701 W Huntington Commons Rd #418 · Mount Prospect, IL 60056

$150,000

1 bd · 1.0 ba · 684 sqft · Condo · 11 Days on market

Built 1976 $236/mo HOA · 16% of rent

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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 +10.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Huntington Commons Freshly Painted 1bed/1bath home features an open concept kitchen overlooking a sun filled dining and living room with Pergo floors. Step into the generous bedroom with a true walk-in closet, then out to your private patio with sparkling pool views. Enjoy a same-floor storage unit, onsite laundry, and an impressive list of amenities: lakes, fountains, pool, tennis courts, walking paths, parks, and party room. Cats are welcome, rentals are allowed, and the monthly assessment is a budget-friendly $236. Sold as is - an amazing opportunity in a coveted community!

Key facts

• $236 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Not currently leased; School bus service and interstate access nearby
• HOA & community: Monthly association fee of $236; Association fee covers water, parking, insurance, pool, exterior maintenance and lawn care; Community amenities include bike room/trails, coin laundry, elevators, storage, party room, pool, and tennis courts; Management available Monday through Saturday; Pets allowed (cats OK) with number limits

Exterior

• Parking: 2 parking spaces (unassigned) in a parking lot; other parking available
• Utilities: Water source: Lake Michigan; Public sewer; 100 amp electric service
• Home design: Attached single condo; Condo ownership; Entry level: 4; Built approximately 41–50 years ago; Facing and entry details per building plans
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Approximately 684 total finished square feet
• Exterior features: Balcony; Common lot/dimensions

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Kitchen on main level (approx. 10 x 8) with laminate flooring
• Bedrooms: 1 bedroom (Master bedroom on the main level); Additional rooms listed as Bedroom 2, Bedroom 3, Bedroom 4
• Flooring: Laminate flooring throughout main living areas
• Bathrooms: 1 full bathroom with soaking tub
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Elevator; Storage; Total of 4 rooms
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-70 ($-841/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (1.7% below list).
• Recommended offer: $138k (8.3% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 3.2% in Mount Prospect — 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 84/100 on livability (#32 in IL, #638 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living D+, health & safety D+.
• Township Hsd 214 (suburban): math 42% / reading 45% proficiency, ranked #103 of 620 in IL (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brentwood Elem School (math 22% / reading 22%, grade F, #940 of 2,056 statewide, top 49%, 429 students, 0% FRL); Friendship Jr High School (math 25% / reading 26%, grade F, #322 of 665 statewide, top 49%, 617 students, 0% FRL); Prospect High School (math 58% / reading 60%, grade C+, #22 of 693 statewide, top 3%, 2,263 students, 0% FRL).
• Market conditions: Rents rising (+1.3%/yr); 91 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent is only 17% of the median local income ($102k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $34k; list at $150k implies a 341% gain — meaningful room to come down on a strong offer.

Recommended offer $137,616 (8.3% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.26×
• Total profit: $-31,137
• Equity at exit: $22,365

10-year hold

• IRR: -21.3%
• Equity multiple: -0.01×
• Total profit: $-42,226
• Equity at exit: $12,969

Cash invested: $42,000 (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 60056

• Rents YoY: 1.3%
• Active inventory: 91
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,475 high
• Mortgage (P&I): −$787
• Tax from tax record: −$150 /mo · $1,805/yr
• Insurance: −$62
• HOA: −$236
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-70

Break-even live

Break-even rent $1,564

Max offer price $137,616

Occupancy floor 100%

Sensitivity live

Price	-10% $15	-5% $-28	+0% $-70	+5% $-113	+10% $-155
Rent	-10% $-187	-5% $-128	+0% $-70	+5% $-12	+10% $46
Rate	-1.0pp $5	-0.5pp $-32	base $-70	+0.5pp $-109	+1.0pp $-149

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710 W Huntington Commons Rd Unit 3A Mt Prospect, IL	1.0	1.0	750	$1,450	$1.93	15d	1	0.05mi
710 W Huntington Commons Rd Unit 1A Mt Prospect, IL	1.0	1.0	700	$1,350	$1.93	18d	1	0.05mi
1300 S Elmhurst Rd Mount Prospect, IL	1.0–3.0	1.0–2.0	950	$1,600	$1.68	3d	1	0.30mi
1550 Dempster St Mt Prospect, IL	1.0–3.0	1.0–2.0	1225	$1,330	$1.09	1d	45	0.67mi
1105 Holiday Ln #7 Des Plaines, IL	1.0	1.0	750	$1,500	$2.00	22d	1	0.75mi
1840 W Hatherleigh Ct Unit 2D Mount Prospect, IL	1.0	1.0	750	$1,500	$2.00	3d	1	0.77mi
1107 Holiday Ln Des Plaines, IL	1.0	1.0	700	$1,400	$2.00	3d	1	0.78mi
730 W Algonquin Rd Des Plaines, IL	2.0	1.0–2.0	750	$1,784	$2.38	1d	28	0.79mi
1910 W Hatherleigh Ct Mount Prospect, IL	1.0–2.0	1.0	900	$1,400	$1.56	23d	2	0.79mi
1900 W Knightsbridge Dr Unit 2A Mt Prospect, IL	1.0	1.0	750	$1,450	$1.93	3d	1	0.80mi
1958 W Algonquin Rd Mount Prospect, IL	1.0–2.0	1.0–1.5	987	$1,529	$1.55	1d	17	0.92mi
1821 W Golf Rd Mount Prospect, IL	1.0–2.0	1.0–2.0	925	$1,536	$1.66	1d	23	1.08mi
475 W Enterprise Dr Mount Prospect, IL	1.0–3.0	1.0–2.0	838	$1,414	$1.69	0d	52	1.15mi
2400 S Goebbert Rd Arlington Heights, IL	1.0	1.0	695	$1,825	$2.63	22d	1	1.46mi
2400 S Goebbert Rd Arlington Heights, IL	1.0	1.0	695	$2,450	$3.53	3d	1	1.46mi
2400 S Goebbert Rd Arlington Heights, IL	1.0	1.0	695	$2,425	$3.49	4d	1	1.46mi

HOA detail condo

• Monthly dues: $236 · $2,832/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $150,000 Active 11 DOM
2. 2026-06-18
   days on market $150,000 Active 8 DOM
3. 2026-06-17
   days on market $150,000 Active 7 DOM
4. 2026-06-16
   days on market $150,000 Active 6 DOM
5. 2026-06-15
   days on market $150,000 Active 5 DOM
6. 2026-06-13
   pricestatusdays on marketlisting id $150,000 Active 3 DOM
7. 2026-06-10
   days on market $165,000 Coming Soon 9 DOM
8. 2026-06-09
   days on market $165,000 Coming Soon 8 DOM
9. 2026-06-08
   days on market $165,000 Coming Soon 7 DOM
10. 2026-06-07
    days on market $165,000 Coming Soon 6 DOM
11. 2026-06-04
    days on market $165,000 Coming Soon 3 DOM
12. 2026-06-03
    days on market $165,000 Coming Soon 2 DOM
13. 2026-06-02
    statusdays on marketlisting id $165,000 Coming Soon 1 DOM
14. 2026-06-01
    days on market $165,000 Contingent - Continue to Show 76 DOM
15. 2026-05-31
    days on market $165,000 Contingent - Continue to Show 75 DOM
16. 2026-05-08
    historical Contingent - Continue to Show
17. 2026-03-17
    listed $165,000 Active
18. 1983-01-26
    soldstatus $34,000

ⓘ 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: $1,805 · $150/mo
• Projected year-2 tax: $2,605 · $217/mo
• Expected delta: +$800/yr (+$67/mo · 44.3%)

ⓘ 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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,702
• − Mortgage interest: −$8,402
• − Property taxes: −$1,805
• − Insurance: −$750
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − HOA: −$2,832
• − Depreciation: −$4,364
• Taxable loss: −$3,283
• Est. tax savings @ 24.0%: +$788
• After-tax cash flow: $-53/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: Township Hsd 214
• NCES district ID: 1704170
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $68,267
• Composite: 39.13/100
• National rank: #4035
• State rank: #103 of 620 in IL

Livability — Mount Prospect

• Score: 84/100
• State rank: #32
• US rank: #638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Prospect, IL
• County: Cook County · 4,486,803 people
• City population: 55,818
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 55,818
• Household income: $101,922
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 1485.0

Population outlook (Cook County) Hauer SSP2

• Today (2025): 5,347,519 people
• By 2030: 5,357,703 · +0.2%
• By 2040: 5,324,924 · -0.4%
• By 2050: 5,230,762 · -2.2%
• By 2075: 4,785,735 · -10.5%
• By 2100: 4,188,836 · -21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 16% Asian 15% Two or more races 9% Black 3%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Romanian 14% French 2% Italian 1%
• Foreign-born: 30% · Canada, South Korea, China
• Languages at home: 57% English-only · Spanish 12% Russian/Polish/Slavic 12% Other Indo-European 7%

Political lean MEDSL · Cook

• 2024 margin: Solid D (+42.0) · D 70.4% · R 28.4% · Other 1.2%
• 2008→2024 swing: -11.4pp toward R · 2008: 53.4pp · 2024: 42.0pp
• All cycles: 2024: D+42.0 2020: D+50.3 2016: D+53.0 2012: D+49.4 2008: D+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -325.14%
• Current HPI: 202.4367
• Rent YoY: ▲ 1.28%
• 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

+385.3% since first listed

3 events — show timeline

• 2026-05-08 Contingent — MRED as Distributed by MLS Grid
• 2026-03-17 Listed $165,000 MRED as Distributed by MLS Grid
• 1983-01-26 Sold (Public Records) $34,000 Public Records

Property tax history

+2.4%/yr

Latest (2023): $1,805 · +5.7% YoY. Source: county tax records.