp toward R · 2008: 4.2pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+13.4 2016: R+14.6 2012: R+5.7 2008: D+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.23%
• Current HPI: 232.9144
• 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