432 Kelburn Rd #121 · Deerfield, IL 60015

$335,000

1 bd · 1.0 ba · 842 sqft · SingleFamily public records · 1 Days on market

Built 1997 Est $480k · 30% under $365/mo HOA · 11% 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 +16.0/30.0
• ARV discount +15.0/15.0
• Schools +5.9/10.0
• DSCR +5.0/10.0
• 1% rule +4.9/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come and experience the charm and space in this one bedroom unit. The privacy is surprising with a brick wall on two sides of the patio and lush greenery on the other side. Park in the garage beneath the building, collect your mail and ride the elevator up to the first floor. Enter into your great room and note the expansive room with large furnishings and room for the dining room. All this is brightly lit with the canned ceiling lights, and the floor to ceiling sliding door and windows covering an entire wall to the generous and private patio in front perfect for morning coffee or reading in the quiet of one's own space. White cabinet kitchen is open to the great room with a view to the pa

Key facts

• Private patio
• Lush greenery
• Great room

Tags

• BRICK WALL PATIO
• LUSH GREENERY
• GREAT ROOM
• FLOOR TO CEILING SLIDING DOOR
• PRIVATE PATIO
• WHITE CABINET KITCHEN

Property features AI

Finance

• Other: School bus service available
• Financial info: No special service area
• HOA & community: Monthly association fee of $365; Association fee covers water, parking, insurance, security, exercise facilities, pool, exterior maintenance, lawn care, scavenger, and snow removal; Community amenities include indoor pool, outdoor pool, exercise room/health club, tennis courts, bike room/trails, storage, park, and party room; Pets allowed (cats and dogs), maximum pet weight 30 lbs; Manager off-site (Monday through Friday)

Exterior

• Parking: Attached heated garage (garage owned) with garage door opener; Heated driveway; Concrete parking surfaces; One garage/one total parking space
• Security: On-site manager/engineer (management available Monday through Friday); Association-provided security included
• Utilities: Water from Lake Michigan; Public sewer
• Home design: Attached single condo; Entry on level 1; Condo ownership; Estimated living area
• Construction: Built about 26–30 years ago; Brick construction; Tar and gravel roof; Concrete perimeter foundation
• Exterior features: Patio; Common lot/grounds

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eating area with breakfast bar
• Bedrooms: Main-level master bedroom (Full bath attached); Two additional bedrooms; One possible bedroom
• Flooring: Carpet in living room and master bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Screens on windows; Four total rooms
• Laundry & utility: In-unit laundry in a closet; Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/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 $331k (1.3% below list).
• Recommended offer: $331k (1.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.8% in Deerfield — 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 84/100 on livability (#35 in IL, #705 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities C-, health & safety C-, cost of living F.
• Twp Hsd 113 (suburban): math 60% / reading 63% proficiency, ranked #19 of 620 in IL (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Deerfield High School (math 67% / reading 69%, grade B, #9 of 693 statewide, top 1%, 1,483 students, 0% FRL).
• Market conditions: 117 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $10k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $151k; list at $335k implies a 122% gain — meaningful room to come down on a strong offer.

Recommended offer $330,730 (1.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.99% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $479,940
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
960 Chestnut St	0.72mi	2/2.0 (+1)	833 (-1%)	6mo	$475,000	$570	50

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-43,481
• Equity at exit: $49,950

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-23,592
• Equity at exit: $28,965

Cash invested: $93,800 (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 60015

• Active inventory: 117
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,307 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$184 /mo · $2,206/yr
• Insurance: −$140
• HOA: −$365
• Vacancy / Maint / Mgmt: −$695
• Net cashflow: $168

Break-even live

Break-even rent $3,095

Max offer price $335,000

Occupancy floor 90%

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
728 Waukegan Rd Unit 206 Deerfield, IL	2.0	2.0	1117	$4,700	$4.21	24d	1	0.32mi
728 Waukegan Rd Unit 206 Deerfield, IL	2.0	2.0	1117	$4,495	$4.02	24d	1	0.32mi
728 Waukegan Rd Unit 203 Deerfield, IL	2.0	2.0	1117	$4,295	$3.85	22d	1	0.32mi
728 Waukegan Rd Deerfield, IL	2.0	2.0	1117	$4,495	$4.02	22d	1	0.32mi
728 Waukegan Rd Unit 203 Deerfield, IL	2.0	2.0	1117	$4,295	$3.85	16d	1	0.32mi
625 Deerfield Rd Deerfield, IL	1.0–2.0	1.0–2.0	1057	$2,280	$2.16	5d	11	0.41mi
740 Chestnut St Unit 2 Deerfield, IL	2.0	2.0	1100	$2,990	$2.72	24d	1	0.50mi
1151 Deerfield Rd Deerfield, IL	2.0	1.0	850	$2,200	$2.59	12d	1	0.71mi
1121 Waukegan Rd Deerfield, IL	2.0	1.0	800	$2,200	$2.75	24d	1	0.87mi
1141 Waukegan Rd Unit 2 Bedroom Deerfield, IL	2.0	1.0	875	$1,625	$1.86	20d	1	0.89mi
400 Spring Cress RD Deerfield, IL	3.0	1.0–2.0	999	$2,433	$2.43	2d	57	0.99mi
1525 Lake Cook Rd Deerfield, IL	2.0	1.0–2.0	946	$3,166	$3.35	1d	15	1.26mi

HOA detail

• Monthly dues: $365 · $4,380/yr

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $335,000 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: $2,206 · $184/mo
• Projected year-2 tax: $4,905 · $409/mo
• Expected delta: +$2,699/yr (+$225/mo · 122.4%)

ⓘ 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 ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,688
• − Mortgage interest: −$18,765
• − Property taxes: −$2,206
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,175
• − Management: −$3,175
• − HOA: −$4,380
• − Depreciation: −$9,745
• Taxable loss: −$3,434
• Est. tax savings @ 24.0%: +$824
• After-tax cash flow: $2,835/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: Twp Hsd 113
• NCES district ID: 1719080
• Math proficiency: 60% ▼ -6.00%
• Reading proficiency: 63% ▼ -5.00%
• Median HH income: $122,404
• Composite: 59.23/100
• National rank: #937
• State rank: #19 of 620 in IL

Livability — Deerfield

• Score: 84/100
• State rank: #35
• US rank: #705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deerfield, IL
• County: Lake County · 591,991 people
• City population: 28,096
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 28,096
• Household income: $183,125
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 450.0

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: Predominantly White (84%)
• Race & ethnicity: White 84% Asian 8% Hispanic / Latino 5% Two or more races 3% Black 1%
• Common ancestry: Romanian 11% Scotch-Irish 10% Italian 4%
• Foreign-born: 14% · China, South Korea, Canada
• Languages at home: 82% English-only · Russian/Polish/Slavic 6% Other Indo-European 3% Spanish 3%

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: ▼ -318.91%
• Current HPI: 184.8993
• Rent YoY: —
• 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

+121.9% since first listed

2 events — show timeline

• 2026-06-17 Listed $335,000 MRED as Distributed by MLS Grid
• 1998-09-14 Sold (Public Records) $151,000 Public Records

Property tax history

-3.0%/yr

Latest (2024): $2,206 · -41.0% YoY. Source: county tax records.