930 Ruby May · Crystal Lake, IL 60014

$175,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 430 Days on market

Built 2025

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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
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +3.9/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Built 2025
• Listed 430 days

Property features AI

Finance

• Other: Address: 930 Ruby May, Crystal Lake, IL 60014; Listing status: Active
• Financial info: List price $175,000

Exterior

• Utilities: Heating: Forced air; Cooling: Central air
• Home design: Spec home — Oakbrook plan; Single-family property (detached)
• Construction: Living area approximately 1680; Built/modified listing active as of 2026

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 2 total bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $909 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 4.0% in Crystal 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 82/100 on livability (#80 in IL, #1,289 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities D+, commute F.
• Chsd 155 (suburban): math 41% / reading 42% proficiency, ranked #98 of 620 in IL (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.9%/yr); 144 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 + 3.9% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 430 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 430 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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.
6. 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.
7. 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: 1.53% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.26%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.89% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.65×
• Total profit: $32,004
• Equity at exit: $26,093

10-year hold

• IRR: 25.3%
• Equity multiple: 3.30×
• Total profit: $112,708
• Equity at exit: $15,131

Cash invested: $49,000 (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 60014

• Rents YoY: 3.9%
• Active inventory: 144
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,682 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $909

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 61%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1399 New Haven Dr Cary, IL	2.0	3.0	1873	$2,700	$1.44	6d	1	0.57mi
1036 Laceflower Dr Crystal Lake, IL	2.0	2.0	1457	$2,772	$1.90	1d	8	0.70mi
252 New Haven Dr Cary, IL	2.0	2.0	1872	$2,500	$1.34	1d	1	0.72mi
1131 Central Park Dr Crystal Lake, IL	3.0	2.0	1454	$2,532	$1.74	20d	1	0.84mi

Listing history 13 events

1. 2026-06-18
   days on market $175,000 Active 430 DOM
2. 2026-06-17
   days on market $175,000 Active 429 DOM
3. 2026-06-16
   days on market $175,000 Active 428 DOM
4. 2026-06-15
   days on market $175,000 Active 427 DOM
5. 2026-06-13
   days on market $175,000 Active 425 DOM
6. 2026-06-09
   days on market $175,000 Active 421 DOM
7. 2026-06-08
   days on market $175,000 Active 420 DOM
8. 2026-06-07
   days on market $175,000 Active 419 DOM
9. 2026-06-04
   days on market $175,000 Active 416 DOM
10. 2026-06-03
    days on market $175,000 Active 415 DOM
11. 2026-06-02
    days on market $175,000 Active 414 DOM
12. 2026-06-01
    days on market $175,000 Active 413 DOM
13. 2026-05-31
    days on market $175,000 Active 412 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: $32,179
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,574
• − Management: −$2,574
• − Depreciation: −$5,091
• Taxable income: $8,637
• Est. tax owed @ 24.0%: −$2,073
• After-tax cash flow: $8,836/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: Chsd 155
• NCES district ID: 1711370
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $87,560
• Composite: 39.33/100
• National rank: #3982
• State rank: #98 of 620 in IL

Livability — Crystal Lake

• Score: 82/100
• State rank: #80
• US rank: #1289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal Lake, IL
• County: McHenry County · 204,279 people
• City population: 48,590
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 48,590
• Household income: $109,016
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 922.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Romanian 12% Portuguese 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 85% English-only · Spanish 10% Russian/Polish/Slavic 2% 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: ▼ -247.92%
• Current HPI: 207.5209
• Rent YoY: ▲ 3.89%
• 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