135 Nauset Ln · Schaumburg, IL 60194

$265,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 24 Days on market

Built 1977 $170/mo HOA · 8% of rent

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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).

• Cash flow +9.1/30.0
• ARV discount +7.5/15.0
• Rent growth +4.9/5.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow! Gorgeous rehab in sought after Schaumburg subdivision. Perfect location steps away from Schaumburg high school; and close to groceries, restaurants, shopping, gyms, parks, lakes, and minutes away from Woodfield mall. Location can't be beat! Now lets talk about the newly renovated first floor condo with garage and driveway. Property has all new paint, flooring (Carpet and hardwood). The kitchen is brand new with white Shaker cabinets, stainless steel appliances and counters. The bathroom is all NEW as well! In-unit laundry! This one is begging for it's new owner! New owner wont need to fix a thing! Subdivision has a club house with a pool and community events int he summer. This quiet subdivision is perfect! Rentals allowed and pets welcome.

Key facts

• $170 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Four-unit building
• HOA & community: Monthly association fee of $170; Association covers insurance, exterior maintenance, lawn care and scavenger; Community amenities: pool and clubhouse; accessible; Pets allowed (cats and dogs; number limit applies)

Exterior

• Parking: Attached owned garage (1 garage space); Two total parking spaces; Asphalt driveway
• Utilities: Lake Michigan water source; Public sewer; Electric: circuit breakers with 100 amp service
• Home design: Attached single condo; Ground-level ranch; Entry level: 1; Disability accessible
• Construction: Brick exterior; Built approximately 41–50 years ago; Property built before 1978
• Exterior features: Subdivision: Weathersfield Lake; Access to school bus service and commuter train; Interstate access

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Garbage disposal; Stainless steel appliances
• Bedrooms: Master bedroom on main level (13 x 11); Second bedroom on main level (13 x 9); Two additional bedrooms listed (room types noted)
• Flooring: Laminate flooring in living areas and kitchen; Wood laminate in dining room, family room, living room, kitchen and laundry; Carpet in bedrooms
• Bathrooms: One full bathroom with separate shower; First-floor full bath
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Five total rooms; CO detectors; Ceiling fan(s); Gas water heater
• Laundry & utility: Main-level laundry; Washer hookup and gas dryer hookup in unit; Laundry sink

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $-203 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (16.1% below list).
• Recommended offer: $222k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.8% in Schaumburg — 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 (#124 in IL, #2,162 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A-; Watch: health & safety C-, amenities D+, commute F.
• Township Hsd 211 (urban): math 45% / reading 43% proficiency, ranked #89 of 620 in IL (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+9.5%/yr); 33 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $222,361 (16.1% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.28%
• DSCR: 0.85
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.41×
• Total profit: $-44,001
• Equity at exit: $39,512

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-1,015
• Equity at exit: $22,912

Cash invested: $74,200 (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 60194

• Rents YoY: 9.5%
• Active inventory: 33
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,224 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$289 /mo · $3,473/yr
• Insurance: −$110
• HOA: −$170
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-203

Break-even live

Break-even rent $2,480

Max offer price $229,156

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-128	+0% $-203	+5% $-278	+10% $-353
Rent	-10% $-379	-5% $-291	+0% $-203	+5% $-115	+10% $-27
Rate	-1.0pp $-69	-0.5pp $-136	base $-203	+0.5pp $-272	+1.0pp $-341

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 S Salem Dr Schaumburg, IL	3.0	2.0	1250	$3,400	$2.72	6d	1	0.52mi
1334 Yarmouth Ct Unit 692 Schaumburg, IL	2.0	1.0	950	$1,900	$2.00	4d	1	0.61mi
725 W Bode Cir Hoffman Estates, IL	1.0–2.0	1.0–1.5	820	$1,940	$2.37	3d	37	0.65mi
102 Tonset Ct Unit 102 Schaumburg, IL	2.0	1.0	1000	$1,950	$1.95	25d	1	0.70mi
1426 Tonset Ln Schaumburg, IL	2.0	1.0	1000	$1,250	$1.25	8d	1	0.70mi
920 Royal Ct Schaumburg, IL	3.0	2.0	1075	$3,200	$2.98	13d	1	0.77mi
281 Mohave St Hoffman Estates, IL	3.0	1.0	1496	$1,500	$1.00	7d	1	0.91mi
260 Mohave St Hoffman Estates, IL	3.0	1.0	1496	$1,430	$0.96	3d	1	0.95mi
460 Flagstaff Ln Hoffman Estates, IL	3.0	1.5	1362	$2,800	$2.06	25d	1	0.98mi
580 Mesa Dr Hoffman Estates, IL	2.0	2.0	1000	$1,850	$1.85	23d	1	1.23mi
580 Mesa Dr #201 Hoffman Estates, IL	2.0	2.0	1000	$1,850	$1.85	23d	1	1.23mi
225 Bode Rd Hoffman Estates, IL	3.0	2.0	1205	$3,100	$2.57	3d	1	1.25mi
220 S Roselle Rd #224 Schaumburg, IL	2.0	1.5	925	$1,850	$2.00	0d	1	1.29mi
985 Grand Canyon Pkwy Hoffman Estates, IL	1.0–2.0	1.0–1.5	770	$1,895	$2.46	25d	5	1.33mi
180 W Berkley Ln Hoffman Estates, IL	3.0	1.5	1253	$2,300	$1.84	25d	1	1.38mi
60 E Beech Dr Schaumburg, IL	2.0	2.0	994	$2,015	$2.03	3d	1	1.47mi

HOA detail condo

• Monthly dues: $170 · $2,040/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-03
   status Pending
2. 2026-04-15
   historical Contingent - Continue to Show
3. 2026-04-09
   listed $265,000 Active
4. 2024-10-15
   soldstatus $263,000
5. 2024-09-03
   soldstatus $263,000 Closed 755-char remark

   Show marketing remark (755 chars)

   Wow! Gorgeous rehab in sought after Schaumburg subdivision. Perfect location steps away from Schaumburg high school; and close to groceries, restaurants, shopping, gyms, parks, lakes, and minutes away from Woodfield mall. Location can't be beat! Now lets talk about the newly renovated first floor condo with garage and driveway. Property has all new paint, flooring (Carpet and hardwood). The kitchen is brand new with white Shaker cabinets, stainless steel appliances and counters. The bathroom is all NEW as well! In-unit laundry! This one is begging for it's new owner! New owner wont need to fix a thing! Subdivision has a club house with a pool and community events int he summer. This quiet subdivision is perfect! Rentals allowed and pets welcome.

6. 2024-08-08
   historical Contingent - Continue to Show 755-char remark

   Show marketing remark (755 chars)

   Wow! Gorgeous rehab in sought after Schaumburg subdivision. Perfect location steps away from Schaumburg high school; and close to groceries, restaurants, shopping, gyms, parks, lakes, and minutes away from Woodfield mall. Location can't be beat! Now lets talk about the newly renovated first floor condo with garage and driveway. Property has all new paint, flooring (Carpet and hardwood). The kitchen is brand new with white Shaker cabinets, stainless steel appliances and counters. The bathroom is all NEW as well! In-unit laundry! This one is begging for it's new owner! New owner wont need to fix a thing! Subdivision has a club house with a pool and community events int he summer. This quiet subdivision is perfect! Rentals allowed and pets welcome.

7. 2024-07-22
   listed $265,000 Active 755-char remark

   Show marketing remark (755 chars)

   Wow! Gorgeous rehab in sought after Schaumburg subdivision. Perfect location steps away from Schaumburg high school; and close to groceries, restaurants, shopping, gyms, parks, lakes, and minutes away from Woodfield mall. Location can't be beat! Now lets talk about the newly renovated first floor condo with garage and driveway. Property has all new paint, flooring (Carpet and hardwood). The kitchen is brand new with white Shaker cabinets, stainless steel appliances and counters. The bathroom is all NEW as well! In-unit laundry! This one is begging for it's new owner! New owner wont need to fix a thing! Subdivision has a club house with a pool and community events int he summer. This quiet subdivision is perfect! Rentals allowed and pets welcome.

8. 2000-04-06
   soldstatus $105,000
9. 1992-11-18
   soldstatus $80,000
10. 1988-08-05
    soldstatus $68,000
11. 1983-08-02
    soldstatus $51,500
12. 1983-05-01
    soldstatus $51,500

ⓘ 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: $3,473 · $289/mo
• Projected year-2 tax: $4,744 · $395/mo
• Expected delta: +$1,271/yr (+$106/mo · 36.6%)

ⓘ 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 3/10 Moderate 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,683
• − Mortgage interest: −$14,844
• − Property taxes: −$3,473
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,135
• − Management: −$2,135
• − HOA: −$2,040
• − Depreciation: −$7,709
• Taxable loss: −$6,978
• Est. tax savings @ 24.0%: +$1,675
• After-tax cash flow: $-760/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: Township Hsd 211
• NCES district ID: 1730450
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $72,942
• Composite: 40.02/100
• National rank: #3824
• State rank: #89 of 620 in IL

Livability — Schaumburg

• Score: 79/100
• State rank: #124
• US rank: #2162

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Schaumburg, IL
• County: Cook County · 4,486,803 people
• City population: 77,949
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 19,756
• Household income: $97,994
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 475.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 51% Asian 26% Hispanic / Latino 11% Black 8% Two or more races 8%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 9% Slovak 2% Iranian 2%
• Foreign-born: 32% · Canada, South Korea, China
• Languages at home: 60% English-only · Other Indo-European 13% Spanish 9% Russian/Polish/Slavic 6%

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: ▼ -262.90%
• Current HPI: 210.9605
• Rent YoY: ▲ 9.50%
• 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

+414.6% since first listed

12 events — show timeline

• 2026-05-03 Pending — MRED as Distributed by MLS Grid
• 2026-04-15 Contingent — MRED as Distributed by MLS Grid
• 2026-04-09 Listed $265,000 MRED as Distributed by MLS Grid
• 2024-10-15 Sold (Public Records) $263,000 Public Records
• 2024-09-03 Sold (MLS) $263,000 MRED as Distributed by MLS Grid
• 2024-08-08 Contingent — MRED as Distributed by MLS Grid
• 2024-07-22 Listed $265,000 MRED as Distributed by MLS Grid
• 2000-04-06 Sold (Public Records) $105,000 Public Records
• 1992-11-18 Sold (Public Records) $80,000 Public Records
• 1988-08-05 Sold (Public Records) $68,000 Public Records
• 1983-08-02 Sold (Public Records) $51,500 Public Records
• 1983-05-01 Sold (Public Records) $51,500 Public Records

Property tax history

+4.3%/yr

Latest (2023): $3,473 · +4.0% YoY. Source: county tax records.