33099 N Rolling Hills Rd, Grayslake IL 60030

33099 N Rolling Hills Rd, Grayslake, IL 60030

Singlefamily: 3 bedrooms , 1 bathroom

Year built: 1953, Size: 1420 SF

Investment strategy: Rental Property

Purchase Price$ 282,500

Rent$ 2,430/mo

Monthly Cash Flow$ 92

Cash on Cash Return1.65 %

Financial Analysis

Cash on Cash Return	1.65 %
Internal Rate of Return (IRR)	10.48 %
Capitalization Rate	7.43 %
Gross Rent Multiplier (GRM)	9.69
Debt-coverage Ratio (DCR)	1.06
Operating Expense Ratio (OER)	25.83 %
After Repair Value	$ 282,500

Financial Breakdown

Purchase Price	$ 282,500
Purchase Costs	$ 10,270
Repair/Construction Costs	$ 0
Total Capital Needed Total Capital Needed Includes all projects costs (except selling costs). Total Capital Needed Includes all projects costs (except selling costs).	$ 292,770
Financing	$ 226,000
Total Cash Needed Cash out of Pocket Shows rehabber's cash outlay. Cash out of Pocket Shows rehabber's cash outlay.	$ 66,770
Cash at Closing Cash at Closing This number includes down payment and loan points. Cash at Closing This number includes down payment and loan points.	$ 61,020
Cash During Rehab Cash During Rehab Shows the cash amount remaining to fund the purchase and rehab/construction. Cash During Rehab Shows the cash amount remaining to fund the purchase and rehab/construction.	$ 5,750

Operating Analysis

Rent	$ 2,430/mo
Gross Operating Income (GOI)	$ 28,285
Total Expenses	$ 7,305
Net Operating Income (NOI)	$ 20,980
Annual Debt Service	$ 19,881
Cash Flow Before Taxes (CFBT)	$ 1,099
Income Tax Liability	$ -1,307
Cash Flow After Taxes (CFAT)	$ 2,406

Welcome to Wildwood! This great ranch is perfectly situated on a quiet cul de sac and has so much to offer! Step inside and see the hardwood floors open, floor plan, and natural light flowing in from the southern facing windows in the living room. The galley kitchen is ready for your personal touches, and has a great pass through window to the family room. The family room features a vaulted ceiling and a great gas log fireplace unit for cozy winter nights. Two of the three bedrooms have hardwood floors showing, and the third has hardwood underneath the carpet. The nicely refreshed bath has great space and storage. Step outside and you will find a large patio in the backyard, and professional landscaping up front. Located in highly rated Woodland School District and Warren High School, this solid ranch is ready for new owners!

Purchase Price	$ 282,500
Address	33099 N Rolling Hills Rd , Grayslake, 60030, IL
MLS^® #	12289960
Listing Agent	Juliet Towne
Year Built	1953
Type	Singlefamily
Size	1420 SF
Bedrooms	3
Bathrooms	1

Property History

Date	Price	Event
2/12/2025	282500	Listed
3/26/2020	173000	Listing removed
5/14/2019	173000	Listing removed
4/29/2019	173000	Price Changed
3/28/2019	175000	Listed
12/13/2004	185500	Sold

Annual Property Operating Data

Incomes		% of GOI
Gross Scheduled Income Gross Scheduled Income (GSI) Represents the total of monthly rents for the particular property, including the potential rents from vacant units and uncollectable rents. Gross Scheduled Income (GSI) Represents the total of monthly rents for the particular property, including the potential rents from vacant units and uncollectable rents.	$ 29,160
Total Gross Income	$ 29,160
Vacancy loss Vacancy and Credit Loss Part of the potential rental income that is lost because of unoccupied units or uncollectable rent from tenants. Vacancy and Credit Loss Part of the potential rental income that is lost because of unoccupied units or uncollectable rent from tenants.	$ 875
Gross Operating Income Gross Operating Income (GOI) An actual income which is expected to be collected in the property. Gross Operating Income (GOI) An actual income which is expected to be collected in the property.	$ 28,285	100.00 %
Expenses Operating Expenses Expenses necessary for maintaining the property and ensuring its continued ability to produce income (doesn't include mortgage payments or depreciation). Operating Expenses Expenses necessary for maintaining the property and ensuring its continued ability to produce income (doesn't include mortgage payments or depreciation).
Insurance	$ 1,500	5.30 %
Property tax	$ 5,805	20.52 %
Total Expenses	$ 7,305	25.83 %
Net Operating Income Net Operating Income (NOI) Important measurement calculated as gross operating income minus operating expenses. Net Operating Income (NOI) Important measurement calculated as gross operating income minus operating expenses.	$ 20,980	74.17 %

Cash Flow (Year 1)

Net Operating Income	$ 20,980	74.17 %
Annual Debt Service	$ 19,881	70.29 %
Cash Flow Before Taxes (CFBT) Cash Flow All the inflows and outflows of cash for a certain property (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property. Cash Flow All the inflows and outflows of cash for a certain property (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property.	$ 1,099	3.89 %
Income Tax Liability	$ -1,307	-4.62 %
Cash Flow After Taxes (CFAT) Cash Flow All the inflows and outflows of cash (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property. Cash Flow All the inflows and outflows of cash (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property.	$ 2,406	8.51 %

Operating Ratios

Operating Expense Ratio Operating Expense Ratio Ratio of the operating expenses to the gross operating income (GOI). Operating Expense Ratio Ratio of the operating expenses to the gross operating income (GOI).	25.83 %
Break-Even Ratio Break-Even Ratio (BER) Another benchmark used by mortgage lenders, estimating how vulnerable is a certain property to defaulting on its mortgage if part of the rental income is declined. Most of the lenders are looking for BER of 85% or less. Break-Even Ratio (BER) Another benchmark used by mortgage lenders, estimating how vulnerable is a certain property to defaulting on its mortgage if part of the rental income is declined. Most of the lenders are looking for BER of 85% or less.	96.11 %

Financial Measures

Net Present Value Net Present Value (NPV) Probably the best measure of any investment thanks to its complexity; taking into account all future cash flows including the selling price, and it converts all these amounts to their present values using discount rate required by the investor. More information and an example on the blog. Net Present Value (NPV) Probably the best measure of any investment thanks to its complexity; taking into account all future cash flows including the selling price, and it converts all these amounts to their present values using discount rate required by the investor. More information and an example on the blog.	$ 130,350
Internal Rate of Return Internal Rate of Return (IRR) Rate which an investment will return over the estimated period of ownership. It is in fact the discount rate that produces NPV of zero. Internal Rate of Return (IRR) Rate which an investment will return over the estimated period of ownership. It is in fact the discount rate that produces NPV of zero.	10.48 %
Profitability Index Profitability Index Similar to NPV, also calculates with the present values of future cash flows and discount rate. It shows whether the present value of the cash flows is worth the initial investment. Good investment should be above 1.0 Profitability Index Similar to NPV, also calculates with the present values of future cash flows and discount rate. It shows whether the present value of the cash flows is worth the initial investment. Good investment should be above 1.0	2.95
Annual Depreciation	$ 8,218

Holding period of 30 years and discount rate of 5.00% were used for calculation of NPV and IRR. The rest of the financial measures are for the 1st year only and therefore don't provide such an exact information.

Investment Return Ratios

Cash on Cash Return Cash on Cash Return Ratio between annual cash flow before taxes and the total initial investment, expressed as a percentage. It does not take in account the future value of money. Cash on Cash Return Ratio between annual cash flow before taxes and the total initial investment, expressed as a percentage. It does not take in account the future value of money.	1.65 %
Return on Investment Return on Investment Very similar to Cash on Cash Return, but also takes in account appreciation of the property in the first year. Return on Investment Very similar to Cash on Cash Return, but also takes in account appreciation of the property in the first year.	14.34 %
Capitalization Rate Capitalization Rate Calculated as ratio of the net operating income and the value of the property. Capitalization Rate Calculated as ratio of the net operating income and the value of the property.	7.43 %
Gross Rental Yield Gross Rental Yield Used for a particular property or also as a market indicator when using median values of rent and house prices - counted from gross scheduled rent and initial investment. Gross Rental Yield Used for a particular property or also as a market indicator when using median values of rent and house prices - counted from gross scheduled rent and initial investment.	10.32 %
Gross Rent Multiplier Gross Rent Multiplier (GRM) Counted as a ratio of market value of the property and gross scheduled income. Gross Rent Multiplier (GRM) Counted as a ratio of market value of the property and gross scheduled income.	9.69

Financing		% of ARV
Down Payment	$ 56,500	20.00 %
HomeStyle	$ 226,000	80.00 %
Loan to Value Ratio Loan to Value Ratio Shows sum of all purchase and rehab loans divided by purchase price. Loan to Value Ratio Shows sum of all purchase and rehab loans divided by purchase price.		80.00 %
Loan to Cost Ratio Loan to Cost Ratio Shows sum of all purchase and rehab loans to construction cost (purchase price + repairs). Loan to Cost Ratio Shows sum of all purchase and rehab loans to construction cost (purchase price + repairs).		80.00 %
Debt Coverage Ratio		1.06

HomeStyle Financing of: Purchase price ($ 282,500)
Type	Amortized
Loan Amount	$ 226,000
Down payment (20%)	$ 56,500
Amortization	30 years
Interest Rate	7.99 %
Monthly Payment	$ 1,656.73

This chart shows the process of accumulation of investor's equity. There is some equity created right at the beginning with the rehab/construction and later investor's equity is rising by paying off the principal of the loan and also by appreciation over the years. All the green parts is the cummulative equity belonging to the investor and the red part belongs to the lender.

Year	0	1	2	3	4	5	6	7	8	9	10	11	12	13	14	15	16	17	18	19	20	21	22	23	24	25	26	27	28	29	30
Operational Analysis
Gross Scheduled Income	0	29,160	29,743	30,338	30,945	31,564	32,195	32,839	33,496	34,166	34,849	35,546	36,257	36,982	37,722	38,476	39,246	40,030	40,831	41,648	42,481	43,330	44,197	45,081	45,982	46,902	47,840	48,797	49,773	50,768	51,784
Vacancy Loss	0	875	892	910	928	947	966	985	1,005	1,025	1,045	1,066	1,088	1,109	1,132	1,154	1,177	1,201	1,225	1,249	1,274	1,300	1,326	1,352	1,380	1,407	1,435	1,464	1,493	1,523	1,554
Gross Operating Income	0	28,285	28,851	29,428	30,016	30,617	31,229	31,854	32,491	33,141	33,803	34,479	35,169	35,872	36,590	37,322	38,068	38,830	39,606	40,398	41,206	42,030	42,871	43,728	44,603	45,495	46,405	47,333	48,280	49,245	50,230
Expenses	0	7,305	7,451	7,600	7,752	7,907	8,065	8,227	8,391	8,559	8,730	8,905	9,083	9,264	9,450	9,639	9,832	10,028	10,229	10,433	10,642	10,855	11,072	11,293	11,519	11,750	11,985	12,224	12,469	12,718	12,973
Net Operating Income	0	20,980	21,400	21,828	22,264	22,710	23,164	23,627	24,100	24,582	25,073	25,575	26,086	26,608	27,140	27,683	28,237	28,801	29,377	29,965	30,564	31,175	31,799	32,435	33,084	33,745	34,420	35,109	35,811	36,527	37,258
Loan Payment	0	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881	19,881
Payment Interest Part	0	17,989	17,832	17,663	17,479	17,280	17,064	16,830	16,578	16,304	16,007	15,686	15,338	14,962	14,554	14,113	13,634	13,117	12,556	11,949	11,291	10,579	9,808	8,973	8,069	7,090	6,030	4,882	3,639	2,292	834
Payment Principal Part	0	1,892	2,048	2,218	2,402	2,601	2,817	3,050	3,303	3,577	3,874	4,195	4,542	4,919	5,327	5,768	6,246	6,764	7,325	7,932	8,589	9,301	10,072	10,907	11,811	12,791	13,851	14,999	16,242	17,589	19,046
Cash Flow
Repairs/Construction	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0
Cash Flow Before Taxes	-66,770	1,099	1,519	1,947	2,384	2,829	3,283	3,746	4,219	4,701	5,192	5,694	6,205	6,727	7,259	7,802	8,356	8,921	9,497	10,084	10,683	11,295	11,918	12,554	13,203	13,865	14,539	15,228	15,930	16,646	17,377
Depreciation	0	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218	8,218
Taxes	0	-1,307	-1,163	-1,013	-858	-697	-530	-355	-174	15	212	418	632	857	1,092	1,338	1,596	1,867	2,151	2,450	2,764	3,095	3,443	3,811	4,199	4,609	5,043	5,502	5,989	6,504	7,051
Cash Flow After Taxes	-66,770	2,406	2,682	2,960	3,242	3,526	3,813	4,102	4,393	4,686	4,980	5,276	5,573	5,870	6,167	6,464	6,760	7,054	7,346	7,635	7,920	8,200	8,475	8,743	9,004	9,255	9,496	9,726	9,941	10,142	10,325

Note: All amounts in the table above are in $

Resale Price Evaluation Methods

The property is sold after 30 years. Below is the resale price calculated using different methods.

Capitalization (7.43%) & NOI	$ 501,448
Appreciation (3.00%)	$ 685,702
Gross Rent Multiplier	$ 501,783

Sale Proceeds

Projected Selling Price	$ 501,448
Costs of Sale (3.50%)	$ 17,551
Net Sale Proceeds Before Tax	$ 483,897

In the resale analysis we do not include any calculation for taxes that might be owed on sale of the property. The tax laws for the resale are rather complex and subjected to frequent changes.

Net Assets and Yield

Net Assets
Sale Proceeds Before Tax	$ 483,897
Investor Cash Outlay	$ 66,770
Net Assets	$ 417,127
Average Yield
Annual Net Assets	$ 13,904
Average Cash Flow (After Taxes)	$ 6,195
Average Annual Gain (After Taxes)	$ 20,099
Average Annual Yield (After Taxes)	7.11 %

This charts shows Net Present Value (NPV) when property is sold in various years, i.e. when sold in 5th year, the NPV is calculated from 5 years of Cash Flow (including the selling price) and this NPV is displayed in year 5. Optimal holding period can be estimated, using this method - when NPV is the highest. Please note that appreciation growth can change these numbers greatly. It sometimes makes sense to sell the property even before the end of the mortgage term.

Property Report: 33099 N Rolling Hills Rd, Grayslake RENTAL

Property Report :

33099 N Rolling Hills Rd, Grayslake, IL 60030

Executive Summary