14019 Queenanns Way · Poplar Grove, IL 61065

$384,500

4 bd · 1.5 ba · 3,260 sqft · SingleFamily public records · 4 Days on market

Built 2006 0.29 ac lot Est $388k · at est.

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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 +23.7/30.0
• ARV discount +7.9/15.0
• DSCR +7.6/10.0
• Appreciation +6.6/10.0
• 1% rule +6.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Welcome home to this spacious and beautifully maintained two-story in Poplar Grove! Offering over 3,200 square feet of living space, this 4-bedroom, 2.5-bath home combines comfort, functionality, and curb appeal. Featuring a welcoming floor plan with generous room sizes, this home includes formal living and dining spaces, a large family room, and an eat-in kitchen perfect for entertaining or everyday living. One of the standout features of this home is the massive second-floor media/recreation room, offering endless possibilities for movie nights, gaming, a playroom, home gym, or additional entertaining space. The oversized primary suite offers a private bath and walk-in closet, while additional bedrooms provide ample space. Step outside and enjoy your own backyard retreat complete with an above-ground pool featuring a professionally plumbed heater, extending your swimming season and maximizing enjoyment. The property also includes a separate exterior water meter for outdoor water use, a valuable added convenience for maintaining the pool and landscaping. Additional highlights include a 3-car attached garage, central air, forced air heating, and a full basement ready for storage or future finishing possibilities. Situated on a nicely sized lot with mature landscaping and outdoor space ideal for This move-in ready home offers easy access to nearby schools, parks and more. A fantastic opportunity to own a spacious home in Poplar Grove!

Key facts

• Backyard retreat
• Outdoor space
• Above-ground pool

Tags

• BACKYARD RETREAT
• ABOVE-GROUND POOL
• PROFESSIONALLY PLUMBED HEATER
• SEPARATE EXTERIOR WATER METER
• MATURE LANDSCAPING
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Attached 3-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two stories
• Construction: Below-grade finished area (basement) included
• Exterior features: Shingle roof

Interior

• Kitchen: Gas cooktop; Oven; Microwave; Dishwasher; Garbage disposal; Refrigerator; Water softener
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Walk-in closets; Full basement with sump pump
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $384k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $384k).

Location & tenants

• Location reads 65/100 on livability (#598 in IL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: amenities F, commute F, health & safety F.
• North Boone CUSD 200 (rural): math 14% / reading 21% proficiency, ranked #440 of 620 in IL (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Poplar Grove Elem School (math 17% / reading 27%, grade F, #940 of 2,056 statewide, top 49%, 238 students, 0% FRL); North Boone Middle School (math 15% / reading 24%, grade F, #425 of 665 statewide, top 65%, 242 students, 0% FRL); North Boone High School (math 12% / reading 22%, grade F, #430 of 693 statewide, top 66%, 517 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 38 active listings in the ZIP; 56 units permitted in Boone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($3k loan paydown + $12k appreciation (3.2% local appreciation)).
• Boone County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $108k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; list at $384k implies a 861% gain — meaningful room to come down on a strong offer.

Recommended offer $384,500

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. 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?
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: 1.13% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.13%
• DSCR: 1.36
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $387,940
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Cornwall Cir	0.60mi	4/2.0	2,902 (-11%)	13mo	$238,000	$82	41
334 Candlewick Dr	0.73mi	4/2.5	2,900 (-11%)	11mo	$345,000	$119	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.91×
• Total profit: $97,491
• Equity at exit: $177,821

10-year hold

• IRR: 17.2%
• Equity multiple: 3.57×
• Total profit: $276,463
• Equity at exit: $277,943

Cash invested: $107,660 (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 61065

• Home prices YoY: 1.4%
• Active inventory: 38
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $4,343 medium
• Mortgage (P&I): −$2,016
• Tax from tax record: −$526 /mo · $6,307/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$912
• Net cashflow: $729

Break-even live

Break-even rent $3,420

Max offer price $384,500

Occupancy floor 78%

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: $96,125
• Closing costs: $11,535
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-02
   status $384,500 Pending 4 DOM
2. 2026-06-01
   days on market $384,500 Active 4 DOM
3. 2026-05-31
   days on market $384,500 Active 3 DOM
4. 2026-05-31
   days on market $384,500 Active 2 DOM
5. 2026-05-28
   listed $384,500 Active 1464-char remark

   Show marketing remark (1464 chars)

   Welcome home to this spacious and beautifully maintained two-story in Poplar Grove! Offering over 3,200 square feet of living space, this 4-bedroom, 2.5-bath home combines comfort, functionality, and curb appeal. Featuring a welcoming floor plan with generous room sizes, this home includes formal living and dining spaces, a large family room, and an eat-in kitchen perfect for entertaining or everyday living. One of the standout features of this home is the massive second-floor media/recreation room, offering endless possibilities for movie nights, gaming, a playroom, home gym, or additional entertaining space. The oversized primary suite offers a private bath and walk-in closet, while additional bedrooms provide ample space. Step outside and enjoy your own backyard retreat complete with an above-ground pool featuring a professionally plumbed heater, extending your swimming season and maximizing enjoyment. The property also includes a separate exterior water meter for outdoor water use, a valuable added convenience for maintaining the pool and landscaping. Additional highlights include a 3-car attached garage, central air, forced air heating, and a full basement ready for storage or future finishing possibilities. Situated on a nicely sized lot with mature landscaping and outdoor space ideal for This move-in ready home offers easy access to nearby schools, parks and more. A fantastic opportunity to own a spacious home in Poplar Grove!

6. 2026-05-28
   listed $384,500 Active

   Show marketing remark (1464 chars)

   Welcome home to this spacious and beautifully maintained two-story in Poplar Grove! Offering over 3,200 square feet of living space, this 4-bedroom, 2.5-bath home combines comfort, functionality, and curb appeal. Featuring a welcoming floor plan with generous room sizes, this home includes formal living and dining spaces, a large family room, and an eat-in kitchen perfect for entertaining or everyday living. One of the standout features of this home is the massive second-floor media/recreation room, offering endless possibilities for movie nights, gaming, a playroom, home gym, or additional entertaining space. The oversized primary suite offers a private bath and walk-in closet, while additional bedrooms provide ample space. Step outside and enjoy your own backyard retreat complete with an above-ground pool featuring a professionally plumbed heater, extending your swimming season and maximizing enjoyment. The property also includes a separate exterior water meter for outdoor water use, a valuable added convenience for maintaining the pool and landscaping. Additional highlights include a 3-car attached garage, central air, forced air heating, and a full basement ready for storage or future finishing possibilities. Situated on a nicely sized lot with mature landscaping and outdoor space ideal for This move-in ready home offers easy access to nearby schools, parks and more. A fantastic opportunity to own a spacious home in Poplar Grove!

7. 2006-08-23
   soldstatus $40,000

ⓘ 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: $6,307 · $526/mo
• Projected year-2 tax: $7,518 · $626/mo
• Expected delta: +$1,211/yr (+$101/mo · 19.2%)

ⓘ 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 2/10 Low 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,121
• − Mortgage interest: −$21,538
• − Property taxes: −$6,307
• − Insurance: −$1,922
• − Repairs & maintenance: −$4,170
• − Management: −$4,170
• − Depreciation: −$11,185
• Taxable income: $2,829
• Est. tax owed @ 24.0%: −$679
• After-tax cash flow: $8,071/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: North Boone CUSD 200
• NCES district ID: 1728700
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $59,553
• Composite: 16.73/100
• National rank: #9163
• State rank: #440 of 620 in IL

Livability — Poplar Grove

• Score: 65/100
• State rank: #598
• US rank: #12394

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poplar Grove, IL
• Population (ZIP): 10,927

Population outlook (Boone County) Hauer SSP2

• Today (2025): 52,507 people
• By 2030: 51,509 · -1.9%
• By 2040: 48,611 · -7.4%
• By 2050: 44,363 · -15.5%
• By 2075: 33,262 · -36.7%
• By 2100: 21,495 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 4%
• Common ancestry: Romanian 10% Portuguese 3% Lithuanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 10% Russian/Polish/Slavic 4%

Political lean MEDSL · Boone

• 2024 margin: R (+14.5) · D 42.0% · R 56.5% · Other 1.6%
• 2008→2024 swing: -18.7pp toward R · 2008: 4.2pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+13.4 2016: R+14.6 2012: R+5.7 2008: D+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.23%
• Current HPI: 232.9144
• 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

Price history

+861.3% since first listed

3 events — show timeline

• 2026-05-28 Listed $384,500 NWIAR
• 2026-05-28 Listed $384,500 MRED as Distributed by MLS Grid
• 2006-08-23 Sold (Public Records) $40,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $6,307 · -5.7% YoY. Source: county tax records.