102 Pine Cir · Cary, IL 60013

$255,000

3 bd · 1.5 ba · 1,304 sqft · Townhouse public records · 14 Days on market

Built 1981 2,340 sqft lot Est $235k · 9% over $265/mo HOA · 10% 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 +12.0/30.0
• 1% rule +5.1/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• ARV discount +3.6/15.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The best of Bright Oaks in a great location backing to a conservation area! Totally rehabbed and AWESOME! This one looks and feels gorgeous. Some of the many upgrades include new furnace, A/C, water heater, windows & slider, updated bathrooms, fantastic kitchen with a breakfast bar and dining area, new microwave, dishwasher and disposal and much more. The carpet throughout is new and so is the floor in the main bath. New lighting fixtures and fan helps brighten the mood. New window treatments too. The barn door in the master is very cool. And the entire unit has been painted. Check it out today!

Key facts

• Dual sinks
• Walk-in closet
• Stylish kitchen

Tags

• STYLISH KITCHEN
• BREAKFAST BAR
• PRIVATE PATIO
• WALK-IN CLOSET
• DUAL SINKS
• UPDATED BATHROOMS

Property features AI

Finance

• Other: School bus service available; Subdivision: Bright Oaks; Directions: Three Oaks Road, left at Oak Valley entrance to dead end at Pine Circle, left to 102 on right
• Financial info: Tax exemptions: Homeowner
• HOA & community: Monthly association fee of $265; HOA covers clubhouse, pool, exterior maintenance, lawn care, and snow removal; Community amenities include pool, exercise room, park, and party room; Manager located off-site; Pets allowed (cats and dogs permitted; weight effectively unrestricted)

Exterior

• Parking: Attached garage (garage owned) with garage door opener; Asphalt driveway; Total 1 parking space
• Security: CO detectors
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Attached single property (townhouse, 2-story); Model: HICKORY; Entry level: 1; Fee simple ownership with homeowners association; Not currently leased
• Construction: Built 41–50 years ago; Aluminum siding; Asphalt roof; Part of a 4-unit building
• Exterior features: Patio; Forest preserve adjacent

Interior

• Kitchen: Double oven; Microwave; Dishwasher; Refrigerator; Eating area with breakfast bar and space for a table; Pantry closet; Hardwood flooring in kitchen
• Bedrooms: Master bedroom on second level (15 x 11), carpeted; Bedroom on second level (11 x 10), carpeted; Bedroom on second level (10 x 10), carpeted
• Flooring: Hardwood and carpet throughout; stone flooring in laundry
• Bathrooms: One full bathroom with double sink; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Hardwood flooring in main living areas; All windows have window treatments; Humidifier; Ceiling fans; CO detectors; TV cable hookup; Water heater (gas); Six total rooms
• Laundry & utility: Washer and dryer included; Main level laundry; Stone flooring in laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $-61 ($-737/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (4.3% below list).
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $244k (4.3% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 4.2% in Cary — 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 75/100 on livability (#227 in IL, #4,227 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Chsd 155 (suburban): math 41% / reading 42% proficiency, ranked #98 of 620 in IL (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cary-Grove Community High School (math 42% / reading 46%, grade F, #68 of 693 statewide, top 10%, 1,494 students, 0% FRL).
• Market conditions: 60 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,595 units permitted in McHenry County in 2024 (485 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.
• McHenry County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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.
• Current owner paid $153k; list at $255k implies a 66% gain — meaningful room to come down on a strong offer.

Recommended offer $244,144 (4.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $234,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 Oak Valley Dr #1100	0.13mi	3/1.5	1,386 (+6%)	4mo	$214,750	$155	80
64 Bright Oaks Cir	0.35mi	3/2.0	1,357 (+4%)	0mo	$218,000	$161	75
60 Forest Ln	0.30mi	3/2.0	1,357 (+4%)	8mo	$245,000	$181	70
134 Bright Oaks Cir #134	0.41mi	3/1.5	1,386 (+6%)	2mo	$239,900	$173	69
50 Bright Oaks Cir	0.35mi	3/2.0	1,357 (+4%)	8mo	$223,000	$164	68
36 Bright Oaks Cir	0.41mi	3/1.5	1,386 (+6%)	9mo	$260,000	$188	63
64 Wildwood Trl	0.42mi	3/2.0	1,357 (+4%)	11mo	$250,000	$184	63
120 Bright Oaks Cir	0.40mi	3/1.5	1,410 (+8%)	8mo	$250,000	$177	61
1173 Amber Dr	0.36mi	2/2.5 (-1)	1,359 (+4%)	8mo	$307,000	$226	61
44 Wildwood Trl	0.47mi	3/1.5	1,386 (+6%)	10mo	$249,900	$180	60
1169 Amber Dr	0.37mi	2/2.5 (-1)	1,359 (+4%)	11mo	$301,950	$222	58
12 Oak Valley Dr	0.46mi	2/1.5 (-1)	1,140 (-13%)	0mo	$200,000	$175	52

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-44,994
• Equity at exit: $38,021

10-year hold

• IRR: -9.8%
• Equity multiple: 0.39×
• Total profit: $-43,241
• Equity at exit: $22,048

Cash invested: $71,400 (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 60013

• Active inventory: 60
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,570 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$383 /mo · $4,596/yr
• Insurance: −$106
• HOA: −$265
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-61

Break-even live

Break-even rent $2,647

Max offer price $244,144

Occupancy floor 97%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 Sandra Ln Cary, IL	3.0	1.0	936	$2,529	$2.70	3d	1	0.76mi
1399 New Haven Dr Cary, IL	2.0	3.0	1873	$2,700	$1.44	6d	1	1.23mi
252 New Haven Dr Cary, IL	2.0	2.0	1872	$2,500	$1.34	1d	1	1.37mi

HOA detail

• Monthly dues: $265 · $3,180/yr
• Likely covers: water

Listing history 9 events

1. 2026-06-18
   days on market $255,000 Active 14 DOM
2. 2026-06-17
   days on market $255,000 Active 13 DOM
3. 2026-06-16
   days on market $255,000 Active 12 DOM
4. 2026-06-15
   days on market $255,000 Active 11 DOM
5. 2026-06-13
   days on market $255,000 Active 9 DOM
6. 2026-06-09
   days on market $255,000 Active 5 DOM
7. 2026-06-08
   days on market $255,000 Active 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $255,000 Active 3 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: $4,596 · $383/mo
• Projected year-2 tax: $5,192 · $433/mo
• Expected delta: +$596/yr (+$50/mo · 13.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,836
• − Mortgage interest: −$14,284
• − Property taxes: −$4,596
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − HOA: −$3,180
• − Depreciation: −$7,418
• Taxable loss: −$4,851
• Est. tax savings @ 24.0%: +$1,164
• After-tax cash flow: $427/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: Chsd 155
• NCES district ID: 1711370
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $87,560
• Composite: 39.33/100
• National rank: #3982
• State rank: #98 of 620 in IL

Livability — Cary

• Score: 75/100
• State rank: #227
• US rank: #4227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cary, IL
• City population: 26,503
• Population (ZIP): 26,503

Population outlook (McHenry County) Hauer SSP2

• Today (2025): 305,342 people
• By 2030: 301,491 · -1.3%
• By 2040: 288,211 · -5.6%
• By 2050: 268,430 · -12.1%
• By 2075: 226,209 · -25.9%
• By 2100: 181,247 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 14% Two or more races 9%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Romanian 11% Italian 2% Portuguese 2%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 8% Russian/Polish/Slavic 2%

Political lean MEDSL · McHenry

• 2024 margin: Lean R (+5.3) · D 46.6% · R 51.9% · Other 1.5%
• 2008→2024 swing: -10.6pp toward R · 2008: 5.3pp · 2024: -5.3pp
• All cycles: 2024: R+5.3 2020: R+2.5 2016: R+8.1 2012: R+8.8 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -157.47%
• Current HPI: 201.8071
• Rent YoY: —
• Metro: —
• 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

+167.0% since first listed

24 events — show timeline

• 2026-06-04 Listed $255,000 MRED as Distributed by MLS Grid
• 2018-09-18 Sold (Public Records) $153,204 Public Records
• 2018-09-14 Sold (MLS) $153,204 MRED as Distributed by MLS Grid
• 2018-08-01 Contingent — MRED as Distributed by MLS Grid
• 2018-07-20 Price Changed $159,900 MRED as Distributed by MLS Grid
• 2018-07-19 Relisted — MRED as Distributed by MLS Grid
• 2018-06-28 Listing Removed — MRED as Distributed by MLS Grid
• 2018-05-17 Price Changed $169,900 MRED as Distributed by MLS Grid
• 2018-04-21 Listed $172,500 MRED as Distributed by MLS Grid
• 2017-06-01 Sold (Public Records) $131,500 Public Records
• 2017-05-25 Sold (MLS) $131,500 MRED as Distributed by MLS Grid
• 2017-04-27 Contingent — MRED as Distributed by MLS Grid
• 2017-04-20 Relisted — MRED as Distributed by MLS Grid
• 2017-04-13 Listing Removed — MRED as Distributed by MLS Grid
• 2017-04-10 Listed $139,900 MRED as Distributed by MLS Grid
• 2013-10-22 Sold (Public Records) $108,600 Public Records
• 2013-10-18 Sold (MLS) $108,600 MRED as Distributed by MLS Grid
• 2013-09-08 Contingent — MRED as Distributed by MLS Grid
• 2013-08-29 Price Changed $110,900 MRED as Distributed by MLS Grid
• 2013-08-15 Price Changed $113,900 MRED as Distributed by MLS Grid
• 2013-08-01 Price Changed $116,900 MRED as Distributed by MLS Grid
• 2013-07-05 Listed $119,900 MRED as Distributed by MLS Grid
• 2004-06-01 Sold (Public Records) $143,000 Public Records
• 1994-12-06 Sold (Public Records) $95,500 Public Records

Property tax history

+2.8%/yr

Latest (2024): $4,596 · +3.5% YoY. Source: county tax records.