1080 Cardinal Dr S · Lake Zurich, IL 60047

$549,900

3 bd · 1.5 ba · 2,113 sqft · SingleFamily public records · 46 Days on market

Built 1954 1.00 ac lot $260/sqft · 21% below area Est $761k · 28% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +6.2/30.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Set on a picturesque one-acre lot just minutes from town, this beautifully updated country home offers the perfect blend of charm, comfort, and modern upgrades. Sunlight fills the home, highlighting the stunning updated kitchen with all NEW appliances (2019) complete with heated floors bringing both style and everyday luxury to the heart of the home. The open layout features expansive living spaces, including a cozy family room with a wood-burning fireplace, great room with seamless access to a large deck and screened porch with peaceful, private views. Step outside to enjoy the patio off the eating area for entertaining, BBQ's or unwind in the NEW above-ground pool (2024) perfect for summ

Key facts

• 1 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Approximately 2,300 total finished/unfinished square feet (about 1,500 main level and 800 upper); Lot dimensions about 194 x 224 (.50–.99 acre)
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (garage owned) with 2 garage spaces; Gravel parking areas; Garage door opener
• Utilities: Well water source; Septic tank sewer; 200+ amp electric service
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Rehab completed in 2020; Property built approximately 71–80 years ago
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation; Home built before 1978
• Exterior features: Above-ground pool; Deck; Patio; Screened porch; Landscaped grounds; Wooded lot; Rear-of-lot location

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eating-area/table space in kitchen; Ceramic tile flooring in kitchen
• Bedrooms: Master bedroom on main level (full bath); Two additional bedrooms on second level (both with hardwood floors and window treatments)
• Flooring: Hardwood flooring in main living areas and bedrooms; Ceramic tile in dining and kitchen areas; Vinyl flooring in laundry; Other flooring in enclosed porch
• Bathrooms: Two full bathrooms; Whirlpool in one bathroom
• Heating & cooling: Natural gas heating; Steam heating; Baseboard heating; Radiant floor heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Whirlpool tub; Wood-burning fireplace in family room; Water-softener (owned); CO detectors; Sump pump; Seven total rooms
• Laundry & utility: Main-level laundry (in unit); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $-992 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $375k (31.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $381k (30.8% below list).
• Recommended offer: $375k (31.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 76/100 on livability (#175 in IL, #3,345 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Lake Zurich CUSD 95 (suburban): math 47% / reading 47% proficiency, ranked #44 of 620 in IL (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: May Whitney Elem School (math 45% / reading 37%, grade F, #372 of 2,056 statewide, top 18%, 657 students, 0% FRL); Lake Zurich Middle - S Campus (math 41% / reading 50%, grade D+, #89 of 665 statewide, top 14%, 599 students, 0% FRL); Lake Zurich High School (math 54% / reading 58%, grade C, #25 of 693 statewide, top 4%, 1,804 students, 0% FRL).
• Market conditions: 164 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 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 $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

• It's been on market 46 days — a 3% lower offer ($533k) is reasonable based on typical stale-listing flexibility.
• 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 $324k; list at $550k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $374,596 (31.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.73%
• DSCR: 0.66
• GRM: 12.0

CMA / ARV

• ARV (median comp): $760,863
• List price: $549,900
• Delta: -27.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Fieldstone Cir	0.39mi	4/2.5 (+1)	2,054 (-3%)	0mo	$625,000	$304	68
958 Pheasant Ridge Dr	0.38mi	4/2.5 (+1)	2,200 (+4%)	4mo	$508,000	$231	63
551 Shaker Ln	0.24mi	4/2.5 (+1)	1,912 (-10%)	1mo	$577,000	$302	63
681 Windemere Ln	0.17mi	4/2.5 (+1)	2,333 (+10%)	4mo	$552,000	$237	62
1201 Tracie Dr	0.66mi	3/2.5	2,073 (-2%)	5mo	$575,000	$277	58
282 Waterford Dr	0.60mi	4/2.5 (+1)	2,162 (+2%)	2mo	$677,000	$313	57
600 Ivy Ct	0.40mi	4/2.5 (+1)	2,303 (+9%)	4mo	$608,000	$264	54
695 Trailside Dr	0.38mi	4/2.5 (+1)	1,863 (-12%)	3mo	$525,000	$282	51
800 White Birch Ln	0.72mi	4/2.0 (+1)	1,955 (-8%)	1mo	$420,000	$215	46
34 E Harbor Dr	0.55mi	3/2.5	2,424 (+15%)	3mo	$430,000	$177	43
530 Cypress Bridge Rd	0.70mi	4/2.5 (+1)	2,340 (+11%)	0mo	$575,000	$246	40
533 Surryse Rd	0.70mi	4/2.0 (+1)	1,886 (-11%)	3mo	$429,900	$228	40

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: -29.8%
• Equity multiple: 0.01×
• Total profit: $-152,132
• Equity at exit: $81,992

10-year hold

• IRR: -30.7%
• Equity multiple: -0.38×
• Total profit: $-213,130
• Equity at exit: $47,545

Cash invested: $153,972 (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 60047

• Active inventory: 164
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $3,805 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$886 /mo · $10,628/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$799
• Net cashflow: $-992

Break-even live

Break-even rent $5,061

Max offer price $374,596

Occupancy floor —

Sensitivity live

Price	-10% $-681	-5% $-837	+0% $-992	+5% $-1,148	+10% $-1,304
Rent	-10% $-1,293	-5% $-1,143	+0% $-992	+5% $-842	+10% $-692
Rate	-1.0pp $-715	-0.5pp $-852	base $-992	+0.5pp $-1,135	+1.0pp $-1,280

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: $137,475
• Closing costs: $16,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
375 Pebble Creek Dr Lake Zurich, IL	3.0	1.5	1550	$4,995	$3.22	0d	1	0.79mi
121 Rosehall Dr Lake Zurich, IL	3.0	3.0	2000	$3,600	$1.80	45d	1	1.07mi
250 Rosehall Dr #260 Lake Zurich, IL	2.0	2.0	1489	$2,500	$1.68	0d	1	1.15mi

Listing history 17 events

1. 2026-06-21
   days on market $549,900 Active 46 DOM
2. 2026-06-18
   days on market $549,900 Active 43 DOM
3. 2026-06-17
   days on market $549,900 Active 42 DOM
4. 2026-06-16
   days on market $549,900 Active 41 DOM
5. 2026-06-15
   days on market $549,900 Active 40 DOM
6. 2026-06-13
   statusdays on market $549,900 Active 38 DOM
7. 2026-06-09
   days on market $549,900 Contingent - Continue to Show 34 DOM
8. 2026-06-08
   days on market $549,900 Contingent - Continue to Show 33 DOM
9. 2026-06-07
   statusdays on market $549,900 Contingent - Continue to Show 32 DOM
10. 2026-06-04
    days on market $549,900 Active 29 DOM
11. 2026-06-03
    days on market $549,900 Active 28 DOM
12. 2026-06-02
    days on market $549,900 Active 27 DOM
13. 2026-06-01
    days on market $549,900 Active 26 DOM
14. 2026-05-31
    days on market $549,900 Active 25 DOM
15. 2026-05-06
    listed $549,900 Active 1547-char remark
16. 2004-07-15
    soldstatus $324,500
17. 1997-09-12
    soldstatus $228,000

ⓘ 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: $10,628 · $886/mo
• Projected year-2 tax: $11,555 · $963/mo
• Expected delta: +$928/yr (+$77/mo · 8.7%)

ⓘ 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,663
• − Mortgage interest: −$30,803
• − Property taxes: −$10,628
• − Insurance: −$2,750
• − Repairs & maintenance: −$3,653
• − Management: −$3,653
• − Depreciation: −$15,997
• Taxable loss: −$21,820
• Est. tax savings @ 24.0%: +$5,237
• After-tax cash flow: $-6,671/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: Lake Zurich CUSD 95
• NCES district ID: 1721900
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $114,452
• Composite: 46.47/100
• National rank: #2437
• State rank: #44 of 620 in IL

Livability — Lake Zurich

• Score: 76/100
• State rank: #175
• US rank: #3345

Category grades

Amenities F Commute F Cost of living D- 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: Lake Zurich, IL
• County: Lake County · 591,991 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 44,240
• Household income: $176,081
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 377.0

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 (78%)
• Race & ethnicity: White 78% Asian 12% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 11% Scotch-Irish 3% Portuguese 2%
• Foreign-born: 18% · Canada, China, South Korea
• Languages at home: 76% English-only · Russian/Polish/Slavic 8% Spanish 5% Other Indo-European 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: ▼ -228.82%
• Current HPI: 204.4326
• 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

+141.2% since first listed

5 events — show timeline

• 2026-06-11 Relisted — MRED as Distributed by MLS Grid
• 2026-06-05 Contingent — MRED as Distributed by MLS Grid
• 2026-05-06 Listed $549,900 MRED as Distributed by MLS Grid
• 2004-07-15 Sold (Public Records) $324,500 Public Records
• 1997-09-12 Sold (Public Records) $228,000 Public Records

Property tax history

+3.2%/yr

Latest (2024): $10,628 · +6.9% YoY. Source: county tax records.