209 Bellevue Dr · Round Lake Park, IL 60073

$245,000

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 6 Days on market

Built 1958 9,920 sqft lot Est $269k · 9% under

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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 +15.5/30.0
• ARV discount +11.5/15.0
• 1% rule +5.5/10.0
• DSCR +4.8/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 2-bath single-family home offers a spacious and comfortable layout with a fully finished basement. Freshly painted throughout with brand-new carpet, the home is filled with natural light and features a thoughtfully designed floor plan. The oversized primary bedroom and two generously sized additional bedrooms provide plenty of space, along with a versatile bonus room and full bathroom in the basement. The kitchen and dining room combination is perfect for everyday living and entertaining. Step outside to a raised deck overlooking a large backyard-ideal for relaxing or hosting year-round. An extra-large driveway with a 2-car garage provides ample parking for multiple vehicles

Key facts

• Extra-large driveway
• Large backyard
• Raised deck

Tags

• FULLY FINISHED BASEMENT
• RAISED DECK
• LARGE BACKYARD
• EXTRA-LARGE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Cap rate 6.8% vs local median 4.5% in Round Lake Park — 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 69/100 on livability (#422 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, employment D-.
• Round Lake CUSD 116 (suburban): math 7% / reading 14% proficiency, ranked #560 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: W J Murphy Elem School (math 8% / reading 17%, grade F, #1,371 of 2,056 statewide, top 68%, 454 students, 0% FRL); Magee Middle School (math 8% / reading 21%, grade F, #517 of 665 statewide, top 79%, 673 students, 0% FRL); Round Lake Senior High School (math 9% / reading 13%, grade F, #522 of 693 statewide, top 76%, 2,258 students, 0% FRL) — zoned schools average 0% FRL vs 67% district-wide (67 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.9%/yr); 97 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 948 units permitted in Lake County in 2024 (424 in 5+ unit buildings).
• This rent runs 31% of the median local income ($99k/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 $7k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 19y 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 $167k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $245,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.05% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $268,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 N Prospect Dr	0.15mi	3/1.0	1,494 (+7%)	2mo	$210,000	$141	79
128 Bellevue Dr	0.08mi	4/1.0 (+1)	1,288 (-8%)	0mo	$248,000	$193	78
229 E Pineview Dr	0.22mi	3/2.0	1,350 (-3%)	5mo	$100,000	$74	77
224 Bellevue Dr	0.06mi	3/1.0	1,240 (-11%)	5mo	$235,000	$190	75
318 Elder Dr	0.15mi	3/1.5	1,200 (-14%)	3mo	$239,000	$199	66
352 Linden Dr	0.44mi	3/1.5	1,474 (+6%)	6mo	$335,000	$227	62
34050 N Lilac Ave	0.71mi	3/1.5	1,390 (-0%)	5mo	$232,000	$167	61
414 E Washington St	0.42mi	3/2.0	1,524 (+10%)	1mo	$242,000	$159	60
314 Maple Ln	0.63mi	3/1.5	1,454 (+4%)	3mo	$317,000	$218	59
113 Orchard St	0.67mi	4/2.0 (+1)	1,400 (+1%)	3mo	$305,000	$218	56
423 Windridge Dr	0.53mi	3/2.0	1,248 (-10%)	4mo	$340,000	$272	51
509 Catalpa Dr	0.52mi	4/2.0 (+1)	1,556 (+12%)	6mo	$246,500	$158	42

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 · 2.87% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-33,465
• Equity at exit: $36,530

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-21,548
• Equity at exit: $21,183

Cash invested: $68,600 (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 60073

• Rents YoY: 2.9%
• Active inventory: 97
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,565 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$539 /mo · $6,472/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $100

Break-even live

Break-even rent $2,438

Max offer price $245,000

Occupancy floor 91%

Sensitivity live

Price	-10% $239	-5% $170	+0% $100	+5% $31	+10% $-38
Rent	-10% $-102	-5% $-1	+0% $100	+5% $202	+10% $303
Rate	-1.0pp $224	-0.5pp $163	base $100	+0.5pp $37	+1.0pp $-28

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
341 Holiday Ln Hainesville, IL	2.0	2.0	1700	$2,300	$1.35	26d	1	0.23mi
400 Clifton Dr Round Lake Park, IL	4.0	2.5	1202	$2,350	$1.96	13d	1	0.28mi
295 Holiday Ln Unit 295 Hainesville, IL	3.0	2.0	1244	$2,250	$1.81	22d	1	0.28mi
208 W Nippersink Rd Round Lake, IL	4.0	2.0	1376	$2,695	$1.96	12d	1	0.59mi
378 Tower Dr #378 Hainesville, IL	3.0	2.5	1488	$2,600	$1.75	13d	1	0.61mi
108 E Big Horn Dr Hainesville, IL	3.0	1.5	1228	$2,600	$2.12	0d	1	0.65mi
426 Alpine Dr Round Lake, IL	3.0	1.0	957	$2,000	$2.09	6d	1	0.71mi
59 S Treehouse Ln #59 Round Lake, IL	3.0	1.5	1408	$2,300	$1.63	13d	1	0.80mi

Listing history 33 events

1. 2026-03-31
   status Pending
2. 2026-03-24
   listed $245,000 Active
3. 2013-11-26
   historical
4. 2013-10-24
   listed New
5. 2013-07-09
   historical
6. 2013-02-22
   historical Contingent
7. 2012-12-06
   status Reactivated
8. 2012-07-12
   historical Contingent
9. 2012-06-26
   price Price Change
10. 2012-06-19
    price Price Change
11. 2012-06-07
    price Price Change
12. 2012-05-21
    price Price Change
13. 2012-05-09
    price Price Change
14. 2012-04-23
    price Price Change
15. 2012-04-09
    price Price Change
16. 2012-03-23
    price Price Change
17. 2012-03-12
    price Price Change
18. 2012-03-05
    price Price Change
19. 2012-02-21
    price Price Change
20. 2012-02-11
    price Price Change
21. 2012-02-02
    price Price Change
22. 2012-01-03
    listed New
23. 2008-07-16
    soldstatus $166,900
24. 2008-05-27
    soldstatus $166,900
25. 2008-04-22
    historical
26. 2008-04-11
    listed $164,900
27. 2008-01-31
    soldstatus $105,000
28. 2007-11-22
    historical
29. 2007-09-04
    listed $110,500
30. 2007-08-30
    historical
31. 2007-07-25
    listed
32. 2005-05-17
    soldstatus $155,000
33. 2000-04-12
    soldstatus $112,500

ⓘ 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: $6,472 · $539/mo
• Projected year-2 tax: $6,472 · $539/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,782
• − Mortgage interest: −$13,724
• − Property taxes: −$6,472
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,463
• − Management: −$2,463
• − Depreciation: −$7,127
• Taxable loss: −$2,691
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $1,849/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: Round Lake CUSD 116
• NCES district ID: 1734990
• Math proficiency: 7% ▼ -6.00%
• Reading proficiency: 14% ▼ -2.00%
• Median HH income: $53,477
• Composite: 10.35/100
• National rank: #9789
• State rank: #560 of 620 in IL

Livability — Round Lake Park

• Score: 69/100
• State rank: #422
• US rank: #8626

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Round Lake Park, IL
• County: Lake County · 591,991 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 62,868
• Household income: $98,514
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 1225.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 45% White 40% Two or more races 20% Asian 7% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 3%
• Common ancestry: Romanian 8% Portuguese 1% Lithuanian 1%
• Foreign-born: 25% · Canada, South Korea, Vietnam
• Languages at home: 56% English-only · Spanish 35% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -140.95%
• Current HPI: 229.1762
• Rent YoY: ▲ 2.87%
• 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

+117.8% since first listed

33 events — show timeline

• 2026-03-31 Pending — MRED as Distributed by MLS Grid
• 2026-03-24 Listed $245,000 MRED as Distributed by MLS Grid
• 2013-11-26 Listing Removed — MRED as Distributed by MLS Grid
• 2013-10-24 Listed — MRED as Distributed by MLS Grid
• 2013-07-09 Listing Removed — MRED as Distributed by MLS Grid
• 2013-02-22 Contingent — MRED as Distributed by MLS Grid
• 2012-12-06 Relisted — MRED as Distributed by MLS Grid
• 2012-07-12 Contingent — MRED as Distributed by MLS Grid
• 2012-06-26 Price Changed — MRED as Distributed by MLS Grid
• 2012-06-19 Price Changed — MRED as Distributed by MLS Grid
• 2012-06-07 Price Changed — MRED as Distributed by MLS Grid
• 2012-05-21 Price Changed — MRED as Distributed by MLS Grid
• 2012-05-09 Price Changed — MRED as Distributed by MLS Grid
• 2012-04-23 Price Changed — MRED as Distributed by MLS Grid
• 2012-04-09 Price Changed — MRED as Distributed by MLS Grid
• 2012-03-23 Price Changed — MRED as Distributed by MLS Grid
• 2012-03-12 Price Changed — MRED as Distributed by MLS Grid
• 2012-03-05 Price Changed — MRED as Distributed by MLS Grid
• 2012-02-21 Price Changed — MRED as Distributed by MLS Grid
• 2012-02-11 Price Changed — MRED as Distributed by MLS Grid
• 2012-02-02 Price Changed — MRED as Distributed by MLS Grid
• 2012-01-03 Listed — MRED as Distributed by MLS Grid
• 2008-07-16 Sold (Public Records) $166,900 Public Records
• 2008-05-27 Sold (MLS) $166,900 MRED as Distributed by MLS Grid
• 2008-04-22 Listing Removed — MRED as Distributed by MLS Grid
• 2008-04-11 Listed $164,900 MRED as Distributed by MLS Grid
• 2008-01-31 Sold (MLS) $105,000 MRED as Distributed by MLS Grid
• 2007-11-22 Listing Removed — MRED as Distributed by MLS Grid
• 2007-09-04 Listed $110,500 MRED as Distributed by MLS Grid
• 2007-08-30 Listing Removed — MRED as Distributed by MLS Grid
• 2007-07-25 Listed — MRED as Distributed by MLS Grid
• 2005-05-17 Sold (Public Records) $155,000 Public Records
• 2000-04-12 Sold (Public Records) $112,500 Public Records

Property tax history

+2.5%/yr

Latest (2024): $6,472 · +12.4% YoY. Source: county tax records.