2211 Candlewick Dr SE · Candlewick Lake, IL 61065

$260,000

4 bd · 2.0 ba · 2,132 sqft · SingleFamily public records · 55 Days on market

Built 1996 10,497 sqft lot Est $226k · 15% over $144/mo HOA · 3% of rent

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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
• Appreciation +6.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.7/15.0

Listing remarks MLS

Home Sweet Home! 4 bed 3 full bathroom home in Candlewick! This house features tons of natural light, vaulted ceilings and two living spaces. Each living space has its own fireplace! 4 true bedrooms with a potential 5th bedroom in the basement. Large patio with a relaxing sunbathing deck attached to the pool. Updated baths. The gated community offers many amenities which include fishing the private lake, boating, club house with a gym, swimming pool, golfing, playground, a beach, a tennis court and more! Come make this house your home!

Key facts

• Gated community
• Bonus room
• Open-concept living

Tags

• GATED COMMUNITY
• OPEN-CONCEPT LIVING
• WOOD-BURNING FIREPLACES
• LOWER-LEVEL FAMILY ROOM
• BONUS ROOM
• PRIVATE EN SUITE BATH

Property features AI

Finance

• Other: Property not currently leased; Possession at closing; Some photos virtually staged
• HOA & community: Annual association fee of $1,725; HOA fee covers security, clubhouse, pool and other community amenities; Community amenities include clubhouse, pool and lake

Exterior

• Parking: Attached garage (garage owned) with 2 garage spaces; Asphalt driveway; Garage door opener
• Security: Community security included in HOA
• Utilities: 200+ amp electric service
• Home design: Detached single-family home; Multi-level design (quad-level / tri-level); Built approximately 26–30 years ago; Fee simple ownership with homeowners association
• Construction: Vinyl siding exterior; Asphalt roof; Concrete perimeter foundation
• Exterior features: Patio; Porch; School bus service

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eating area with breakfast bar and table space
• Bedrooms: 4 bedrooms total; Master bedroom on second level; Bedroom 2 on second level (13 x 12) with carpet; Bedroom 3 on second level (12 x 12) with carpet; Bedroom 4 on lower level (14 x 13)
• Flooring: Carpet in multiple bedrooms and recreation room; Ceramic tile in kitchen and living room; Wood laminate in family room
• Bathrooms: 3 full bathrooms; Basement bathroom(s) present
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Storm door(s); Finished full basement; Basement laundry sink; Ceiling fan(s); Sump pump; 8 total rooms; 2 fireplaces (wood burning with gas starter) located in family room and living room
• Laundry & utility: Washer and dryer included; Laundry room in basement; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#891 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• North Boone CUSD 200 (rural): math 14% / reading 21% proficiency, ranked #440 of 620 in IL (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Poplar Grove Elem School (math 17% / reading 27%, grade F, #940 of 2,056 statewide, top 49%, 238 students, 0% FRL); North Boone Middle School (math 15% / reading 24%, grade F, #425 of 665 statewide, top 65%, 242 students, 0% FRL); North Boone High School (math 12% / reading 22%, grade F, #430 of 693 statewide, top 66%, 517 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 38 active listings in the ZIP; 56 units permitted in Boone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.2% local appreciation)).
• Boone County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y 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 $208k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $252,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 1.68% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.44%
• DSCR: 2.09
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $225,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2211 Candlewick Dr SE	0.00mi	4/3.0	2,132 (0%)	1mo	$260,500	$122	95
103 SE Liverpool Dr	0.03mi	4/2.0	2,338 (+10%)	10mo	$248,500	$106	74
110 Liverpool Dr SE	0.08mi	4/3.0	2,316 (+9%)	8mo	$238,000	$103	71
204 Brandywine Dr	0.19mi	4/3.0	2,290 (+7%)	6mo	$165,000	$72	70
204 SE King Henry Rd	0.18mi	3/2.0 (-1)	2,300 (+8%)	7mo	$224,000	$97	68
108 James Cir	0.41mi	3/2.0 (-1)	2,192 (+3%)	6mo	$232,000	$106	66
117 Liverpool Dr	0.13mi	3/2.0 (-1)	1,864 (-13%)	5mo	$195,000	$105	64
221 Liverpool Dr SE	0.40mi	4/3.0	1,992 (-7%)	10mo	$240,000	$120	58
110 SE Brandywine Dr	0.45mi	3/3.0 (-1)	2,044 (-4%)	7mo	$277,000	$136	58
107 SE Cornwall Cir	0.53mi	5/2.0 (+1)	2,252 (+6%)	10mo	$241,000	$107	53
109 Galleon Run Dr	0.71mi	3/2.5 (-1)	2,019 (-5%)	4mo	$250,000	$124	47
114 Galahad Ct	0.64mi	5/2.0 (+1)	2,414 (+13%)	2mo	$250,500	$104	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 2.77×
• Total profit: $129,062
• Equity at exit: $120,243

10-year hold

• IRR: 31.2%
• Equity multiple: 5.44×
• Total profit: $323,517
• Equity at exit: $187,946

Cash invested: $72,800 (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 61065

• Home prices YoY: 1.4%
• Active inventory: 38
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $4,362 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$347 /mo · $4,166/yr
• Insurance: −$108
• HOA: −$144
• Vacancy / Maint / Mgmt: −$916
• Net cashflow: $1,483

Break-even live

Break-even rent $2,485

Max offer price $260,000

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $144 · $1,728/yr
• Likely covers: poolgymsecurity

Listing history 29 events

1. 2026-05-21
   status Pending
2. 2026-04-07
   historical Contingent - Continue to Show
3. 2026-03-27
   listed $260,000 Active
4. 2023-03-10
   soldstatus $208,000 Closed 541-char remark

   Show marketing remark (541 chars)

   Home Sweet Home! 4 bed 3 full bathroom home in Candlewick! This house features tons of natural light, vaulted ceilings and two living spaces. Each living space has its own fireplace! 4 true bedrooms with a potential 5th bedroom in the basement. Large patio with a relaxing sunbathing deck attached to the pool. Updated baths. The gated community offers many amenities which include fishing the private lake, boating, club house with a gym, swimming pool, golfing, playground, a beach, a tennis court and more! Come make this house your home!

5. 2023-03-10
   soldstatus $208,000 Closed 541-char remark

   Show marketing remark (541 chars)

   Home Sweet Home! 4 bed 3 full bathroom home in Candlewick! This house features tons of natural light, vaulted ceilings and two living spaces. Each living space has its own fireplace! 4 true bedrooms with a potential 5th bedroom in the basement. Large patio with a relaxing sunbathing deck attached to the pool. Updated baths. The gated community offers many amenities which include fishing the private lake, boating, club house with a gym, swimming pool, golfing, playground, a beach, a tennis court and more! Come make this house your home!

6. 2023-03-10
   soldstatus $208,000

   Show marketing remark (541 chars)

   Home Sweet Home! 4 bed 3 full bathroom home in Candlewick! This house features tons of natural light, vaulted ceilings and two living spaces. Each living space has its own fireplace! 4 true bedrooms with a potential 5th bedroom in the basement. Large patio with a relaxing sunbathing deck attached to the pool. Updated baths. The gated community offers many amenities which include fishing the private lake, boating, club house with a gym, swimming pool, golfing, playground, a beach, a tennis court and more! Come make this house your home!

7. 2023-01-19
   status Pending 541-char remark

   Show marketing remark (541 chars)

   Home Sweet Home! 4 bed 3 full bathroom home in Candlewick! This house features tons of natural light, vaulted ceilings and two living spaces. Each living space has its own fireplace! 4 true bedrooms with a potential 5th bedroom in the basement. Large patio with a relaxing sunbathing deck attached to the pool. Updated baths. The gated community offers many amenities which include fishing the private lake, boating, club house with a gym, swimming pool, golfing, playground, a beach, a tennis court and more! Come make this house your home!

8. 2023-01-18
   status Pending 541-char remark

   Show marketing remark (541 chars)

   Home Sweet Home! 4 bed 3 full bathroom home in Candlewick! This house features tons of natural light, vaulted ceilings and two living spaces. Each living space has its own fireplace! 4 true bedrooms with a potential 5th bedroom in the basement. Large patio with a relaxing sunbathing deck attached to the pool. Updated baths. The gated community offers many amenities which include fishing the private lake, boating, club house with a gym, swimming pool, golfing, playground, a beach, a tennis court and more! Come make this house your home!

9. 2022-12-27
   listed $208,000 Active 541-char remark

   Show marketing remark (541 chars)

   Home Sweet Home! 4 bed 3 full bathroom home in Candlewick! This house features tons of natural light, vaulted ceilings and two living spaces. Each living space has its own fireplace! 4 true bedrooms with a potential 5th bedroom in the basement. Large patio with a relaxing sunbathing deck attached to the pool. Updated baths. The gated community offers many amenities which include fishing the private lake, boating, club house with a gym, swimming pool, golfing, playground, a beach, a tennis court and more! Come make this house your home!

10. 2022-11-28
    price $208,000 541-char remark

    Show marketing remark (541 chars)

    Home Sweet Home! 4 bed 3 full bathroom home in Candlewick! This house features tons of natural light, vaulted ceilings and two living spaces. Each living space has its own fireplace! 4 true bedrooms with a potential 5th bedroom in the basement. Large patio with a relaxing sunbathing deck attached to the pool. Updated baths. The gated community offers many amenities which include fishing the private lake, boating, club house with a gym, swimming pool, golfing, playground, a beach, a tennis court and more! Come make this house your home!

11. 2022-10-17
    listed $210,000 Active 541-char remark

    Show marketing remark (541 chars)

    Home Sweet Home! 4 bed 3 full bathroom home in Candlewick! This house features tons of natural light, vaulted ceilings and two living spaces. Each living space has its own fireplace! 4 true bedrooms with a potential 5th bedroom in the basement. Large patio with a relaxing sunbathing deck attached to the pool. Updated baths. The gated community offers many amenities which include fishing the private lake, boating, club house with a gym, swimming pool, golfing, playground, a beach, a tennis court and more! Come make this house your home!

12. 2020-12-07
    soldstatus $190,000
13. 2020-11-27
    soldstatus $195,000
14. 2020-11-25
    soldstatus $190,000 Closed Sale
15. 2020-10-09
    status Pending
16. 2020-10-08
    listed $189,900 New
17. 2020-10-05
    listed $189,900
18. 2015-06-08
    soldstatus $108,150 Closed Sale
19. 2015-06-08
    soldstatus $108,150
20. 2015-06-02
    status Pending
21. 2015-05-29
    status Reactivated
22. 2015-05-29
    historical
23. 2015-05-04
    status Pending
24. 2015-04-28
    historical
25. 2015-04-27
    status Reactivated
26. 2015-03-27
    status Pending
27. 2015-03-19
    listed $99,900 New
28. 2015-03-17
    listed $99,900
29. 2006-09-28
    soldstatus $163,000

ⓘ 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: $4,166 · $347/mo
• Projected year-2 tax: $5,034 · $419/mo
• Expected delta: +$868/yr (+$72/mo · 20.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 15 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: $52,340
• − Mortgage interest: −$14,564
• − Property taxes: −$4,166
• − Insurance: −$1,300
• − Repairs & maintenance: −$4,187
• − Management: −$4,187
• − HOA: −$1,728
• − Depreciation: −$7,564
• Taxable income: $14,644
• Est. tax owed @ 24.0%: −$3,515
• After-tax cash flow: $14,279/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: North Boone CUSD 200
• NCES district ID: 1728700
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $59,553
• Composite: 16.73/100
• National rank: #9163
• State rank: #440 of 620 in IL

Livability — Candlewick Lake

• Score: 61/100
• State rank: #891
• US rank: #17350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Candlewick Lake, IL
• Population (ZIP): 10,927

Population outlook (Boone County) Hauer SSP2

• Today (2025): 52,507 people
• By 2030: 51,509 · -1.9%
• By 2040: 48,611 · -7.4%
• By 2050: 44,363 · -15.5%
• By 2075: 33,262 · -36.7%
• By 2100: 21,495 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 4%
• Common ancestry: Romanian 10% Portuguese 3% Lithuanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 10% Russian/Polish/Slavic 4%

Political lean MEDSL · Boone

• 2024 margin: R (+14.5) · D 42.0% · R 56.5% · Other 1.6%
• 2008→2024 swing: -18.7pp toward R · 2008: 4.2pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+13.4 2016: R+14.6 2012: R+5.7 2008: D+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.23%
• Current HPI: 232.9144
• 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

+59.5% since first listed

29 events — show timeline

• 2026-05-21 Pending — MRED as Distributed by MLS Grid
• 2026-04-07 Contingent — MRED as Distributed by MLS Grid
• 2026-03-27 Listed $260,000 MRED as Distributed by MLS Grid
• 2023-03-10 Sold (Public Records) $208,000 Public Records
• 2023-03-10 Sold (MLS) $208,000 MRED as Distributed by MLS Grid
• 2023-03-10 Sold (MLS) $208,000 NWIAR
• 2023-01-19 Pending — NWIAR
• 2023-01-18 Pending — MRED as Distributed by MLS Grid
• 2022-12-27 Listed $208,000 MRED as Distributed by MLS Grid
• 2022-11-28 Price Changed $208,000 NWIAR
• 2022-10-17 Listed $210,000 NWIAR
• 2020-12-07 Sold (Public Records) $190,000 Public Records
• 2020-11-27 Sold (MLS) $195,000 NWIAR
• 2020-11-25 Sold (MLS) $190,000 MRED as Distributed by MLS Grid
• 2020-10-09 Pending — MRED as Distributed by MLS Grid
• 2020-10-08 Listed $189,900 MRED as Distributed by MLS Grid
• 2020-10-05 Listed $189,900 NWIAR
• 2015-06-08 Sold (MLS) $108,150 MRED as Distributed by MLS Grid
• 2015-06-08 Sold (MLS) $108,150 NWIAR
• 2015-06-02 Pending — MRED as Distributed by MLS Grid
• 2015-05-29 Relisted — MRED as Distributed by MLS Grid
• 2015-05-29 Listing Removed — MRED as Distributed by MLS Grid
• 2015-05-04 Pending — MRED as Distributed by MLS Grid
• 2015-04-28 Listing Removed — MRED as Distributed by MLS Grid
• 2015-04-27 Relisted — MRED as Distributed by MLS Grid
• 2015-03-27 Pending — MRED as Distributed by MLS Grid
• 2015-03-19 Listed $99,900 MRED as Distributed by MLS Grid
• 2015-03-17 Listed $99,900 NWIAR
• 2006-09-28 Sold (Public Records) $163,000 Public Records

Property tax history

+2.1%/yr

Latest (2024): $4,166 · -3.6% YoY. Source: county tax records.