1370 Dunns Ct · Fox Lake, IL 60020

$679,900

3 bd · 4.0 ba · 4,383 sqft · SingleFamily public records · 26 Days on market

Built 1998 1.25 ac lot Est $675k · at est. $27/mo HOA · 1% 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).

• ARV discount +7.2/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a quiet cul-de-sac in Dunn's Lake Estates, this custom-built home sits on 1.25 private acres offering the perfect blend of privacy, luxury, and lake lifestyle living. Soaring ceilings and a dramatic wall of windows fill the home with natural light while overlooking the expansive deck, firepit, and peaceful backyard retreat. The spacious kitchen offers oak cabinetry, a center island, and generous dining space ideal for entertaining. Upstairs features 3 bedrooms including a spacious primary suite with a walk-in closet, private bath, and balcony retreat. Main floor office or 4th bedroom offers added flexibility. Fully finished basement with family room, bar area, full bathroom a

Key facts

• Private acres
• Oak cabinetry
• Firepit

Tags

• QUIET CUL-DE-SAC
• PRIVATE ACRES
• EXPANSIVE DECK
• FIREPIT
• BACKYARD RETREAT
• OAK CABINETRY

Property features AI

Finance

• Other: School bus service; Parcel number on file
• HOA & community: Annual association fee ($325) covering insurance and lake rights; Community amenities include lake access, dock, curbs, street lights and paved streets

Exterior

• Parking: Attached garage with garage door opener; Asphalt driveway; 3 garage/total parking spaces
• Security: Carbon monoxide detectors
• Utilities: Public water; Public sewer; 200+ amp electrical service with circuit breakers
• Home design: Detached single-family home; Two stories; Custom model; Fee-simple ownership with homeowner association
• Construction: Built approximately 26–30 years ago; Brick and cedar exterior; Asphalt roof; Concrete perimeter foundation
• Exterior features: Large deck; Boat slip; Wooded lot; Cul-de-sac location; Water rights

Interior

• Kitchen: Island, breakfast bar and eating area; Range, microwave, dishwasher, refrigerator; Stainless steel appliances; Disposal
• Bedrooms: 4 bedrooms (master suite on the second floor; other bedrooms on main and second levels)
• Flooring: Hardwood flooring in main living areas; Carpet in bedrooms and closets
• Bathrooms: 4 full bathrooms; Soaking tub, separate shower, double sinks
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; Humidifier; CO detectors; Radon mitigation system
• Interior features: First-floor bedroom and first-floor full bath; Walk-in closets; Beamed ceilings; Skylights and window screens; Finished full basement with recreation/family area; Separate dining room
• Laundry & utility: Main-level laundry; Washer and dryer included; Water-softener (owned), sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $680k.

Deal economics

• At list price, monthly cash flow is $-3k ($-41k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (67.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (70.6% below list).
• Recommended offer: $200k (70.6% below list) — sets the bar for 1% rule.
• Cap rate 0.3% vs local median 6.0% in Fox Lake — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 74/100 on livability (#247 in IL, #4,462 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: amenities D+, health & safety F.
• Grant Chsd 124 (suburban): math 23% / reading 27% proficiency, ranked #296 of 620 in IL (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Grant Community High School (math 23% / reading 27%, grade F, #247 of 693 statewide, top 36%, 1,837 students, 0% FRL).
• Market conditions: 78 active listings in the ZIP; 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 $5k of loan paydown is wiped out by about $20k 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 26 days — a 2% lower offer ($670k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $282k; list at $680k implies a 141% gain — meaningful room to come down on a strong offer.

Recommended offer $199,823 (70.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.29% ✗
• Cap rate: 0.26%
• Cash-on-cash: -21.55%
• DSCR: 0.04
• GRM: 28.4

CMA / ARV

• ARV (on-the-fly): $674,982
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1176 Deerpath Ct	0.58mi	3/3.0	4,220 (-4%)	18mo	$485,300	$115	48
1181 Deerpath Ct	0.55mi	4/3.0 (+1)	4,135 (-6%)	10mo	$638,750	$154	48
7208 Viscaya Dr	0.47mi	4/3.0 (+1)	3,973 (-9%)	23mo	$640,000	$161	34

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: -62.0%
• Equity multiple: -0.72×
• Total profit: $-327,730
• Equity at exit: $101,375

10-year hold

• IRR: —
• Equity multiple: -1.97×
• Total profit: $-564,927
• Equity at exit: $58,785

Cash invested: $190,372 (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 60020

• Home prices YoY: -30.7%
• Active inventory: 78
• Price-to-rent: 28.4×

Monthly cashflow live

• Estimated rent: $1,998 medium
• Mortgage (P&I): −$3,565
• Tax from tax record: −$1,122 /mo · $13,465/yr
• Insurance: −$283
• HOA: −$27
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-3,419

Break-even live

Break-even rent $6,326

Max offer price $224,519

Occupancy floor —

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: $169,975
• Closing costs: $20,397
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 26 events

1. 2026-06-18
   days on market $679,900 Active 26 DOM
2. 2026-06-17
   days on market $679,900 Active 25 DOM
3. 2026-06-16
   days on market $679,900 Active 24 DOM
4. 2026-06-15
   days on market $679,900 Active 23 DOM
5. 2026-06-13
   days on market $679,900 Active 21 DOM
6. 2026-06-09
   days on market $679,900 Active 17 DOM
7. 2026-06-08
   days on market $679,900 Active 16 DOM
8. 2026-06-07
   days on market $679,900 Active 15 DOM
9. 2026-06-04
   pricedays on market $679,900 Active 12 DOM
10. 2026-06-03
    days on market $689,900 Active 11 DOM
11. 2026-06-02
    days on market $689,900 Active 10 DOM
12. 2026-06-01
    days on market $689,900 Active 9 DOM
13. 2026-05-31
    days on market $689,900 Active 8 DOM
14. 2026-05-23
    listed $689,900 Active
15. 2022-04-08
    historical
16. 2022-03-17
    listed Active
17. 2022-01-06
    historical
18. 2021-11-13
    listed Active
19. 2019-05-15
    soldstatus $282,500
20. 2019-04-30
    soldstatus $282,500 Closed Sale
21. 2019-03-21
    historical Contingent
22. 2019-03-05
    listed $295,000 New
23. 2019-03-05
    historical
24. 2019-02-20
    listed New
25. 2019-02-20
    historical
26. 2018-09-21
    listed New

ⓘ 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: $13,465 · $1,122/mo
• Projected year-2 tax: $14,449 · $1,204/mo
• Expected delta: +$985/yr (+$82/mo · 7.3%)

ⓘ 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 3/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,979
• − Mortgage interest: −$38,085
• − Property taxes: −$13,465
• − Insurance: −$3,400
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − HOA: −$324
• − Depreciation: −$19,779
• Taxable loss: −$54,910
• Est. tax savings @ 24.0%: +$13,178
• After-tax cash flow: $-27,852/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: Grant Chsd 124
• NCES district ID: 1717340
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 27% ▼ -7.00%
• Median HH income: $59,450
• Composite: 22.95/100
• National rank: #7989
• State rank: #296 of 620 in IL

Livability — Fox Lake

• Score: 74/100
• State rank: #247
• US rank: #4462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fox Lake, IL
• City population: 10,846
• Population (ZIP): 10,846

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 10% Black 3%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Romanian 15% Portuguese 2% Italian 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 6% Russian/Polish/Slavic 3% 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: ▼ -97.19%
• Current HPI: 219.6301
• 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

+133.9% since first listed

13 events — show timeline

• 2026-05-23 Listed $689,900 MRED as Distributed by MLS Grid
• 2022-04-08 Listing Removed — MRED as Distributed by MLS Grid
• 2022-03-17 Listed — MRED as Distributed by MLS Grid
• 2022-01-06 Listing Removed — MRED as Distributed by MLS Grid
• 2021-11-13 Listed — MRED as Distributed by MLS Grid
• 2019-05-15 Sold (Public Records) $282,500 Public Records
• 2019-04-30 Sold (MLS) $282,500 MRED as Distributed by MLS Grid
• 2019-03-21 Contingent — MRED as Distributed by MLS Grid
• 2019-03-05 Listing Removed — MRED as Distributed by MLS Grid
• 2019-03-05 Listed $295,000 MRED as Distributed by MLS Grid
• 2019-02-20 Listing Removed — MRED as Distributed by MLS Grid
• 2019-02-20 Listed — MRED as Distributed by MLS Grid
• 2018-09-21 Listed — MRED as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2024): $13,465 · +4.7% YoY. Source: county tax records.