1109 Stoughton Ct · Schaumburg, IL 60194

$242,500

2 bd · 1.0 ba · 1,100 sqft · Condo · 18 Days on market

Built 1977 $171/mo HOA · 8% of rent

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Rent growth +4.9/5.0
• 1% rule +4.2/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

05/08/26 Seller has Re-Signed a New Listing Agreement - PLEASE DO NOT BOTHER Activation Date Is unknown at this time. Thank you.

Key facts

• $171 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Four-unit building; Living area reported as estimated; Ownership: Condo; Property currently not leased
• Financial info: Special service area: No
• HOA & community: Monthly association fee of $171; Association covers insurance, clubhouse, pool, exterior maintenance, lawn care, scavenger, and snow removal; Community amenities include a pool and clubhouse; Manager off-site; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage (garage owned) — 1 garage space; Total parking spaces: 1; Asphalt driveway/parking surfaces
• Utilities: Water: Lake Michigan; Sewer: Public sewer; Electric: Circuit breakers
• Home design: Attached single (condo), ranch model; Entry level: 2; Noted as rebuilt/rehab completed in 2025
• Construction: Built approximately 41–50 years ago; Vinyl siding; Asphalt roof; Concrete perimeter foundation; Property built before 1978
• Exterior features: End unit in a community setting; Lot dimensions recorded (35.481)

Interior

• Kitchen: Kitchen with eating area/table space (second level) — 11 x 10; Range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom (second level) — 15 x 13, vinyl flooring; Second bedroom (second level) — 12 x 11, vinyl flooring; Additional bedrooms listed
• Flooring: Vinyl flooring in bedrooms, living and dining areas; Laminate flooring noted for other interior areas
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Five total rooms; Laminate flooring throughout main areas
• Laundry & utility: Main-level laundry with washer hookup (in unit)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $242k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (8.5% below list).
• Recommended offer: $222k (8.5% below list) — sets the bar for 1% rule.
• 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+, crime B+; 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.
• Zoned schools: Enders-Salk Elem School (math 22% / reading 32%, grade F, #749 of 2,056 statewide, top 40%, 475 students, 0% FRL); Helen Keller Jhs (math 34% / reading 42%, grade F, #159 of 665 statewide, top 25%, 560 students, 0% FRL); Schaumburg High School (math 48% / reading 40%, grade F, #68 of 693 statewide, top 10%, 2,340 students, 0% FRL).
• Market conditions: Rents rising fast (+9.5%/yr); 33 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($239k) is reasonable based on typical stale-listing flexibility.

Recommended offer $221,994 (8.5% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.51×
• Total profit: $-33,355
• Equity at exit: $36,158

10-year hold

• IRR: 2.9%
• Equity multiple: 1.25×
• Total profit: $17,280
• Equity at exit: $20,967

Cash invested: $67,900 (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 60194

• Rents YoY: 9.5%
• Active inventory: 33
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,220 high
• Mortgage (P&I): −$1,272
• Tax est. 1.5%: −$303 /mo · $3,638/yr
• Insurance: −$101
• HOA: −$171
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-93

Break-even live

Break-even rent $2,338

Max offer price $229,028

Occupancy floor 99%

Sensitivity live

Price	-10% $74	-5% $-9	+0% $-93	+5% $-177	+10% $-261
Rent	-10% $-268	-5% $-181	+0% $-93	+5% $-5	+10% $82
Rate	-1.0pp $29	-0.5pp $-31	base $-93	+0.5pp $-156	+1.0pp $-220

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: $60,625
• Closing costs: $7,275
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
725 W Bode Cir Hoffman Estates, IL	1.0–2.0	1.0–1.5	820	$1,940	$2.37	4d	37	0.59mi
1334 Yarmouth Ct Unit 692 Schaumburg, IL	2.0	1.0	950	$1,900	$2.00	5d	1	0.60mi
1426 Tonset Ln Schaumburg, IL	2.0	1.0	1000	$1,250	$1.25	9d	1	0.68mi
102 Tonset Ct Unit 102 Schaumburg, IL	2.0	1.0	1000	$1,950	$1.95	26d	1	0.69mi
134 S Salem Dr Schaumburg, IL	3.0	2.0	1250	$3,400	$2.72	7d	1	0.70mi
920 Royal Ct Schaumburg, IL	3.0	2.0	1075	$3,200	$2.98	14d	1	0.92mi
460 Flagstaff Ln Hoffman Estates, IL	3.0	1.5	1362	$2,800	$2.06	26d	1	1.00mi
281 Mohave St Hoffman Estates, IL	3.0	1.0	1496	$1,500	$1.00	8d	1	1.04mi
260 Mohave St Hoffman Estates, IL	3.0	1.0	1496	$1,430	$0.96	4d	1	1.08mi
580 Mesa Dr #201 Hoffman Estates, IL	2.0	2.0	1000	$1,850	$1.85	24d	1	1.19mi
580 Mesa Dr Hoffman Estates, IL	2.0	2.0	1000	$1,850	$1.85	24d	1	1.19mi
225 Bode Rd Hoffman Estates, IL	3.0	2.0	1205	$3,100	$2.57	4d	1	1.29mi
985 Grand Canyon Pkwy Hoffman Estates, IL	1.0–2.0	1.0–1.5	770	$1,895	$2.46	26d	5	1.34mi
180 W Berkley Ln Hoffman Estates, IL	3.0	1.5	1253	$2,300	$1.84	26d	1	1.41mi
220 S Roselle Rd #224 Schaumburg, IL	2.0	1.5	925	$1,850	$2.00	1d	1	1.49mi

HOA detail condo

• Monthly dues: $171 · $2,052/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-21
   days on market $242,500 Coming Soon 18 DOM
2. 2026-06-18
   days on market $242,500 Coming Soon 15 DOM
3. 2026-06-17
   days on market $242,500 Coming Soon 14 DOM
4. 2026-06-16
   days on market $242,500 Coming Soon 13 DOM
5. 2026-06-15
   days on market $242,500 Coming Soon 12 DOM
6. 2026-06-13
   days on market $242,500 Coming Soon 10 DOM
7. 2026-06-13
   days on market $242,500 Coming Soon 9 DOM
8. 2026-06-09
   days on market $242,500 Coming Soon 6 DOM
9. 2026-06-08
   days on market $242,500 Coming Soon 5 DOM
10. 2026-06-07
    days on market $242,500 Coming Soon 4 DOM
11. 2026-06-04
    remarks 129-char remark
12. 2026-06-04
    listed $242,500 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: $26,639
• − Mortgage interest: −$13,584
• − Property taxes: −$3,638
• − Insurance: −$1,212
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − HOA: −$2,052
• − Depreciation: −$7,055
• Taxable loss: −$5,163
• Est. tax savings @ 24.0%: +$1,239
• After-tax cash flow: $122/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): 19,756
• Household income: $97,994
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 475.0

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 0.65)
• Race & ethnicity: White 51% Asian 26% Hispanic / Latino 11% Black 8% Two or more races 8%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 9% Slovak 2% Iranian 2%
• Foreign-born: 32% · Canada, South Korea, China
• Languages at home: 60% English-only · Other Indo-European 13% Spanish 9% 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: ▼ -262.90%
• Current HPI: 210.9605
• Rent YoY: ▲ 9.50%
• 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