1620 Waxwing Ct · Schaumburg, IL 60173

$269,000

3 bd · 1.5 ba · 1,282 sqft · Townhouse public records · 76 Days on market

Built 1973 Est $235k · 15% over $369/mo HOA · 14% of rent

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Why this score? — see what drove the F 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 +11.1/30.0
• 1% rule +5.1/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Key facts

• New ac unit
• Modern appliances
• Thoughtful layout

Tags

• FREMD HIGH SCHOOL DISTRICT
• HIGH-END UPDATES
• BRAND-NEW CARPET
• MODERN APPLIANCES
• NEW AC UNIT
• THOUGHTFUL LAYOUT

Property features AI

Finance

• Other: Living area source: assessor; Lot size recorded from county records
• Financial info: Homeowner tax exemption
• HOA & community: Monthly association fee of $369; HOA fee covers parking, exterior maintenance, lawn care, garbage removal, and snow removal; Manager off-site (Monday through Friday); Pets allowed (cats and dogs), maximum pet weight up to 200 lbs

Exterior

• Parking: Assigned, owned parking on asphalt; Total of 17 parking spaces for the property (includes assigned and guest)
• Utilities: Water from Lake Michigan / public water; Public sewer
• Home design: Attached single property; Townhouse — 2 story; Entry level is 1; Approximately 51–60 years old; Fee simple ownership with homeowners association
• Construction: Brick construction; Built before 1978
• Exterior features: Balcony; Assigned parking with guest parking available; Access to interstate and school bus service

Interior

• Kitchen: Kitchen on main level (11 x 18)
• Bedrooms: Master bedroom on second level (full bath attached); Second bedroom on second level (18 x 16); Additional bedroom in basement (16 x 16); Potential for a third bedroom
• Flooring: Carpet in dining room and living room
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Partially finished basement; 7 total rooms; Wood-burning fireplace in the living room; Balcony/porch/lanai
• Laundry & utility: Laundry room in basement (10 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $269k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (7.1% below list).
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $250k (7.1% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 3.7% in Schaumburg — 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 79/100 on livability (#124 in IL, #2,162 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A-; Watch: health & safety C-, amenities D+, commute F.
• Township Hsd 211 (urban): math 45% / reading 43% proficiency, ranked #89 of 620 in IL (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.9%/yr); 45 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).
• This rent runs 31% of the median local income ($104k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; list at $269k implies a 124% gain — meaningful room to come down on a strong offer.

Recommended offer $249,775 (7.1% 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 76 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.01% ✓
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $234,606
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1611 Waxwing Ct	0.03mi	2/2.5 (-1)	1,282 (0%)	2mo	$300,000	$234	87
1537 Sycamore Pl	0.08mi	3/2.5	1,282 (0%)	10mo	$283,000	$221	84
1926 Prairie Sq Unit 210B	0.10mi	2/2.0 (-1)	1,200 (-6%)	1mo	$220,000	$183	77
1618 Waxwing Ct	0.01mi	2/2.5 (-1)	1,282 (0%)	17mo	$270,000	$211	77
1926 Prairie Sq #328	0.08mi	2/2.0 (-1)	1,200 (-6%)	7mo	$216,500	$180	72
1912 Prairie Sq #234	0.12mi	2/2.0 (-1)	1,200 (-6%)	8mo	$220,000	$183	70
1926 Prairie Sq Unit 233B	0.10mi	2/2.0 (-1)	1,150 (-10%)	13mo	$210,000	$183	61
1931 Prairie Sq #111	0.07mi	2/2.0 (-1)	1,094 (-15%)	12mo	$172,500	$158	55
1813 Hemlock Pl #306	0.30mi	2/1.0 (-1)	1,100 (-14%)	10mo	$200,000	$182	47

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 · 3.87% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.36×
• Total profit: $-47,833
• Equity at exit: $40,109

10-year hold

• IRR: -7.9%
• Equity multiple: 0.48×
• Total profit: $-39,383
• Equity at exit: $23,258

Cash invested: $75,320 (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 60173

• Home prices YoY: -22.9%
• Rents YoY: 3.9%
• Active inventory: 45
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,720 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$366 /mo · $4,393/yr
• Insurance: −$112
• HOA: −$369
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $-109

Break-even live

Break-even rent $2,858

Max offer price $249,775

Occupancy floor 99%

Sensitivity live

Price	-10% $43	-5% $-33	+0% $-109	+5% $-185	+10% $-261
Rent	-10% $-324	-5% $-216	+0% $-109	+5% $-1	+10% $106
Rate	-1.0pp $27	-0.5pp $-40	base $-109	+0.5pp $-179	+1.0pp $-249

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1919 Prairie Sq Schaumburg, IL	2.0	2.0	960	$2,075	$2.16	3d	2	0.14mi
1708 Arbor Sq Schaumburg, IL	2.0	1.0	738	$2,078	$2.82	0d	49	0.44mi
1220 E Algonquin Rd Schaumburg, IL	1.0–2.0	1.0–2.0	980	$2,035	$2.08	0d	5	0.53mi
2030 Crestwood Ln Palatine, IL	3.0	2.0	1606	$3,650	$2.27	11d	1	0.55mi
4700 Arbor Dr Rolling Meadows, IL	1.0–3.0	1.0–2.0	1050	$2,255	$2.15	3d	20	0.55mi
3609 Bobwhite Ln Rolling Meadows, IL	3.0	1.0	1017	$2,850	$2.80	11d	1	0.80mi
2200 Progress Pkwy Schaumburg, IL	3.0	1.0–2.5	1405	$5,800	$4.13	0d	14	0.82mi
2500 Brush Rd Schaumburg, IL	1.0–2.0	1.0–2.0	911	$2,450	$2.69	25d	1	0.86mi
2450 Plum Grove Rd Schaumburg, IL	1.0–2.0	1.0–3.0	1014	$3,530	$3.48	25d	1	0.94mi
105 Yarrow Ct Rolling Meadows, IL	3.0	2.0	1874	$3,500	$1.87	25d	1	1.16mi
920 Casey Ct #4 Schaumburg, IL	2.0	1.5	1000	$1,650	$1.65	11d	1	1.16mi
3265 Kirchoff Rd #215 Rolling Meadows, IL	2.0	2.0	1000	$2,000	$2.00	19d	1	1.18mi
690 E Algonquin Rd Schaumburg, IL	1.0–2.0	1.0–2.0	897	$2,890	$3.22	22d	7	1.19mi
690 E Algonquin Rd Schaumburg, IL	1.0–2.0	1.0–2.0	897	$2,822	$3.14	18d	6	1.19mi
690 E Algonquin Rd Schaumburg, IL	1.0–2.0	1.0–2.0	897	$2,789	$3.11	0d	6	1.19mi
700 E Algonquin Rd Schaumburg, IL	1.0–2.0	1.0–2.0	897	$2,753	$3.07	0d	4	1.22mi
2450 Chas Dr Rolling Meadows, IL	3.0	2.0	1696	$3,500	$2.06	22d	1	1.23mi
680 E Algonquin Rd Schaumburg, IL	1.0–2.0	1.0–2.0	897	$3,028	$3.37	0d	16	1.24mi
2508 Yarrow Ln Rolling Meadows, IL	3.0	3.5	1600	$3,200	$2.00	8d	1	1.25mi
670 E Algonquin Rd Unit 4407 Schaumburg, IL	2.0	2.0	1130	$3,028	$2.68	0d	1	1.25mi
670 E Algonquin Rd #4408 Schaumburg, IL	2.0	2.0	1130	$2,969	$2.63	14d	1	1.25mi
2627 Smith St Rolling Meadows, IL	3.0	2.5	1742	$3,000	$1.72	25d	1	1.26mi
2850 Southampton Dr Rolling Meadows, IL	1.0–3.0	1.0–2.0	1212	$2,864	$2.36	0d	33	1.27mi
801 Belinder Ln Schaumburg, IL	1.0–2.0	1.0–2.0	747	$2,430	$3.25	0d	41	1.29mi
668 E Algonquin Rd #6102 Schaumburg, IL	2.0	2.5	1588	$3,664	$2.31	14d	1	1.30mi
2606 Grouse Ln Rolling Meadows, IL	3.0	1.0	1055	$2,600	$2.46	0d	1	1.35mi
4730 Calvert Dr Unit C2 Rolling Meadows, IL	2.0	1.0	1200	$2,195	$1.83	25d	1	1.36mi
2402 Birch Ln Rolling Meadows, IL	3.0	1.0	1160	$1,649	$1.42	6d	1	1.46mi
5300 Carriageway Dr #107 Rolling Meadows, IL	2.0	1.0	1100	$2,175	$1.98	25d	1	1.48mi

HOA detail

• Monthly dues: $369 · $4,428/yr

Listing history 28 events

1. 2026-06-21
   pricedays on market $269,000 Active 76 DOM
2. 2026-06-18
   days on market $275,000 Active 73 DOM
3. 2026-06-17
   days on market $275,000 Active 72 DOM
4. 2026-06-16
   days on market $275,000 Active 71 DOM
5. 2026-06-15
   days on market $275,000 Active 70 DOM
6. 2026-06-13
   days on market $275,000 Active 68 DOM
7. 2026-06-13
   days on market $275,000 Active 67 DOM
8. 2026-06-09
   days on market $275,000 Active 64 DOM
9. 2026-06-08
   days on market $275,000 Active 63 DOM
10. 2026-06-07
    days on market $275,000 Active 62 DOM
11. 2026-06-03
    days on market $275,000 Active 58 DOM
12. 2026-06-02
    days on market $275,000 Active 57 DOM
13. 2026-06-01
    days on market $275,000 Active 56 DOM
14. 2026-05-31
    days on market $275,000 Active 55 DOM
15. 2026-04-06
    historical
16. 2026-03-31
    historical
17. 2026-03-25
    price
18. 2026-03-22
    price
19. 2026-03-04
    price
20. 2026-02-16
    price
21. 2025-12-24
    price
22. 2025-12-07
    price
23. 2016-07-22
    soldstatus $120,000 Closed Sale
24. 2016-07-22
    soldstatus $120,000
25. 2016-06-11
    historical Contingent
26. 2016-06-01
    listed $129,900 New
27. 1984-03-19
    soldstatus $69,000
28. 1979-11-09
    soldstatus $63,500

ⓘ 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: $4,393 · $366/mo
• Projected year-2 tax: $5,250 · $437/mo
• Expected delta: +$856/yr (+$71/mo · 19.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 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: $32,644
• − Mortgage interest: −$15,068
• − Property taxes: −$4,393
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,611
• − Management: −$2,611
• − HOA: −$4,428
• − Depreciation: −$7,825
• Taxable loss: −$5,639
• Est. tax savings @ 24.0%: +$1,353
• After-tax cash flow: $48/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: Township Hsd 211
• NCES district ID: 1730450
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $72,942
• Composite: 40.02/100
• National rank: #3824
• State rank: #89 of 620 in IL

Livability — Schaumburg

• Score: 79/100
• State rank: #124
• US rank: #2162

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Schaumburg, IL
• County: Cook County · 4,486,803 people
• City population: 77,949
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 13,650
• Household income: $104,390
• Rent vs Own: 66.6% rent · 33.4% own
• Severe rent burden: 545.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Asian 42% White 39% Hispanic / Latino 8% Black 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 8% Portuguese 2% Scotch-Irish 1%
• Foreign-born: 48% · China, Canada, South Korea
• Languages at home: 47% English-only · Other Indo-European 19% Other Asian/Pacific 13% Russian/Polish/Slavic 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: ▼ -60.17%
• Current HPI: 202.4606
• Rent YoY: ▲ 3.87%
• 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

+89.0% since first listed

14 events — show timeline

• 2026-04-06 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-31 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-25 Price Changed — MRED as Distributed by MLS Grid
• 2026-03-22 Price Changed — MRED as Distributed by MLS Grid
• 2026-03-04 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-16 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-24 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-07 Price Changed — MRED as Distributed by MLS Grid
• 2016-07-22 Sold (MLS) $120,000 MRED as Distributed by MLS Grid
• 2016-07-22 Sold (Public Records) $120,000 Public Records
• 2016-06-11 Contingent — MRED as Distributed by MLS Grid
• 2016-06-01 Listed $129,900 MRED as Distributed by MLS Grid
• 1984-03-19 Sold (Public Records) $69,000 Public Records
• 1979-11-09 Sold (Public Records) $63,500 Public Records

Property tax history

+1.0%/yr

Latest (2023): $4,393 · +3.8% YoY. Source: county tax records.