910 Cynthia Ln · Lake in the Hills, IL 60156

$350,000

2 bd · 2.5 ba · 1,796 sqft · MultiFamily public records · 42 Days on market

Built 1997 3,853 sqft lot

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Why this score? — see what drove the C- 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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

This beautifully maintained townhome offers a rare opportunity with no HOA fees, making it an exceptional find. Featuring 2 spacious bedrooms and 3.5 bathrooms, this home is designed for both comfort and style. The main level is truly a showstopper, highlighted by diagonally installed hardwood floors and a stunning large gas fireplace that creates a warm, inviting atmosphere. Meticulously cared for, the home includes numerous upgrades such as a reverse osmosis system in the kitchen, a whole-house water filtration system, smart lighting and security system throughout, and a convenient central vacuum. The thoughtfully finished basement expands your living space with a guest room, full bathroo

Key facts

• 2 garage spots
• Built 1997
• Listed 42 days

Property features AI

Finance

• Other: Subdivision: Evergreen Ridge; Directions provided to property
• HOA & community: Monthly association fee (community HOA); Pets allowed — cats and dogs permitted

Exterior

• Parking: Attached garage (garage owned) with 2 garage spaces; Asphalt driveway; Garage door opener
• Security: Security system; Security cameras
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Attached single property; Townhouse — 2 story; Fee simple ownership
• Construction: Approximately 26–30 years old; Brick exterior
• Exterior features: Brick construction; Lot dimensions approximately 33.5 x 115; School bus service

Interior

• Kitchen: Dishwasher; High-end refrigerator; Oven; Disposal
• Bedrooms: Master bedroom (Second level) — 13 x 21, full bath, carpet; Bedroom 2 (Second level) — 12 x 10, carpet; Additional bedroom(s) listed (counts toward 2 total)
• Flooring: Hardwood floors in main living areas; Carpet in bedrooms
• Bathrooms: 3 full bathrooms; 1 half bathroom; Whirlpool and separate shower in bath(s); Basement bathroom present
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Open floorplan; Walk-in closet(s); Skylight(s); Drapes; Finished full basement; Central vacuum; Security system; Security cameras; Ceiling fan(s); Sump pump; Water purifier (owned); Humidifier; Gas water heater
• Laundry & utility: Main-level laundry with sink

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $340k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.2% in Lake in the Hills — 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 78/100 on livability (#152 in IL, #2,759 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• CUSD 300 (suburban): math 24% / reading 27% proficiency, ranked #261 of 620 in IL (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lake In The Hills Elem School (math 17% / reading 17%, grade F, #1,141 of 2,056 statewide, top 59%, 495 students, 0% FRL); Harry D Jacobs High School (math 31% / reading 40%, grade F, #121 of 693 statewide, top 18%, 2,080 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.7%/yr); 47 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,595 units permitted in McHenry County in 2024 (485 in 5+ unit buildings).
• This rent runs 38% of the median local income ($117k/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 $10k of value loss. Plan a longer hold.
• McHenry County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $230k; list at $350k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $339,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.66% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-31,061
• Equity at exit: $52,186

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $2,755
• Equity at exit: $30,262

Cash invested: $98,000 (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 60156

• Home prices YoY: -33.8%
• Rents YoY: 2.7%
• Active inventory: 47
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $3,673 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$499 /mo · $5,993/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$771
• Net cashflow: $421

Break-even live

Break-even rent $3,140

Max offer price $350,000

Occupancy floor 84%

Sensitivity live

Price	-10% $619	-5% $520	+0% $421	+5% $322	+10% $223
Rent	-10% $131	-5% $276	+0% $421	+5% $566	+10% $711
Rate	-1.0pp $597	-0.5pp $510	base $421	+0.5pp $330	+1.0pp $238

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	3.5	$3,674
Total (2 units)			$3,673

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
956 Mesa Dr Lake in the Hills, IL	2.0	1.5	1482	$2,200	$1.48	12d	1	0.13mi
625 Anderson Dr Lake in the Hills, IL	3.0	2.5	1802	$2,950	$1.64	20d	1	0.40mi
462 Village Creek Dr #462 Lake in the Hills, IL	3.0	1.5	1823	$2,600	$1.43	0d	1	1.40mi

Listing history 3 events

1. 2026-04-20
   historical Contingent - Continue to Show
2. 2026-04-15
   listed $350,000 Active
3. 2006-10-30
   soldstatus $230,000

ⓘ 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: $5,993 · $499/mo
• Projected year-2 tax: $6,969 · $581/mo
• Expected delta: +$976/yr (+$81/mo · 16.3%)

ⓘ 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 3/10 Moderate 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,076
• − Mortgage interest: −$19,605
• − Property taxes: −$5,993
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,526
• − Management: −$3,526
• − Depreciation: −$10,182
• Taxable loss: −$506
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $5,173/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: CUSD 300
• NCES district ID: 1708550
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 27% ▼ -11.00%
• Median HH income: $77,706
• Composite: 25.12/100
• National rank: #7524
• State rank: #261 of 620 in IL

Livability — Lake in the Hills

• Score: 78/100
• State rank: #152
• US rank: #2759

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake in the Hills, IL
• County: McHenry County · 204,279 people
• City population: 28,800
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 28,800
• Household income: $117,151
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 268.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 20% Two or more races 11% Asian 7% Black 3%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Common ancestry: Romanian 11% Lithuanian 1% Iranian 1%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 12% Russian/Polish/Slavic 3% Tagalog/Filipino 2%

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: ▼ -118.41%
• Current HPI: 232.2145
• Rent YoY: ▲ 2.66%
• 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

+52.2% since first listed

3 events — show timeline

• 2026-04-20 Contingent — MRED as Distributed by MLS Grid
• 2026-04-15 Listed $350,000 MRED as Distributed by MLS Grid
• 2006-10-30 Sold (Public Records) $230,000 Public Records

Property tax history

+0.9%/yr

Latest (2024): $5,993 · +6.8% YoY. Source: county tax records.