600 W Russell St #306 · Barrington, IL 60010

$239,900

2 bd · 1.5 ba · 1,160 sqft · Condo · 10 Days on market

$328/mo HOA · 13% of rent

---

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).

• Cash flow +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Amazing looking 2 BEDROOMS AND 1.1 BATHROOMS 3rd floor condo at The Arbors at Barrington. Shows like a model and ready to move in and enjoy! Big NEW windows and natural light! Beautiful kitchen with GRANITE COUNTER TOPS and NEW DISHWASHER! NEW In-unit WASHER/DRYER! NEW WATER HEATER! Elevator building with direct access from the underground garage parking and separate storage. Community features include on-site exercise room, social room with pool table and kitchenette area. Walking distance to everything in Barrington downtown living has to offer including shops, restaurants, and the METRA! as well as, Blue Ribbon award winning schools blocks from your home! INVESTORS WELCOME! UNIT CAN BE R

Key facts

• New water heater
• Granite counter tops
• New dishwasher

Tags

• NEW WINDOWS
• GRANITE COUNTER TOPS
• NEW DISHWASHER
• NEW IN-UNIT WASHER DRYER
• NEW WATER HEATER
• ELEVATOR BUILDING

Property features AI

Finance

• Other: 32 units in the building; Common lot dimensions; Public transit access: school bus service, commuter bus, commuter train
• HOA & community: Monthly association fee of $328; Association fee includes parking, insurance, exterior maintenance, lawn care, scavenger, and snow removal; On-site manager; Association amenities include bike room/trails, elevator(s), exercise room, storage, on-site manager/engineer, and a party room; Pets allowed (cats and dogs) with a 35 lb size limit

Exterior

• Parking: Attached garage (garage owned) with garage door opener; Asphalt parking; 1 garage space / 1 total parking space
• Utilities: Public water; Public sewer
• Home design: Attached single condo; Entry level is 3; Model: Awesome!
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Building age: 31–40 years; Built before 1978
• Exterior features: Balcony

Interior

• Kitchen: Kitchen on main level (12 x 9) with ceramic tile flooring; Granite counters
• Bedrooms: Master bedroom on main level (14 x 11) with full bath; Second bedroom on main level (14 x 11)
• Flooring: Carpet in bedrooms, living room, and dining room; Ceramic tile in kitchen
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open floorplan; Granite counters; Elevator; One wood-burning fireplace in the living room; 5 total rooms
• Laundry & utility: In-unit laundry with washer hookup and electric dryer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-36 ($-434/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (2.7% below list).
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $234k (2.7% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 2.4% in Barrington — 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 77/100 on livability (#156 in IL, #2,854 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A-; Watch: health & safety D+, amenities D-, cost of living F.
• Barrington CUSD 220 (suburban): math 46% / reading 49% proficiency, ranked #42 of 620 in IL (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Hough Street Elem School (math 57% / reading 62%, grade B-, #68 of 2,056 statewide, top 4%, 275 students, 0% FRL); Barrington Mdle Sch- Prairie Cmps (math 38% / reading 32%, grade F, #191 of 665 statewide, top 30%, 976 students, 0% FRL); Barrington High School (math 61% / reading 59%, grade C+, #18 of 693 statewide, top 3%, 2,802 students, 0% FRL) — zoned schools average 0% FRL vs 16% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 243 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent is only 17% of the median local income ($178k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $233,518 (2.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-40,942
• Equity at exit: $35,770

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-37,669
• Equity at exit: $20,742

Cash invested: $67,172 (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 60010

• Active inventory: 243
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,456 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$290 /mo · $3,484/yr
• Insurance: −$100
• HOA: −$328
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-36

Break-even live

Break-even rent $2,502

Max offer price $233,518

Occupancy floor 96%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 W Russell St #210 Barrington, IL	2.0	1.5	1160	$2,300	$1.98	24d	1	0.03mi
320 W Main St Unit 2 Barrington, IL	1.0	1.0	700	$1,700	$2.43	43d	1	0.33mi
115 N Hager Ave Barrington, IL	3.0	2.0	1473	$3,400	$2.31	43d	1	0.34mi
100 E Station St #316 Barrington, IL	2.0	2.0	1455	$3,000	$2.06	24d	1	0.50mi
327 E Lake St Unit 327 Barrington, IL	3.0	1.0	1000	$2,350	$2.35	5d	1	0.60mi
327 E Lake St Barrington, IL	3.0	1.0	1000	$2,350	$2.35	10d	1	0.60mi
101 W Liberty St Barrington, IL	1.0–2.0	1.0–2.0	991	$3,250	$3.28	1d	16	0.60mi
336 E Russell St Unit 2 Barrington, IL	3.0	2.0	1475	$2,700	$1.83	5d	1	0.62mi
342 E Russell St Unit 2 Barrington, IL	3.0	1.5	1400	$2,400	$1.71	24d	1	0.64mi
212 Franklin St Barrington, IL	1.0	1.0	960	$2,295	$2.39	24d	1	0.65mi
212 Franklin St Barrington, IL	1.0	1.0	960	$2,295	$2.39	43d	1	0.65mi
212 Franklin St Unit 2 Barrington, IL	1.0	1.0	960	$2,295	$2.39	1d	1	0.65mi
510 Shorely Dr #201 Barrington, IL	2.0	2.0	1200	$2,390	$1.99	2d	1	0.86mi
510 Shorely Dr #201 Barrington, IL	2.0	2.0	1200	$2,490	$2.08	10d	1	0.86mi
530 Shorely Dr #104 Barrington, IL	2.0	2.0	1100	$2,300	$2.09	43d	1	0.89mi
528 E Main St Barrington, IL	2.0	1.5	1200	$2,200	$1.83	20d	1	0.93mi
738 Concord Ln Barrington, IL	2.0–3.0	1.5	1695	$2,100	$1.24	1d	9	0.93mi

HOA detail condo

• Monthly dues: $328 · $3,936/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-12
   status Pending 705-char remark
2. 2026-05-05
   historical Contingent - Continue to Show 705-char remark
3. 2026-05-02
   listed $239,900 Active 705-char remark
4. 2026-04-09
   historical
5. 2026-03-10
   historical
6. 2022-12-09
   historical
7. 2014-05-09
   soldstatus $145,000

ⓘ 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: $3,484 · $290/mo
• Projected year-2 tax: $4,465 · $372/mo
• Expected delta: +$981/yr (+$82/mo · 28.2%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,472
• − Mortgage interest: −$13,438
• − Property taxes: −$3,484
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,358
• − Management: −$2,358
• − HOA: −$3,936
• − Depreciation: −$6,979
• Taxable loss: −$4,280
• Est. tax savings @ 24.0%: +$1,027
• After-tax cash flow: $594/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: Barrington CUSD 220
• NCES district ID: 1705050
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 49% ▼ -11.00%
• Median HH income: $114,016
• Composite: 46.83/100
• National rank: #2376
• State rank: #42 of 620 in IL

Livability — Barrington

• Score: 77/100
• State rank: #156
• US rank: #2854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barrington, IL
• County: Lake County · 591,991 people
• City population: 45,747
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 45,747
• Household income: $177,566
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 553.0

Population outlook (Cook County) Hauer SSP2

• Today (2025): 5,347,519 people
• By 2030: 5,357,703 · +0.2%
• By 2040: 5,324,924 · -0.4%
• By 2050: 5,230,762 · -2.2%
• By 2075: 4,785,735 · -10.5%
• By 2100: 4,188,836 · -21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Asian 14% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 11% Slovak 2% Portuguese 2%
• Foreign-born: 17% · South Korea, China, Canada
• Languages at home: 79% English-only · Other Indo-European 5% Russian/Polish/Slavic 5% Other Asian/Pacific 3%

Political lean MEDSL · Cook

• 2024 margin: Solid D (+42.0) · D 70.4% · R 28.4% · Other 1.2%
• 2008→2024 swing: -11.4pp toward R · 2008: 53.4pp · 2024: 42.0pp
• All cycles: 2024: D+42.0 2020: D+50.3 2016: D+53.0 2012: D+49.4 2008: D+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -179.65%
• Current HPI: 181.3706
• 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

+62.1% since first listed

9 events — show timeline

• 2026-06-03 Sold (Public Records) $235,000 Public Records
• 2026-05-27 Sold (MLS) $235,000 MRED as Distributed by MLS Grid
• 2026-05-12 Pending — MRED as Distributed by MLS Grid
• 2026-05-05 Contingent — MRED as Distributed by MLS Grid
• 2026-05-02 Listed $239,900 MRED as Distributed by MLS Grid
• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-10 Listing Removed — MRED as Distributed by MLS Grid
• 2022-12-09 Rental Removed — RENT.
• 2014-05-09 Sold (Public Records) $145,000 Public Records

Property tax history

+0.3%/yr

Latest (2023): $3,484 · +2.3% YoY. Source: county tax records.