30 Oxford Ct · Algonquin, IL 60102

$329,000

3 bd · 2.5 ba · 1,632 sqft · Townhouse public records · 9 Days on market

Built 1990 Est $307k · 7% over

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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 +14.4/30.0
• DSCR +4.4/10.0
• ARV discount +4.2/15.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Garage
• Built 1990

Property features AI

Exterior

• Parking: Garage
• Home design: Townhouse; 2-story building; Building contains 4 units

Interior

• Kitchen: Microwave; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Air conditioning
• Interior features: Fireplace; 6 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $329k.

Deal economics

• At list price, monthly cash flow is $64 ($764/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (10.1% below list).
• Recommended offer: $296k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% in Algonquin — 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 (#137 in IL, #2,503 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, 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: Eastview Elem School (math 42% / reading 42%, grade F, #336 of 2,056 statewide, top 18%, 385 students, 0% FRL); Algonquin Middle School (math 25% / reading 31%, grade F, #284 of 665 statewide, top 44%, 399 students, 0% FRL); Dundee-Crown High School (math 20% / reading 21%, grade F, #350 of 693 statewide, top 51%, 2,636 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: 117 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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).

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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $295,865 (10.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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 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: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $306,816
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
953 Old Oak Cir #0	0.12mi	3/2.5	1,632 (0%)	2mo	$306,000	$188	93
404 Ballard Dr	0.25mi	3/2.5	1,628 (-0%)	1mo	$269,000	$165	87
903 Old Oak Cir	0.09mi	3/2.5	1,474 (-10%)	5mo	$325,000	$220	75
410 Ballard Dr	0.23mi	3/2.5	1,628 (-0%)	16mo	$283,000	$174	75
973 Old Oak Cir	0.12mi	3/2.5	1,474 (-10%)	24mo	$282,000	$191	58

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-49,211
• Equity at exit: $49,055

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-37,448
• Equity at exit: $28,446

Cash invested: $92,120 (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 60102

• Active inventory: 117
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,959 medium
• Mortgage (P&I): −$1,725
• Tax est. 1.5%: −$411 /mo · $4,935/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $64

Break-even live

Break-even rent $2,878

Max offer price $329,000

Occupancy floor 93%

Sensitivity live

Price	-10% $291	-5% $177	+0% $64	+5% $-50	+10% $-164
Rent	-10% $-170	-5% $-53	+0% $64	+5% $181	+10% $297
Rate	-1.0pp $229	-0.5pp $147	base $64	+0.5pp $-22	+1.0pp $-108

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
973 Old Oak Cir Algonquin, IL	3.0	2.5	1600	$2,995	$1.87	0d	1	0.10mi
1037 N Harrison St Algonquin, IL	4.0	2.5	1600	$3,500	$2.19	20d	1	0.48mi
1 N Main St Algonquin, IL	1.0–2.0	1.0–2.0	1111	$2,550	$2.30	0d	2	0.62mi
18 Madison St Unit 2 Algonquin, IL	2.0	1.0	1145	$1,800	$1.57	1d	1	0.75mi

Listing history 6 events

1. 2026-06-21
   days on market $329,000 Coming Soon 9 DOM
2. 2026-06-18
   days on market $329,000 Coming Soon 6 DOM
3. 2026-06-17
   days on market $329,000 Coming Soon 5 DOM
4. 2026-06-16
   days on market $329,000 Coming Soon 4 DOM
5. 2026-06-15
   days on market $329,000 Coming Soon 3 DOM
6. 2026-06-13
   listed $329,000 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $35,504
• − Mortgage interest: −$18,429
• − Property taxes: −$4,935
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,840
• − Management: −$2,840
• − Depreciation: −$9,571
• Taxable loss: −$4,757
• Est. tax savings @ 24.0%: +$1,142
• After-tax cash flow: $1,906/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 — Algonquin

• Score: 78/100
• State rank: #137
• US rank: #2503

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Algonquin, IL
• County: McHenry County · 204,279 people
• City population: 32,286
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 32,286
• Household income: $132,949
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 255.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 8% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Romanian 14% Iranian 2% Slovak 2%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 80% English-only · Spanish 9% Russian/Polish/Slavic 3% Other Indo-European 3%

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: ▼ -124.68%
• Current HPI: 203.4513
• 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