2000 Westview Ln · Round Lake Beach, IL 60073

$195,000

3 bd · 1.5 ba · 1,176 sqft · Townhouse public records · 91 Days on market

Built 1988 $166/sqft · 6% below area Est $208k · 6% under $155/mo HOA · 7% of rent

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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 +20.3/30.0
• ARV discount +10.2/15.0
• 1% rule +7.1/10.0
• DSCR +6.4/10.0
• 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

Bring your ideas! With some paint, carpet and flooring, elbow grease and some updates, you've got a winner! Priced according to condition. Big rooms for this price range on a quiet street with a nice deck overlooking a wooded area. Lots of privacy. Wonderful end unit with two car garage and only one attached neighbor, in a 4 unit building. No rentals allowed for the first five years of ownership, and sellers will REQUIRE a specific closing or occupancy date in June, once school gets out. STRICTLY sold in "as-is" condition; no exceptions.

Key facts

• Quiet street
• Nice deck
• End unit

Tags

• BIG ROOMS
• QUIET STREET
• NICE DECK
• WOODED AREA
• LOTS OF PRIVACY
• END UNIT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $195k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 91 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago 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 $85k; list at $195k implies a 129% gain — meaningful room to come down on a strong offer.

Recommended offer $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 6.9

CMA / ARV

• ARV (median comp): $207,685
• List price: $195,000
• Delta: -6.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1995 Westview Ln	0.04mi	3/1.5	1,176 (0%)	1mo	$225,000	$191	97
2053 Westview Ln	0.06mi	3/1.5	1,176 (0%)	3mo	$225,000	$191	95
444 Meadow Hill Ln	0.11mi	3/1.5	1,176 (0%)	1mo	$222,900	$190	94
453 Normandie Ln	0.12mi	3/1.5	1,176 (0%)	1mo	$230,000	$196	94
535 Normandie Ln #535	0.09mi	3/1.5	1,176 (0%)	4mo	$210,000	$179	92
1993 Westview Ln	0.04mi	3/1.5	1,176 (0%)	7mo	$204,000	$173	92
2033 Westview Ln	0.06mi	3/1.5	1,176 (0%)	6mo	$185,650	$158	92
452 Meadow Green Ln	0.22mi	3/1.5	1,160 (-1%)	2mo	$206,000	$178	86
1994 Countryside Ln	0.14mi	3/1.5	1,176 (0%)	10mo	$205,500	$175	86
428 Normandie Ln	0.17mi	3/1.5	1,176 (0%)	9mo	$230,000	$196	85
525 Meadow Green Ln	0.23mi	3/1.5	1,160 (-1%)	8mo	$193,000	$166	80
2020 Comanche Trl	0.29mi	3/1.5	1,338 (+14%)	2mo	$249,000	$186	62

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-15,849
• Equity at exit: $29,075

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $6,178
• Equity at exit: $16,860

Cash invested: $54,600 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,367 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$362 /mo · $4,348/yr
• Insurance: −$81
• HOA: −$155
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $249

Break-even live

Break-even rent $2,052

Max offer price $195,000

Occupancy floor 84%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 Meadow Hill Ln Round Lake Beach, IL	3.0	1.5	1276	$2,300	$1.80	1d	1	0.11mi
544 Meadow Green Ln Round Lake Beach, IL	3.0	1.5	1160	$2,100	$1.81	1d	1	0.21mi
708 S Cedarwood Cir Round Lake Heights, IL	3.0	1.0	931	$2,000	$2.15	1d	1	0.22mi
422 Meadow Green Ln Round Lake Beach, IL	2.0	1.5	960	$1,800	$1.88	43d	1	0.26mi
389 Meadow Green Ln Unit 1 Round Lake Beach, IL	2.0	1.5	960	$1,800	$1.88	1d	1	0.33mi
1288 N Red Oak Cir #3 Round Lake Beach, IL	2.0	2.0	1008	$1,850	$1.84	43d	1	1.28mi
1431 W Split Oak Cir Round Lake Beach, IL	2.0	1.5	1080	$2,150	$1.99	44d	1	1.39mi
1217 N Village Dr Round Lake Beach, IL	2.0	1.5	1330	$2,300	$1.73	1d	1	1.40mi
510 E Clarendon Dr Round Lake Beach, IL	4.0	1.5	1229	$2,341	$1.90	20d	1	1.43mi

HOA detail

• Monthly dues: $155 · $1,860/yr

Listing history 24 events

1. 2026-06-18
   days on market $195,000 Active 91 DOM
2. 2026-06-17
   days on market $195,000 Active 90 DOM
3. 2026-06-16
   days on market $195,000 Active 89 DOM
4. 2026-06-15
   days on market $195,000 Active 88 DOM
5. 2026-06-13
   days on market $195,000 Active 86 DOM
6. 2026-06-13
   days on market $195,000 Active 85 DOM
7. 2026-06-09
   days on market $195,000 Active 82 DOM
8. 2026-06-08
   days on market $195,000 Active 81 DOM
9. 2026-06-07
   days on market $195,000 Active 80 DOM
10. 2026-06-04
    days on market $195,000 Active 77 DOM
11. 2026-06-03
    days on market $195,000 Active 76 DOM
12. 2026-06-02
    days on market $195,000 Active 75 DOM
13. 2026-06-01
    days on market $195,000 Active 74 DOM
14. 2026-05-31
    days on market $195,000 Active 73 DOM
15. 2026-05-06
    status Active 553-char remark

    Show marketing remark (553 chars)

    Bring your ideas! With some paint, carpet and flooring, elbow grease and some updates, you've got a winner! Priced according to condition. Big rooms for this price range on a quiet street with a nice deck overlooking a wooded area. Lots of privacy. Wonderful end unit with two car garage and only one attached neighbor, in a 4 unit building. No rentals allowed for the first five years of ownership, and sellers will REQUIRE a specific closing or occupancy date in June, once school gets out. STRICTLY sold in "as-is" condition; no exceptions.

16. 2026-04-27
    historical Contingent - No Showings 553-char remark

    Show marketing remark (553 chars)

    Bring your ideas! With some paint, carpet and flooring, elbow grease and some updates, you've got a winner! Priced according to condition. Big rooms for this price range on a quiet street with a nice deck overlooking a wooded area. Lots of privacy. Wonderful end unit with two car garage and only one attached neighbor, in a 4 unit building. No rentals allowed for the first five years of ownership, and sellers will REQUIRE a specific closing or occupancy date in June, once school gets out. STRICTLY sold in "as-is" condition; no exceptions.

17. 2026-03-19
    listed $200,000 Active 553-char remark

    Show marketing remark (553 chars)

    Bring your ideas! With some paint, carpet and flooring, elbow grease and some updates, you've got a winner! Priced according to condition. Big rooms for this price range on a quiet street with a nice deck overlooking a wooded area. Lots of privacy. Wonderful end unit with two car garage and only one attached neighbor, in a 4 unit building. No rentals allowed for the first five years of ownership, and sellers will REQUIRE a specific closing or occupancy date in June, once school gets out. STRICTLY sold in "as-is" condition; no exceptions.

18. 2016-02-04
    soldstatus $85,000
19. 2016-01-15
    soldstatus $85,000 Closed Sale 450-char remark

    Show marketing remark (450 chars)

    Location! Location! Location! Beautiful End unit with 3BR and 2 Car Garage. Patio door leads to deck & great view of wooded area. Spacious LR/DR is open to the kitchen. Generously-sized BR's w/closet space galore. New carpet. Interior freshly painted. Association is currently replacing gutters, siding and downspouts with no additional assessment. Newer roof and new garage doors. Why rent when you can own your own home? Quick closing possible.

20. 2016-01-02
    historical Contingent 450-char remark

    Show marketing remark (450 chars)

    Location! Location! Location! Beautiful End unit with 3BR and 2 Car Garage. Patio door leads to deck & great view of wooded area. Spacious LR/DR is open to the kitchen. Generously-sized BR's w/closet space galore. New carpet. Interior freshly painted. Association is currently replacing gutters, siding and downspouts with no additional assessment. Newer roof and new garage doors. Why rent when you can own your own home? Quick closing possible.

21. 2015-12-24
    price $89,000 450-char remark

    Show marketing remark (450 chars)

    Location! Location! Location! Beautiful End unit with 3BR and 2 Car Garage. Patio door leads to deck & great view of wooded area. Spacious LR/DR is open to the kitchen. Generously-sized BR's w/closet space galore. New carpet. Interior freshly painted. Association is currently replacing gutters, siding and downspouts with no additional assessment. Newer roof and new garage doors. Why rent when you can own your own home? Quick closing possible.

22. 2015-11-24
    listed $99,000 New 450-char remark

    Show marketing remark (450 chars)

    Location! Location! Location! Beautiful End unit with 3BR and 2 Car Garage. Patio door leads to deck & great view of wooded area. Spacious LR/DR is open to the kitchen. Generously-sized BR's w/closet space galore. New carpet. Interior freshly painted. Association is currently replacing gutters, siding and downspouts with no additional assessment. Newer roof and new garage doors. Why rent when you can own your own home? Quick closing possible.

23. 1996-11-07
    soldstatus $89,000
24. 1990-02-01
    soldstatus $82,500

ⓘ 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: $4,348 · $362/mo
• Projected year-2 tax: $4,387 · $366/mo
• Expected delta: +$39/yr (+$3/mo · 0.9%)

ⓘ 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 4/10 Moderate
• 🌡 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: $28,407
• − Mortgage interest: −$10,923
• − Property taxes: −$4,348
• − Insurance: −$975
• − Repairs & maintenance: −$2,273
• − Management: −$2,273
• − HOA: −$1,860
• − Depreciation: −$5,673
• Taxable income: $83
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $2,967/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

+142.4% since first listed

10 events — show timeline

• 2026-05-06 Relisted — MRED as Distributed by MLS Grid
• 2026-04-27 Contingent — MRED as Distributed by MLS Grid
• 2026-03-19 Listed $200,000 MRED as Distributed by MLS Grid
• 2016-02-04 Sold (Public Records) $85,000 Public Records
• 2016-01-15 Sold (MLS) $85,000 MRED as Distributed by MLS Grid
• 2016-01-02 Contingent — MRED as Distributed by MLS Grid
• 2015-12-24 Price Changed $89,000 MRED as Distributed by MLS Grid
• 2015-11-24 Listed $99,000 MRED as Distributed by MLS Grid
• 1996-11-07 Sold (Public Records) $89,000 Public Records
• 1990-02-01 Sold (Public Records) $82,500 Public Records

Property tax history

+1.8%/yr

Latest (2024): $4,348 · +9.5% YoY. Source: county tax records.