313 Highmoor Dr · Round Lake Park, IL 60073

$130,000

2 bd · 1.0 ba · 920 sqft · SingleFamily public records · 8 Days on market

Built 1938 4,181 sqft lot Est $201k · 35% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

* * MULTIPLE OFFERS RECEIVED * * HIGHEST AND BEST DUE BY 12PM ON FRIDAY, JUNE 5TH. Opportunity knocks in Round Lake Park! This 3-bedroom, 1-bath home is ready for your vision and offers incredible potential for investors or rehabbers looking to bring it back to life. The main level features a living room with a wood-burning stove, a primary bedroom and a full bathroom. A convenient laundry room sits just off the kitchen and leads to the backyard, where you'll find a detached garage. Upstairs, you'll find two additional bedrooms, providing a flexible layout for future design possibilities. With solid bones and a functional floor plan, this property is the perfect canvas for a full renovat

Key facts

• Flexible layout
• Wood burning stove
• Detached garage

Tags

• WOOD BURNING STOVE
• PARTIALLY UPDATED KITCHEN
• DETACHED GARAGE
• FLEXIBLE LAYOUT
• FUNCTIONAL FLOOR PLAN

Property features AI

Finance

• Other: Possession at closing; Earnest money required; Directions provided to property
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned), 2 parking spaces, 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Built before 1978
• Construction: Aluminum siding; 81–90 years old
• Exterior features: Lot dimensions approximately 40 x 104.7 x 40 x 104.7; Less than 0.25 acre

Interior

• Kitchen: Kitchen on main level (approx. 9 x 11)
• Bedrooms: 3 bedrooms (master on main level; other bedrooms on second level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Window air conditioning units
• Interior features: 6 total rooms; Crawl space basement; School bus service
• Laundry & utility: In-unit laundry (main level, approx. 8 x 11)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 12.8% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.55% ✓
• Cap rate: 12.78%
• Cash-on-cash: 23.17%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $201,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 Highmoor Dr	0.00mi	3/1.0 (+1)	920 (0%)	0mo	$130,000	$141	95
328 Clifton Dr	0.10mi	3/2.0 (+1)	936 (+2%)	4mo	$180,000	$192	80
116 Highmoor Dr	0.26mi	2/1.0	968 (+5%)	3mo	$207,000	$214	77
304 E Willow Dr	0.21mi	2/1.0	960 (+4%)	7mo	$200,000	$208	77
408 Bellevue Dr	0.11mi	3/2.0 (+1)	959 (+4%)	8mo	$245,000	$255	72
415 Kenwood Dr	0.16mi	3/1.0 (+1)	1,000 (+9%)	4mo	$227,000	$227	70
519 Catalpa Dr	0.41mi	3/1.0 (+1)	974 (+6%)	8mo	$190,000	$195	60
532 N Prospect Dr	0.36mi	2/1.0	1,050 (+14%)	0mo	$240,000	$229	59
536 Arbor Dr	0.44mi	3/1.0 (+1)	864 (-6%)	8mo	$260,000	$301	58
426 Alpine Dr	0.58mi	3/1.0 (+1)	957 (+4%)	4mo	$185,000	$193	58
114 Clifton Dr	0.27mi	3/1.0 (+1)	800 (-13%)	6mo	$175,000	$219	56
123 E Pineview Dr	0.33mi	3/1.0 (+1)	788 (-14%)	8mo	$190,000	$241	50

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: 16.0%
• Equity multiple: 1.64×
• Total profit: $23,466
• Equity at exit: $19,383

10-year hold

• IRR: 24.6%
• Equity multiple: 3.12×
• Total profit: $77,105
• Equity at exit: $11,240

Cash invested: $36,400 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,016 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$154 /mo · $1,845/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $703

Break-even live

Break-even rent $1,126

Max offer price $130,000

Occupancy floor 60%

Sensitivity live

Price	-10% $777	-5% $740	+0% $703	+5% $666	+10% $629
Rent	-10% $544	-5% $623	+0% $703	+5% $783	+10% $862
Rate	-1.0pp $768	-0.5pp $736	base $703	+0.5pp $669	+1.0pp $635

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 Alpine Dr Round Lake, IL	3.0	1.0	957	$2,000	$2.09	6d	1	0.56mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $130,000 Pending 8 DOM
2. 2026-06-09
   days on market $130,000 Contingent - Continue to Show 6 DOM
3. 2026-06-08
   days on market $130,000 Contingent - Continue to Show 5 DOM
4. 2026-06-07
   statusdays on market $130,000 Contingent - Continue to Show 4 DOM
5. 2026-06-03
   remarks 699-char remark
6. 2026-06-03
   listed $130,000 Active 1 DOM

ⓘ 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: $1,845 · $154/mo
• Projected year-2 tax: $2,398 · $200/mo
• Expected delta: +$553/yr (+$46/mo · 30.0%)

ⓘ 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: $24,191
• − Mortgage interest: −$7,282
• − Property taxes: −$1,845
• − Insurance: −$650
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$3,782
• Taxable income: $6,762
• Est. tax owed @ 24.0%: −$1,623
• After-tax cash flow: $6,812/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

1 event — show timeline

• 2026-06-03 Listed $130,000 MRED as Distributed by MLS Grid

Property tax history

-0.3%/yr

Latest (2023): $1,845 · +321.8% YoY. Source: county tax records.