712 Scarbrough Cir #712 · Hoffman Estates, IL 60169

$295,000

3 bd · 1.5 ba · 1,700 sqft · Townhouse · 141 Days on market

Built 1976 2,520 sqft lot Est $362k · 19% under $300/mo HOA · 11% 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).

• ARV discount +15.0/15.0
• Cash flow +10.9/30.0
• 1% rule +4.5/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

*** BEAUTIFULL END UNIT TOWNHOME**FIN/BASEMENT EXERCISE ROOM/LAUNDRY ROOM**2-CARS PARKING 1-INSIDE/1-OUTSIDE**BEAUTIFULL NEWER CHERY HARDWOOD FLOORS** **2ND FLR/ 3-GOOD SIZE BEDROOMS WITH EXTRA BABY ROOM/ COMPUTER ROOM**MAIN FLOOR BIG/BIG LIV/RM WITH WALL GAS/WOOD FIRE PLACE**2-OUT DOOR SITTING PATIOS AND***BIG,BIG GRASS YARD FOR SUMMER BIG PARTY PICNIC ( BBQ ) IN FRONT OF YOUR MAIN DOOR**NEWER SLIDING DOORS**NICE KTCHEN AND DINNET ALL NICE CERAMIC FLOORS** NEW 2021 CENTRAL HEATING/FURNACE **NEWER COOLING** SUBDIVISION COMES WITH POOL AND PARTY HOUSE****

Key facts

• $300 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Four-unit building; Ownership: Fee simple with homeowners association
• HOA & community: Monthly association fee of $300; Association covers insurance, clubhouse, pool, exterior maintenance, lawn care, snow removal, and other services; Manager off-site; Community pool; Pets allowed (cats and dogs); max pet weight listed

Exterior

• Parking: Attached garage with garage door opener (1 garage space); Asphalt parking; Garage owned
• Utilities: Water: Lake Michigan; Public sewer; Electric: Circuit breakers, 100 amp service
• Home design: Attached single unit; Townhouse — 2 story; End unit; Entry level on level 3; Model: ASCOT
• Construction: Aluminum siding exterior; Asphalt roof; Concrete perimeter foundation; Built approximately 41–50 years ago; Property was rehabbed
• Exterior features: Patio; Outdoor grill; Common grounds

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Eating area/table space; Pantry closet
• Bedrooms: Master bedroom on second level (hardwood floors); Second bedroom on second level (13 x 11, hardwood floors); Third bedroom on second level (12 x 11, hardwood floors)
• Flooring: Hardwood flooring in main living areas and bedrooms; Ceramic tile in kitchen and breakfast area; Vinyl in laundry area; Other flooring in family/exercise rooms
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Storage areas; Walk-in closet(s); Finished full basement; Combined dining and living area; Garden window(s) in kitchen; Fireplace in living room (wood burning with gas log, gas starter, and attached doors/screen)
• Laundry & utility: Washer hookup in unit; Washer and dryer included; Laundry closet (basement level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $295k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (5.3% below list).
• Recommended offer: $260k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 3.9% in Hoffman Estates — 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 76/100 on livability (#189 in IL, #3,583 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living C-, amenities F, health & safety 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.
• Zoned schools: Schaumburg High School (math 48% / reading 40%, grade F, #68 of 693 statewide, top 10%, 2,340 students, 0% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 81 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 37% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $80k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $240k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $259,600 (12.0% 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 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.95% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.92
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $362,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 Scarbrough Cir	0.02mi	3/2.5	1,716 (+1%)	9mo	$425,000	$248	86
705 Ascot Ct	0.13mi	4/2.5 (+1)	1,694 (-0%)	1mo	$470,000	$277	84
714 Scarbrough Cir	0.01mi	3/2.5	1,752 (+3%)	14mo	$373,500	$213	79
658 Claridge Cir	0.09mi	3/2.5	1,550 (-9%)	1mo	$338,000	$218	76
780 Buckingham Ct	0.07mi	4/2.5 (+1)	1,730 (+2%)	11mo	$389,000	$225	76
924 Colony Lake Dr	0.28mi	3/2.0	1,654 (-3%)	10mo	$360,500	$218	72
1080 Colony Lake Dr	0.48mi	3/1.5	1,654 (-3%)	6mo	$348,000	$210	68
652 Claridge Cir	0.11mi	3/2.5	1,835 (+8%)	12mo	$385,000	$210	68
618 Claridge Cir	0.12mi	3/2.5	1,881 (+11%)	9mo	$395,000	$210	65
948 Fieldstone Ct	0.36mi	3/1.5	1,784 (+5%)	14mo	$331,500	$186	64
848 Colony Lake Dr	0.27mi	3/1.5	1,784 (+5%)	21mo	$290,000	$163	62
668 Claridge Cir	0.07mi	4/2.5 (+1)	1,863 (+10%)	18mo	$355,000	$191	57

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 · 4.01% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-53,065
• Equity at exit: $43,985

10-year hold

• IRR: -8.1%
• Equity multiple: 0.47×
• Total profit: $-44,034
• Equity at exit: $25,506

Cash invested: $82,600 (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 60169

• Rents YoY: 4.0%
• Active inventory: 81
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,794 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$300
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $-131

Break-even live

Break-even rent $2,960

Max offer price $276,014

Occupancy floor 100%

Sensitivity live

Price	-10% $73	-5% $-29	+0% $-131	+5% $-233	+10% $-335
Rent	-10% $-352	-5% $-242	+0% $-131	+5% $-21	+10% $90
Rate	-1.0pp $17	-0.5pp $-56	base $-131	+0.5pp $-208	+1.0pp $-285

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 Flagstaff Ln Hoffman Estates, IL	3.0	1.5	1362	$2,800	$2.06	25d	1	0.75mi
1355 Blair Ln Hoffman Estates, IL	3.0	2.0	1680	$3,250	$1.93	25d	1	0.86mi
374 Juniper Tree Ct Unit 374 Hoffman Estates, IL	3.0	2.0	1604	$2,600	$1.62	25d	1	0.94mi
1817 Altoona Ct Schaumburg, IL	3.0	2.0	2146	$3,000	$1.40	25d	1	1.04mi
281 Mohave St Hoffman Estates, IL	3.0	1.0	1496	$1,500	$1.00	7d	1	1.07mi
225 Bode Rd Hoffman Estates, IL	3.0	2.0	1205	$3,100	$2.57	3d	1	1.08mi
260 Mohave St Hoffman Estates, IL	3.0	1.0	1496	$1,430	$0.96	3d	1	1.08mi
134 S Salem Dr Schaumburg, IL	3.0	2.0	1250	$3,400	$2.72	5d	1	1.14mi
180 W Berkley Ln Hoffman Estates, IL	3.0	1.5	1253	$2,300	$1.84	25d	1	1.16mi
1440 Gentry Rd Hoffman Estates, IL	4.0	2.0	1850	$2,799	$1.51	25d	1	1.19mi
1719 Sussex Walk Unit D Hoffman Estates, IL	2.0	1.5	1200	$2,150	$1.79	25d	1	1.36mi
1417 Valley Lake Dr Schaumburg, IL	2.0	1.0–2.0	762	$2,240	$2.94	2d	56	1.37mi
920 Royal Ct Schaumburg, IL	3.0	2.0	1075	$3,200	$2.98	13d	1	1.40mi
1570 Jefferson Rd Hoffman Estates, IL	4.0	2.0	1979	$3,800	$1.92	8d	1	1.41mi
1964 Crescent Ln Hoffman Estates, IL	3.0	2.0	1532	$3,500	$2.28	2d	1	1.44mi
1645 Highland Blvd Hoffman Estates, IL	4.0	2.0	1233	$3,050	$2.47	25d	1	1.48mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: gaspool

Listing history 30 events

1. 2026-06-18
   days on market $295,000 Active 141 DOM
2. 2026-06-17
   days on market $295,000 Active 140 DOM
3. 2026-06-16
   days on market $295,000 Active 139 DOM
4. 2026-06-15
   days on market $295,000 Active 138 DOM
5. 2026-06-13
   days on market $295,000 Active 136 DOM
6. 2026-06-13
   days on market $295,000 Active 135 DOM
7. 2026-06-10
   price $295,000 Active 132 DOM
8. 2026-06-09
   days on market $305,000 Active 132 DOM
9. 2026-06-08
   days on market $305,000 Active 131 DOM
10. 2026-06-07
    days on market $305,000 Active 130 DOM
11. 2026-06-03
    days on market $305,000 Active 126 DOM
12. 2026-06-02
    pricedays on market $305,000 Active 125 DOM
13. 2026-06-01
    days on market $310,000 Active 124 DOM
14. 2026-05-31
    days on market $310,000 Active 123 DOM
15. 2026-05-16
    price $315,000
16. 2026-04-24
    price $319,000
17. 2026-04-16
    price $329,000
18. 2026-04-07
    price $339,000
19. 2026-04-01
    price $349,000
20. 2026-03-25
    price $355,000
21. 2026-03-11
    price $360,000
22. 2026-03-04
    price $365,000
23. 2026-01-28
    listed $375,000 Active
24. 2025-10-15
    historical
25. 2021-08-05
    soldstatus $240,000 Closed 562-char remark

    Show marketing remark (562 chars)

    *** BEAUTIFULL END UNIT TOWNHOME**FIN/BASEMENT EXERCISE ROOM/LAUNDRY ROOM**2-CARS PARKING 1-INSIDE/1-OUTSIDE**BEAUTIFULL NEWER CHERY HARDWOOD FLOORS** **2ND FLR/ 3-GOOD SIZE BEDROOMS WITH EXTRA BABY ROOM/ COMPUTER ROOM**MAIN FLOOR BIG/BIG LIV/RM WITH WALL GAS/WOOD FIRE PLACE**2-OUT DOOR SITTING PATIOS AND***BIG,BIG GRASS YARD FOR SUMMER BIG PARTY PICNIC ( BBQ ) IN FRONT OF YOUR MAIN DOOR**NEWER SLIDING DOORS**NICE KTCHEN AND DINNET ALL NICE CERAMIC FLOORS** NEW 2021 CENTRAL HEATING/FURNACE **NEWER COOLING** SUBDIVISION COMES WITH POOL AND PARTY HOUSE****

26. 2021-07-14
    status Active Under Contract 562-char remark

    Show marketing remark (562 chars)

    *** BEAUTIFULL END UNIT TOWNHOME**FIN/BASEMENT EXERCISE ROOM/LAUNDRY ROOM**2-CARS PARKING 1-INSIDE/1-OUTSIDE**BEAUTIFULL NEWER CHERY HARDWOOD FLOORS** **2ND FLR/ 3-GOOD SIZE BEDROOMS WITH EXTRA BABY ROOM/ COMPUTER ROOM**MAIN FLOOR BIG/BIG LIV/RM WITH WALL GAS/WOOD FIRE PLACE**2-OUT DOOR SITTING PATIOS AND***BIG,BIG GRASS YARD FOR SUMMER BIG PARTY PICNIC ( BBQ ) IN FRONT OF YOUR MAIN DOOR**NEWER SLIDING DOORS**NICE KTCHEN AND DINNET ALL NICE CERAMIC FLOORS** NEW 2021 CENTRAL HEATING/FURNACE **NEWER COOLING** SUBDIVISION COMES WITH POOL AND PARTY HOUSE****

27. 2021-06-08
    status Contingent 562-char remark

    Show marketing remark (562 chars)

    *** BEAUTIFULL END UNIT TOWNHOME**FIN/BASEMENT EXERCISE ROOM/LAUNDRY ROOM**2-CARS PARKING 1-INSIDE/1-OUTSIDE**BEAUTIFULL NEWER CHERY HARDWOOD FLOORS** **2ND FLR/ 3-GOOD SIZE BEDROOMS WITH EXTRA BABY ROOM/ COMPUTER ROOM**MAIN FLOOR BIG/BIG LIV/RM WITH WALL GAS/WOOD FIRE PLACE**2-OUT DOOR SITTING PATIOS AND***BIG,BIG GRASS YARD FOR SUMMER BIG PARTY PICNIC ( BBQ ) IN FRONT OF YOUR MAIN DOOR**NEWER SLIDING DOORS**NICE KTCHEN AND DINNET ALL NICE CERAMIC FLOORS** NEW 2021 CENTRAL HEATING/FURNACE **NEWER COOLING** SUBDIVISION COMES WITH POOL AND PARTY HOUSE****

28. 2021-05-26
    listed $245,000 New 562-char remark

    Show marketing remark (562 chars)

    *** BEAUTIFULL END UNIT TOWNHOME**FIN/BASEMENT EXERCISE ROOM/LAUNDRY ROOM**2-CARS PARKING 1-INSIDE/1-OUTSIDE**BEAUTIFULL NEWER CHERY HARDWOOD FLOORS** **2ND FLR/ 3-GOOD SIZE BEDROOMS WITH EXTRA BABY ROOM/ COMPUTER ROOM**MAIN FLOOR BIG/BIG LIV/RM WITH WALL GAS/WOOD FIRE PLACE**2-OUT DOOR SITTING PATIOS AND***BIG,BIG GRASS YARD FOR SUMMER BIG PARTY PICNIC ( BBQ ) IN FRONT OF YOUR MAIN DOOR**NEWER SLIDING DOORS**NICE KTCHEN AND DINNET ALL NICE CERAMIC FLOORS** NEW 2021 CENTRAL HEATING/FURNACE **NEWER COOLING** SUBDIVISION COMES WITH POOL AND PARTY HOUSE****

29. 2007-12-12
    historical
30. 2007-06-12
    listed

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $33,531
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,682
• − Management: −$2,682
• − HOA: −$3,600
• − Depreciation: −$8,582
• Taxable loss: −$6,440
• Est. tax savings @ 24.0%: +$1,546
• After-tax cash flow: $-29/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 — Hoffman Estates

• Score: 76/100
• State rank: #189
• US rank: #3583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoffman Estates, IL
• County: Cook County · 4,486,803 people
• City population: 33,401
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 33,401
• Household income: $90,774
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1123.0

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 0.69)
• Race & ethnicity: White 45% Hispanic / Latino 24% Asian 23% Two or more races 13% Black 4%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Romanian 10% Scandinavian 2% Lithuanian 1%
• Foreign-born: 37% · Canada, China, South Korea
• Languages at home: 46% English-only · Spanish 21% Other Indo-European 13% Russian/Polish/Slavic 5%

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: ▼ -187.37%
• Current HPI: 241.7222
• Rent YoY: ▲ 4.01%
• 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

+28.6% since first listed

16 events — show timeline

• 2026-05-16 Price Changed $315,000 MRED as Distributed by MLS Grid
• 2026-04-24 Price Changed $319,000 MRED as Distributed by MLS Grid
• 2026-04-16 Price Changed $329,000 MRED as Distributed by MLS Grid
• 2026-04-07 Price Changed $339,000 MRED as Distributed by MLS Grid
• 2026-04-01 Price Changed $349,000 MRED as Distributed by MLS Grid
• 2026-03-25 Price Changed $355,000 MRED as Distributed by MLS Grid
• 2026-03-11 Price Changed $360,000 MRED as Distributed by MLS Grid
• 2026-03-04 Price Changed $365,000 MRED as Distributed by MLS Grid
• 2026-01-28 Listed $375,000 MRED as Distributed by MLS Grid
• 2025-10-15 Listing Removed — MRED as Distributed by MLS Grid
• 2021-08-05 Sold (MLS) $240,000 MRED as Distributed by MLS Grid
• 2021-07-14 Pending — MRED as Distributed by MLS Grid
• 2021-06-08 Pending — MRED as Distributed by MLS Grid
• 2021-05-26 Listed $245,000 MRED as Distributed by MLS Grid
• 2007-12-12 Listing Removed — MRED as Distributed by MLS Grid
• 2007-06-12 Listed — MRED as Distributed by MLS Grid