1429 N Pleasant Dr · Round Lake Beach, IL 60073

$229,000

4 bd · 1.0 ba · 1,825 sqft · SingleFamily public records · 5 Days on market

Built 1972 5,200 sqft lot Est $297k · 23% under

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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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.7/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4 bedroom 1 bath home has a full basement. Move in condition, ready for a quick sale. Great investment history for you investors. Home being sold as is,

Key facts

• 5,200 sq ft lot
• 6 parking spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Cap rate 9.5% vs local median 5.8% in Round Lake Beach — 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 79/100 on livability (#125 in IL, #2,172 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, commute F.
• Round Lake CUSD 116 (suburban): math 7% / reading 14% proficiency, ranked #560 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 97 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 948 units permitted in Lake County in 2024 (424 in 5+ unit buildings).
• This rent runs 35% of the median local income ($99k/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 $7k 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 20y ago; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $85k; list at $229k implies a 169% gain — meaningful room to come down on a strong offer.

Recommended offer $229,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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: 1.27% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.51
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $297,475
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1321 N Cedar Lake Rd	0.18mi	3/1.0 (-1)	1,920 (+5%)	2mo	$248,000	$129	76
1336 Ardmore Dr	0.29mi	3/2.0 (-1)	1,800 (-1%)	11mo	$255,000	$142	66
1410 Juneway Ter	0.16mi	4/2.5	1,628 (-11%)	8mo	$295,000	$181	62
808 Central Park Dr	0.75mi	4/2.0	1,850 (+1%)	2mo	$295,000	$159	57
128 S Channel Dr	0.49mi	4/2.0	1,600 (-12%)	2mo	$325,000	$203	52
1320 Glenview Ct	0.40mi	3/2.0 (-1)	1,650 (-10%)	6mo	$290,000	$176	51
121 E Clarendon Dr	0.61mi	4/2.0	1,988 (+9%)	2mo	$285,000	$143	51
1228 N Lake Shore Dr	0.36mi	3/2.0 (-1)	1,632 (-11%)	10mo	$290,000	$178	48
215 Glenwood Dr	0.68mi	3/1.0 (-1)	1,936 (+6%)	10mo	$248,000	$128	45
1417 Melrose Ave	0.62mi	4/2.0	2,023 (+11%)	6mo	$320,500	$158	44
1326 N Poplar Ave	0.72mi	3/2.0 (-1)	1,682 (-8%)	10mo	$275,000	$163	36
68 E Lakeview Ave	0.64mi	3/2.5 (-1)	1,588 (-13%)	4mo	$321,000	$202	34

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 · 2.87% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $2,001
• Equity at exit: $34,145

10-year hold

• IRR: 10.4%
• Equity multiple: 1.80×
• Total profit: $51,312
• Equity at exit: $19,800

Cash invested: $64,120 (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 60073

• Rents YoY: 2.9%
• Active inventory: 97
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,898 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$375 /mo · $4,496/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $618

Break-even live

Break-even rent $2,115

Max offer price $229,000

Occupancy floor 74%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1521 N Lake Shore Dr Round Lake Beach, IL	3.0	2.0	1800	$2,999	$1.67	1d	1	0.28mi
1207 Sunset Dr Round Lake Beach, IL	3.0	1.0	2000	$2,150	$1.07	12d	1	0.44mi
460 Meadow Hill Ln Round Lake Beach, IL	3.0	1.5	1276	$2,300	$1.80	1d	1	0.64mi
67 W Rustic Ln Round Lake Beach, IL	3.0	2.5	1504	$2,600	$1.73	1d	1	0.94mi
915 Mayfield Dr Round Lake Beach, IL	4.0	2.0	1850	$2,700	$1.46	1d	1	0.96mi
510 E Clarendon Dr Round Lake Beach, IL	4.0	1.5	1229	$2,341	$1.90	20d	1	1.12mi

Listing history 12 events

1. 2026-06-18
   days on market $229,000 Active 5 DOM
2. 2026-06-17
   days on market $229,000 Active 4 DOM
3. 2026-06-16
   days on market $229,000 Active 3 DOM
4. 2026-06-15
   pricestatusdays on marketlisting id $229,000 Active 2 DOM
5. 2026-06-13
   days on market $205,000 Temporarily No Showings 8 DOM
6. 2026-06-09
   days on market $205,000 Temporarily No Showings 5 DOM
7. 2026-06-08
   days on market $205,000 Temporarily No Showings 4 DOM
8. 2026-06-07
   statusdays on market $205,000 Temporarily No Showings 3 DOM
9. 2026-06-04
   status $205,000 Pending 2 DOM
10. 2026-06-03
    days on market $205,000 Active 2 DOM
11. 2026-06-02
    remarks 55-char remark
12. 2026-06-02
    listed $205,000 Active 1 DOM

ⓘ 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: $4,496 · $375/mo
• Projected year-2 tax: $4,847 · $404/mo
• Expected delta: +$351/yr (+$29/mo · 7.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,776
• − Mortgage interest: −$12,828
• − Property taxes: −$4,496
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,782
• − Management: −$2,782
• − Depreciation: −$6,662
• Taxable income: $4,082
• Est. tax owed @ 24.0%: −$980
• After-tax cash flow: $6,442/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: Round Lake CUSD 116
• NCES district ID: 1734990
• Math proficiency: 7% ▼ -6.00%
• Reading proficiency: 14% ▼ -2.00%
• Median HH income: $53,477
• Composite: 10.35/100
• National rank: #9789
• State rank: #560 of 620 in IL

Livability — Round Lake Beach

• Score: 79/100
• State rank: #125
• US rank: #2172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Round Lake Beach, IL
• County: Lake County · 591,991 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 62,868
• Household income: $98,514
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 1225.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 45% White 40% Two or more races 20% Asian 7% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 3%
• Common ancestry: Romanian 8% Portuguese 1% Lithuanian 1%
• Foreign-born: 25% · Canada, South Korea, Vietnam
• Languages at home: 56% English-only · Spanish 35% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -140.95%
• Current HPI: 229.1762
• Rent YoY: ▲ 2.87%
• 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

+310.8% since first listed

22 events — show timeline

• 2026-05-31 Listed $205,000 MRED as Distributed by MLS Grid
• 2015-11-09 Sold (Public Records) $85,000 Public Records
• 2015-10-30 Sold (MLS) $85,000 MRED as Distributed by MLS Grid
• 2015-08-20 Contingent — MRED as Distributed by MLS Grid
• 2015-08-18 Relisted — MRED as Distributed by MLS Grid
• 2015-08-10 Contingent — MRED as Distributed by MLS Grid
• 2015-07-15 Listed $92,000 MRED as Distributed by MLS Grid
• 2015-07-12 Listing Removed — MRED as Distributed by MLS Grid
• 2015-04-07 Relisted — MRED as Distributed by MLS Grid
• 2015-04-02 Pending — MRED as Distributed by MLS Grid
• 2015-01-12 Listed — MRED as Distributed by MLS Grid
• 2008-08-18 Listing Removed — MRED as Distributed by MLS Grid
• 2008-08-18 Sold (MLS) $88,250 MRED as Distributed by MLS Grid
• 2008-06-17 Contingent — MRED as Distributed by MLS Grid
• 2008-05-28 Sold (Public Records) $88,250 Public Records
• 2007-08-31 Listed $130,000 MRED as Distributed by MLS Grid
• 2007-04-30 Sold (Public Records) $159,000 Public Records
• 2007-03-23 Listing Removed — MRED as Distributed by MLS Grid
• 2007-03-05 Listed — MRED as Distributed by MLS Grid
• 2007-03-04 Listing Removed — MRED as Distributed by MLS Grid
• 2006-12-04 Listed — MRED as Distributed by MLS Grid
• 1986-06-01 Sold (Public Records) $49,900 Public Records

Property tax history

+2.1%/yr

Latest (2024): $4,496 · +16.0% YoY. Source: county tax records.