213 Northshore Rd · Elgin, IL 60123

$105,000

2 bd · 2.0 ba · 1,152 sqft · Other · 38 Days on market

Built 1988

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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
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Everything brand new Ceramic tile throughout the entire home New walk in master shower both bathrooms have new vanity & acirc; & euro; & trade; s, toilets ceramic tile and LED light up mirrors All new LED lighting throughout house All wall and ceiling are new drywall and paint. Newer kitchen with quartz countertops. New roof. New A/c coming This is a remarkable home ready for you to add your finishing touches. Don & acirc; & euro; & trade; t miss out on this unit call or text for appointments or questions

Key facts

• New vanity
• New toilets
• New led lighting

Tags

• CERAMIC TILE
• WALK IN MASTER SHOWER
• NEW VANITY
• NEW TOILETS
• LED LIGHT UP MIRRORS
• NEW LED LIGHTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $888 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 3.4% in Elgin — 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 83/100 on livability (#47 in IL, #975 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: health & safety C-, schools D-.
• SD U-46 (suburban): math 19% / reading 20% proficiency, ranked #386 of 620 in IL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.7%/yr); 89 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,944 units permitted in Kane County in 2024 (357 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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. 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: 1.95% ✓
• Cap rate: 16.44%
• Cash-on-cash: 36.26%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.69% rent growth · sell at horizon

5-year hold

• IRR: 32.8%
• Equity multiple: 2.40×
• Total profit: $41,020
• Equity at exit: $15,656

10-year hold

• IRR: 40.2%
• Equity multiple: 4.90×
• Total profit: $114,637
• Equity at exit: $9,078

Cash invested: $29,400 (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 60123

• Rents YoY: 3.7%
• Active inventory: 89
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $888

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 52%

Sensitivity live

Price	-10% $961	-5% $925	+0% $888	+5% $852	+10% $816
Rent	-10% $727	-5% $808	+0% $888	+5% $969	+10% $1,050
Rate	-1.0pp $941	-0.5pp $915	base $888	+0.5pp $861	+1.0pp $833

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Canterfield Pkwy E West Dundee, IL	3.0	1.0–2.0	1026	$2,415	$2.35	0d	5	1.07mi
50 Canterfield Pkwy W Dundee Township, IL	1.0–3.0	1.0–3.0	1075	$2,512	$2.34	44d	15	1.11mi
50 Canterfield Pkwy W Dundee Township, IL	3.0	3.0	1389	$3,250	$2.34	25d	1	1.11mi
50 Canterfield Pkwy W Dundee Township, IL	1.0	1.0	761	$1,775	$2.33	4d	1	1.11mi
50 Canterfield Pkwy W Dundee Township, IL	2.0	1.0	1018	$2,225	$2.19	3d	1	1.11mi
420 Prospect Blvd Unit 1-N Elgin, IL	2.0	1.0	800	$1,700	$2.12	8d	1	1.29mi
406 Prospect Blvd Unit 2 Elgin, IL	2.0	1.0	900	$1,525	$1.69	5d	1	1.31mi
926 Congdon Ave Elgin, IL	1.0–3.0	1.0–1.5	813	$1,845	$2.27	0d	35	1.34mi

Listing history 15 events

1. 2026-06-21
   days on market $105,000 Active 38 DOM
2. 2026-06-18
   days on market $105,000 Active 35 DOM
3. 2026-06-17
   days on market $105,000 Active 34 DOM
4. 2026-06-16
   days on market $105,000 Active 33 DOM
5. 2026-06-15
   days on market $105,000 Active 32 DOM
6. 2026-06-13
   days on market $105,000 Active 30 DOM
7. 2026-06-09
   days on market $105,000 Active 26 DOM
8. 2026-06-08
   days on market $105,000 Active 25 DOM
9. 2026-06-07
   days on market $105,000 Active 24 DOM
10. 2026-06-04
    days on market $105,000 Active 21 DOM
11. 2026-06-03
    days on market $105,000 Active 20 DOM
12. 2026-06-02
    days on market $105,000 Active 19 DOM
13. 2026-06-01
    days on market $105,000 Active 18 DOM
14. 2026-05-31
    days on market $105,000 Active 17 DOM
15. 2026-05-15
    listed $105,000 Active 501-char remark

ⓘ 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: $24,515
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$3,055
• Taxable income: $9,557
• Est. tax owed @ 24.0%: −$2,294
• After-tax cash flow: $8,366/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: SD U-46
• NCES district ID: 1713710
• Math proficiency: 19% ▼ -7.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $69,757
• Composite: 19.39/100
• National rank: #8783
• State rank: #386 of 620 in IL

Livability — Elgin

• Score: 83/100
• State rank: #47
• US rank: #975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elgin, IL
• County: Kane County · 361,735 people
• City population: 124,091
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 48,379
• Household income: $87,693
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 1119.0

Population outlook (Kane County) Hauer SSP2

• Today (2025): 559,449 people
• By 2030: 568,757 · +1.7%
• By 2040: 575,969 · +3.0%
• By 2050: 563,477 · +0.7%
• By 2075: 492,321 · -12.0%
• By 2100: 380,943 · -31.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 47% White 38% Two or more races 17% Black 6% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 38% Puerto Rican 4%
• Common ancestry: Romanian 5% Italian 2% Slovak 1%
• Foreign-born: 23% · Canada, Jamaica
• Languages at home: 57% English-only · Spanish 38% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Kane

• 2024 margin: Lean D (+9.4) · D 54.0% · R 44.6% · Other 1.4%
• 2008→2024 swing: -2.4pp toward R · 2008: 11.8pp · 2024: 9.4pp
• All cycles: 2024: D+9.4 2020: D+14.4 2016: D+8.9 2012: D+0.9 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -140.80%
• Current HPI: 226.0713
• Rent YoY: ▲ 3.69%
• 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

• 2026-05-15 Listed $105,000 FSBO.com