3 Darby Ln · Lincolnshire, IL 60069

$525,000

4 bd · 1.5 ba · 2,272 sqft · SingleFamily public records · 6 Days on market

Built 1957 0.60 ac lot Est $688k · 24% under

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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 +17.1/30.0
• ARV discount +15.0/15.0
• Schools +7.1/10.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming ranch situated on a beautiful . 6-acre park-like lot in highly sought-after Lincolnshire District 103 and Stevenson High School District 125. This 4-bedroom, 2.1-bath home offers incredible potential and breathtaking backyard views from the family room and dining room. Features include an enclosed porch with heat and A/C, dedicated office space, laundry room, and whole-house backup generator. Enjoy the peaceful setting and gorgeous outdoor space while bringing your decorating ideas to make this home your own. Priced to sell fast; don't miss this opportunity!

Key facts

• 0.6 acre lot
• 2 garage spots
• Built 1957

Property features AI

Finance

• Other: School bus service available
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Asphalt driveway
• Utilities: Water/sewer/power details not provided
• Home design: Detached single-family home; One-story
• Construction: Vinyl siding; Asphalt roof; Built approximately 61–70 years ago; Built before 1978
• Exterior features: Park and lake nearby; Curbs and paved streets

Interior

• Bedrooms: 4 bedrooms (including master bedroom and an additional bedroom on the first floor)
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; Full bath in master bedroom
• Interior features: First-floor bedroom; First-floor full bathroom; Walk-in closet(s); Skylight(s)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/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 $506k (3.7% below list).
• Recommended offer: $506k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.0% in Lincolnshire — 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 70/100 on livability (#364 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Adlai E Stevenson Hsd 125 (suburban): math 72% / reading 73% proficiency, ranked #3 of 620 in IL (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Adlai E Stevenson High School (math 72% / reading 73%, grade B+, #7 of 693 statewide, top 1%, 4,489 students, 0% FRL).
• Market conditions: 42 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 948 units permitted in Lake County in 2024 (424 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $505,500 (3.7% below list)

Questions for the listing agent

1. Built in 1957 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.96% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.98%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $688,416
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Darby Ln	0.04mi	4/3.0	2,308 (+2%)	11mo	$925,000	$401	80
38 Lancaster Ln	0.14mi	4/2.0	2,396 (+6%)	9mo	$805,000	$336	75
4 Londonderry Ln	0.32mi	4/2.5	2,345 (+3%)	9mo	$784,000	$334	68
3115 Duffy Ln	0.55mi	4/3.0	2,244 (-1%)	7mo	$680,000	$303	60
8 Elsinoor Dr	0.06mi	4/2.5	2,600 (+14%)	15mo	$570,000	$219	57
26 Fox Trl	0.71mi	4/2.0	2,352 (+4%)	11mo	$720,000	$306	50
26 Melrose Ln	0.32mi	4/2.0	2,016 (-11%)	21mo	$465,000	$231	46
1 Yorkshire Dr	0.43mi	4/2.5	2,512 (+11%)	18mo	$507,000	$202	44
73 Cumberland Dr	0.40mi	4/3.0	2,587 (+14%)	18mo	$667,000	$258	38
2970 Duffy Ln	0.68mi	3/2.0 (-1)	2,058 (-9%)	18mo	$590,000	$287	30

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-61,731
• Equity at exit: $78,279

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-23,486
• Equity at exit: $45,392

Cash invested: $147,000 (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 60069

• Active inventory: 42
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $5,055 high
• Mortgage (P&I): −$2,753
• Tax est. 1.5%: −$656 /mo · $7,875/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,062
• Net cashflow: $365

Break-even live

Break-even rent $4,593

Max offer price $525,000

Occupancy floor 88%

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Cedar Ln Lincolnshire, IL	4.0	3.5	3053	$5,800	$1.90	3d	1	0.39mi
67 Lincolnshire Dr Lincolnshire, IL	5.0	3.5	3000	$4,500	$1.50	15d	1	0.41mi
31 Fox Trl Lincolnshire, IL	3.0	2.5	2633	$5,900	$2.24	1d	1	0.84mi
1206 Byrne Blvd Vernon Hills, IL	3.0	2.5	1870	$3,600	$1.93	7d	1	1.48mi
1218 Byrne Blvd Unit 1 Vernon Hills, IL	3.0	2.5	2184	$4,350	$1.99	20d	1	1.49mi

Listing history 5 events

1. 2026-06-09
   days on market $525,000 Coming Soon 6 DOM
2. 2026-06-08
   days on market $525,000 Coming Soon 5 DOM
3. 2026-06-07
   days on market $525,000 Coming Soon 4 DOM
4. 2026-06-04
   remarks 573-char remark
5. 2026-06-04
   listed $525,000 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: $60,660
• − Mortgage interest: −$29,408
• − Property taxes: −$7,875
• − Insurance: −$2,625
• − Repairs & maintenance: −$4,853
• − Management: −$4,853
• − Depreciation: −$15,273
• Taxable loss: −$4,226
• Est. tax savings @ 24.0%: +$1,014
• After-tax cash flow: $5,398/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: Adlai E Stevenson Hsd 125
• NCES district ID: 1732580
• Math proficiency: 72% ▼ -4.00%
• Reading proficiency: 73% ▼ -2.00%
• Median HH income: $146,434
• Composite: 70.66/100
• National rank: #253
• State rank: #3 of 620 in IL

Livability — Lincolnshire

• Score: 70/100
• State rank: #364
• US rank: #7563

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincolnshire, IL
• City population: 8,728
• Population (ZIP): 8,728

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: Predominantly White (72%)
• Race & ethnicity: White 72% Asian 21% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 8% Scotch-Irish 6% Portuguese 3%
• Foreign-born: 24% · China, South Korea, Canada
• Languages at home: 73% English-only · Chinese 6% Other Indo-European 5% Korean 4%

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: ▼ -131.76%
• Current HPI: 180.9549
• Rent YoY: —
• Metro: —
• 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