1529 Eddy Ln · Lake Zurich, IL 60047

$469,900

4 bd · 2.0 ba · 1,708 sqft · SingleFamily public records

Built 1991 Est $516k · 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 +12.9/30.0
• ARV discount +11.5/15.0
• Schools +4.6/10.0
• 1% rule +4.0/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful updated ranch home where all of the work has been done for you. 4 bedroom 2 1/2 bath with a finished basement and 2 car garage. Fenced yard, brick patio, shed and pool.

Key facts

• Built 1991

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $470k.

Deal economics

• At list price, monthly cash flow is $-33 ($-398/yr) — negative.
• To cash-flow at today's rent, offer at most $464k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $422k (10.1% below list).
• Recommended offer: $422k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.5% in Lake Zurich — 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 76/100 on livability (#175 in IL, #3,345 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Lake Zurich CUSD 95 (suburban): math 47% / reading 47% proficiency, ranked #44 of 620 in IL (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Isaac Fox Elementary School (math 52% / reading 48%, grade D+, #176 of 2,056 statewide, top 9%, 525 students, 0% FRL); Lake Zurich Middle - S Campus (math 41% / reading 50%, grade D+, #89 of 665 statewide, top 14%, 599 students, 0% FRL); Lake Zurich High School (math 54% / reading 58%, grade C, #25 of 693 statewide, top 4%, 1,804 students, 0% FRL).
• Market conditions: 164 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $3k of loan paydown is wiped out by about $14k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $422,216 (10.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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?
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: 0.90% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $515,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Cypress Bridge Rd	0.11mi	3/2.5 (-1)	1,619 (-5%)	3mo	$520,000	$321	76
680 Cypress Bridge Rd	0.26mi	3/2.5 (-1)	1,684 (-1%)	4mo	$461,000	$274	76
500 Shallow Cove Rd	0.19mi	3/2.5 (-1)	1,684 (-1%)	12mo	$500,000	$297	72
461 N Newberry Ct	0.31mi	3/2.5 (-1)	1,744 (+2%)	5mo	$464,900	$267	71
822 Woodbine Cir	0.34mi	3/1.5 (-1)	1,720 (+1%)	7mo	$430,000	$250	70
500 Cypress Bridge Rd	0.14mi	3/2.5 (-1)	1,618 (-5%)	10mo	$530,012	$328	70
616 Orrington Ct	0.31mi	3/2.0 (-1)	1,744 (+2%)	13mo	$435,000	$249	66
64 E Harbor Dr	0.41mi	3/2.5 (-1)	1,619 (-5%)	2mo	$581,923	$359	63
1583 Bayview Dr	0.19mi	3/2.5 (-1)	1,863 (+9%)	10mo	$460,000	$247	61
551 Shaker Ln	0.36mi	4/2.5	1,912 (+12%)	1mo	$577,000	$302	61
390 Waterford Dr	0.49mi	3/2.5 (-1)	1,708 (0%)	14mo	$530,000	$310	58
469 Pheasant Ridge Rd	0.75mi	3/2.0 (-1)	1,600 (-6%)	2mo	$537,000	$336	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-78,120
• Equity at exit: $70,064

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-70,185
• Equity at exit: $40,628

Cash invested: $131,572 (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 60047

• Active inventory: 164
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $4,222 medium
• Mortgage (P&I): −$2,464
• Tax from tax record: −$709 /mo · $8,504/yr
• Insurance: −$196
• HOA: −$0
• Vacancy / Maint / Mgmt: −$887
• Net cashflow: $-33

Break-even live

Break-even rent $4,264

Max offer price $464,037

Occupancy floor 96%

Sensitivity live

Price	-10% $233	-5% $100	+0% $-33	+5% $-166	+10% $-299
Rent	-10% $-367	-5% $-200	+0% $-33	+5% $134	+10% $300
Rate	-1.0pp $203	-0.5pp $86	base $-33	+0.5pp $-155	+1.0pp $-279

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: $117,475
• Closing costs: $14,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
375 Pebble Creek Dr Lake Zurich, IL	3.0	1.5	1550	$4,995	$3.22	0d	1	1.36mi
121 Rosehall Dr Lake Zurich, IL	3.0	3.0	2000	$3,600	$1.80	45d	1	1.36mi
116 S Deerpath Rd Barrington, IL	4.0	2.0	2100	$3,800	$1.81	4d	1	1.39mi

Listing history 1 events

1. 2026-05-26
   listed $469,900

ⓘ 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: $8,504 · $709/mo
• Projected year-2 tax: $9,586 · $799/mo
• Expected delta: +$1,081/yr (+$90/mo · 12.7%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,666
• − Mortgage interest: −$26,322
• − Property taxes: −$8,504
• − Insurance: −$2,350
• − Repairs & maintenance: −$4,053
• − Management: −$4,053
• − Depreciation: −$13,670
• Taxable loss: −$8,286
• Est. tax savings @ 24.0%: +$1,989
• After-tax cash flow: $1,590/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: Lake Zurich CUSD 95
• NCES district ID: 1721900
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $114,452
• Composite: 46.47/100
• National rank: #2437
• State rank: #44 of 620 in IL

Livability — Lake Zurich

• Score: 76/100
• State rank: #175
• US rank: #3345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Zurich, IL
• County: Lake County · 591,991 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 44,240
• Household income: $176,081
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 377.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Asian 12% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 11% Scotch-Irish 3% Portuguese 2%
• Foreign-born: 18% · Canada, China, South Korea
• Languages at home: 76% English-only · Russian/Polish/Slavic 8% Spanish 5% Other Indo-European 4%

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: ▼ -228.82%
• Current HPI: 204.4326
• Rent YoY: —
• 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

• 2026-05-26 Listed $469,900 FSBO.com

Property tax history

+1.7%/yr

Latest (2024): $8,504 · +2.3% YoY. Source: county tax records.