5207 Woodrow Ave · Pistakee Highlands, IL 60051

$278,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 30 Days on market

Built 1958 Est $252k · 10% over

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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 +10.0/10.0
• Livability +3.2/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Solid ranch home in Pistakee Hills with a beautiful front spacious sitting porch that overlooks Pistakee Bay with mature trees. Spacious living room/Dining room with hardwood floors throughout the main level. New furnace and A/C unit installed 2016. Full basement with family room, dry bar, and storage/canning room. Large driveway with ample parking. Large yard with a back deck with a peaceful nature setting and a storage shed. Only 5 minutes to Fox Lake train station. No association fees.

Key facts

• Cottage garden
• New roof
• Built 1958

Tags

• VIEW OF PISTAKEE LAKE
• COTTAGE GARDEN
• SEMI PRIVATE BACKYARD
• FULL UNFINISHED BASEMENT
• LOADS OF STORAGE SPACE
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $278k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $278k).
• Recommended offer: $274k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#603 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: schools D, amenities F, commute F.
• Johnsburg CUSD 12 (suburban): math 22% / reading 21% proficiency, ranked #321 of 620 in IL (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 152 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,595 units permitted in McHenry County in 2024 (485 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• McHenry County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($274k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $157k; list at $278k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $273,830 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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 D-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: 1.58% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.68%
• DSCR: 2.19
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $252,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5301 Pistakee Dr	0.21mi	3/1.0	1,008 (0%)	3mo	$205,000	$203	87
5108 N West St	0.31mi	3/2.0	1,034 (+3%)	11mo	$330,000	$319	68
5406 Memory Trl	0.19mi	2/1.0 (-1)	924 (-8%)	6mo	$235,000	$254	67
5305 N Highland Dr	0.19mi	3/1.5	1,104 (+10%)	11mo	$269,900	$244	64
5703 N Woodland Dr	0.48mi	4/2.0 (+1)	980 (-3%)	0mo	$300,500	$307	64
807 Finch Trl	0.43mi	3/1.0	1,050 (+4%)	12mo	$259,000	$247	63
5703 Fox Lake Rd	0.49mi	2/1.0 (-1)	960 (-5%)	4mo	$223,000	$232	61
5502 Thelen Ave	0.38mi	3/2.0	1,058 (+5%)	11mo	$265,000	$250	61
1007 Oeffling Dr	0.65mi	2/1.0 (-1)	1,040 (+3%)	5mo	$305,000	$293	55
5902 Fox Lake Rd	0.67mi	2/1.0 (-1)	1,048 (+4%)	9mo	$250,000	$239	49
1007 W Florence St	0.52mi	2/1.0 (-1)	908 (-10%)	10mo	$230,000	$253	46
5215 N Pleasant View Dr	0.46mi	2/1.0 (-1)	1,128 (+12%)	9mo	$265,000	$235	46

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.4%
• Equity multiple: 4.36×
• Total profit: $261,595
• Equity at exit: $250,444

10-year hold

• IRR: 38.5%
• Equity multiple: 9.78×
• Total profit: $683,592
• Equity at exit: $540,093

Cash invested: $77,840 (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 60051

• Home prices YoY: 4.9%
• Active inventory: 152
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $4,403 medium
• Mortgage (P&I): −$1,458
• Tax from tax record: −$174 /mo · $2,092/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$925
• Net cashflow: $1,731

Break-even live

Break-even rent $2,213

Max offer price $278,000

Occupancy floor 56%

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: $69,500
• Closing costs: $8,340
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Waverly St Unit 1244943P Spring Grove, IL	3.0	1.0	742	$8,714	$11.74	44d	1	1.03mi
6 N Pistakee Lake Rd Fox Lake, IL	2.0	1.0	1500	$1,750	$1.17	1d	1	1.18mi
22 W Grand Ave Fox Lake, IL	2.0	1.0	730	$1,700	$2.33	44d	1	1.24mi

Listing history 26 events

1. 2026-06-17
   status $278,000 Under Contract 30 DOM
2. 2026-06-16
   days on market $278,000 Active 30 DOM
3. 2026-06-15
   days on market $278,000 Active 29 DOM
4. 2026-06-13
   days on market $278,000 Active 27 DOM
5. 2026-06-13
   days on market $278,000 Active 26 DOM
6. 2026-06-09
   days on market $278,000 Active 23 DOM
7. 2026-06-08
   days on market $278,000 Active 22 DOM
8. 2026-06-07
   days on market $278,000 Active 21 DOM
9. 2026-06-04
   days on market $278,000 Active 18 DOM
10. 2026-06-03
    days on market $278,000 Active 17 DOM
11. 2026-06-02
    days on market $278,000 Active 16 DOM
12. 2026-06-01
    days on market $278,000 Active 15 DOM
13. 2026-05-31
    days on market $278,000 Active 14 DOM
14. 2026-05-18
    listed $278,000 Active
15. 2021-12-06
    soldstatus $157,000
16. 2021-11-12
    soldstatus $157,000 Closed 495-char remark

    Show marketing remark (495 chars)

    Solid ranch home in Pistakee Hills with a beautiful front spacious sitting porch that overlooks Pistakee Bay with mature trees. Spacious living room/Dining room with hardwood floors throughout the main level. New furnace and A/C unit installed 2016. Full basement with family room, dry bar, and storage/canning room. Large driveway with ample parking. Large yard with a back deck with a peaceful nature setting and a storage shed. Only 5 minutes to Fox Lake train station. No association fees.

17. 2021-10-27
    status Pending 495-char remark

    Show marketing remark (495 chars)

    Solid ranch home in Pistakee Hills with a beautiful front spacious sitting porch that overlooks Pistakee Bay with mature trees. Spacious living room/Dining room with hardwood floors throughout the main level. New furnace and A/C unit installed 2016. Full basement with family room, dry bar, and storage/canning room. Large driveway with ample parking. Large yard with a back deck with a peaceful nature setting and a storage shed. Only 5 minutes to Fox Lake train station. No association fees.

18. 2021-10-09
    status Active Under Contract 495-char remark

    Show marketing remark (495 chars)

    Solid ranch home in Pistakee Hills with a beautiful front spacious sitting porch that overlooks Pistakee Bay with mature trees. Spacious living room/Dining room with hardwood floors throughout the main level. New furnace and A/C unit installed 2016. Full basement with family room, dry bar, and storage/canning room. Large driveway with ample parking. Large yard with a back deck with a peaceful nature setting and a storage shed. Only 5 minutes to Fox Lake train station. No association fees.

19. 2021-10-07
    listed $159,900 Active 495-char remark

    Show marketing remark (495 chars)

    Solid ranch home in Pistakee Hills with a beautiful front spacious sitting porch that overlooks Pistakee Bay with mature trees. Spacious living room/Dining room with hardwood floors throughout the main level. New furnace and A/C unit installed 2016. Full basement with family room, dry bar, and storage/canning room. Large driveway with ample parking. Large yard with a back deck with a peaceful nature setting and a storage shed. Only 5 minutes to Fox Lake train station. No association fees.

20. 2021-10-07
    historical

    Show marketing remark (495 chars)

    Solid ranch home in Pistakee Hills with a beautiful front spacious sitting porch that overlooks Pistakee Bay with mature trees. Spacious living room/Dining room with hardwood floors throughout the main level. New furnace and A/C unit installed 2016. Full basement with family room, dry bar, and storage/canning room. Large driveway with ample parking. Large yard with a back deck with a peaceful nature setting and a storage shed. Only 5 minutes to Fox Lake train station. No association fees.

21. 2014-05-19
    soldstatus $93,100
22. 2014-05-16
    soldstatus $93,000 Closed Sale
23. 2014-04-11
    historical Contingent
24. 2013-04-26
    listed $99,900 New
25. 2013-04-26
    historical
26. 2012-07-27
    listed New

ⓘ 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: $2,092 · $174/mo
• Projected year-2 tax: $4,201 · $350/mo
• Expected delta: +$2,109/yr (+$176/mo · 100.8%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,841
• − Mortgage interest: −$15,572
• − Property taxes: −$2,092
• − Insurance: −$1,390
• − Repairs & maintenance: −$4,227
• − Management: −$4,227
• − Depreciation: −$8,087
• Taxable income: $17,245
• Est. tax owed @ 24.0%: −$4,139
• After-tax cash flow: $16,630/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: Johnsburg CUSD 12
• NCES district ID: 1720490
• Math proficiency: 22% ▼ -18.00%
• Reading proficiency: 21% ▼ -18.00%
• Median HH income: $79,626
• Composite: 22.0/100
• National rank: #8206
• State rank: #321 of 620 in IL

Livability — Pistakee Highlands

• Score: 65/100
• State rank: #603
• US rank: #12471

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pistakee Highlands, IL
• Population (ZIP): 23,931

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 12% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 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: ▲ 28.50%
• Current HPI: 612.07
• 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

+178.3% since first listed

13 events — show timeline

• 2026-05-18 Listed $278,000 FSBO.com
• 2021-12-06 Sold (Public Records) $157,000 Public Records
• 2021-11-12 Sold (MLS) $157,000 MRED as Distributed by MLS Grid
• 2021-10-27 Pending — MRED as Distributed by MLS Grid
• 2021-10-09 Pending — MRED as Distributed by MLS Grid
• 2021-10-07 Listing Removed — MRED as Distributed by MLS Grid
• 2021-10-07 Listed $159,900 MRED as Distributed by MLS Grid
• 2014-05-19 Sold (Public Records) $93,100 Public Records
• 2014-05-16 Sold (MLS) $93,000 MRED as Distributed by MLS Grid
• 2014-04-11 Contingent — MRED as Distributed by MLS Grid
• 2013-04-26 Listed $99,900 MRED as Distributed by MLS Grid
• 2013-04-26 Listing Removed — MRED as Distributed by MLS Grid
• 2012-07-27 Listed — MRED as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2024): $2,092 · -9.2% YoY. Source: county tax records.