780 Prairie Rd · Glencoe, IL 60022

$2,950,000

4 bd · 4.5 ba · 4,545 sqft · SingleFamily public records · 30 Days on market

Built 2004 0.47 ac lot

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Why this score? — see what drove the F 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).

• Schools +7.7/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This "New Traditional" home offers uncompromising craftsmanship and easy living luxury. Quality is highlighted by 10+ foot ceilings, extensive fine millwork, gorgeous Cherry cabinetry, heated floors in the basement and primary bathroom, premium Pella windows, Baldwin hardware, and beautiful wideplank Oak floors. The attached two-car and detached 2 car (with storage above) garages offer ample opportunities for the car-enthusiast and or all of the kids' gear. The almost half acre of land across from the SCC golf course provides privacy and space to play or entertain, and the proximity to town, schools, the lagoons and commuting options make it the perfect place to call home. This ho

Key facts

• Attached garage
• Heated floors
• 10 foot ceilings

Tags

• 10 FOOT CEILINGS
• HEATED FLOORS
• PREMIUM PELLA WINDOWS
• WIDEPLANK OAK FLOORS
• ATTACHED GARAGE
• DETACHED GARAGE

Property features AI

Finance

• Other: Commuter train access, interstate access, and school bus service nearby
• HOA & community: No master association fee required

Exterior

• Parking: 4 total parking spaces; 4-car garage (attached and detached listed) with heated garage and garage door opener; Asphalt driveway; Garage owned
• Utilities: Public sewer; 200+ amp electric service; Lake Michigan as water source
• Home design: Detached single-family home; Three stories; Fee simple ownership; Approximately 21–25 years old
• Construction: Stone and shingle siding exterior; Shingle roof; Built ~21–25 years ago; Unfinished basement area exists (small portion unfinished)
• Exterior features: Corner lot; Lot dimensions approximately 101 x 183 x 102 x 186; Lake Michigan water source (municipal supply implied)

Interior

• Kitchen: Island; Pantry; Granite counters; Double oven; Cooktop (gas cooktop); Range hood; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: 4 bedrooms on upper levels; additional 1 below-grade possible bedroom (basement bedroom 15 x 15)
• Flooring: Hardwood floors on main and upper living areas; Ceramic tile in mud room and laundry; Carpet in some bedrooms, loft and basement recreation areas
• Bathrooms: 4 full bathrooms; 1 half bathroom; Master bath with double sinks, whirlpool tub and separate shower; Basement bathroom(s) present; Whirlpool in at least one bath
• Heating & cooling: Natural gas heating; Forced air; Radiant floor heating; Central air conditioning; 200+ amp electrical service
• Interior features: Walk-in closets; Coffered ceilings; Skylights; Finished full basement; Attic with pull-down stair; Separate dining room; Central vacuum; Ceiling fans; Sump pump with backup; Whole-house generator
• Laundry & utility: Laundry on main and upper levels (multiple locations); Washer and dryer included; Humidifier

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath single-family listed at $2.95M.

Deal economics

• At list price, monthly cash flow is $-18k ($-212k/yr) — negative.
• To cash-flow at today's rent, offer at most $354k (88.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (89.5% below list).
• Recommended offer: $309k (89.5% below list) — sets the bar for 1% rule.
• Cap rate -0.9% vs local median 1.6% in Glencoe — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 79/100 on livability (#119 in IL, #2,064 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities D+, cost of living F.
• New Trier Twp Hsd 203 (suburban): math 76% / reading 80% proficiency, ranked #2 of 620 in IL (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: New Trier Township H S Northfield (923 students, 0% FRL).
• Market conditions: 41 active listings in the ZIP; 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 $20k of loan paydown is wiped out by about $88k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($2.91M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $620k; list at $2.95M implies a 376% gain — meaningful room to come down on a strong offer.

Recommended offer $309,288 (89.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.10% ✗
• Cap rate: -0.89%
• Cash-on-cash: -25.65%
• DSCR: -0.14
• GRM: 79.5

CMA / ARV

• ARV (on-the-fly): $1,754,370
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
885 Oak Dr	0.18mi	4/4.0	4,175 (-8%)	13mo	$1,610,000	$386	66
982 Elm Ridge Dr	0.47mi	4/4.0	4,440 (-2%)	14mo	$1,815,000	$409	60
863 Vernon Ave	0.58mi	3/4.0 (-1)	4,458 (-2%)	8mo	$1,100,000	$247	56
1077 Green Bay Rd	0.74mi	5/5.0 (+1)	4,500 (-1%)	2mo	$1,920,000	$427	55
829 Greenwood Ave	0.48mi	5/3.5 (+1)	4,273 (-6%)	7mo	$1,850,000	$433	53
751 Woodridge Ln	0.40mi	4/3.0	3,926 (-14%)	0mo	$1,404,000	$358	53
929 Valley Rd	0.33mi	5/3.5 (+1)	4,270 (-6%)	19mo	$1,315,000	$308	50
601 Greenwood Ave	0.61mi	5/4.5 (+1)	4,443 (-2%)	23mo	$1,700,000	$383	44
761 Vernon Ave	0.57mi	5/4.0 (+1)	4,300 (-5%)	23mo	$2,100,000	$488	38
922 Glencoe Dr	0.66mi	5/5.5 (+1)	4,920 (+8%)	14mo	$2,035,000	$414	35
400 Lincoln Ave	0.48mi	4/5.5	4,000 (-12%)	23mo	$1,385,000	$346	35
1020 Edgebrook Ln	0.51mi	4/4.5	5,200 (+14%)	23mo	$1,501,300	$289	33

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: -74.4%
• Equity multiple: -0.94×
• Total profit: $-1,602,669
• Equity at exit: $439,855

10-year hold

• IRR: —
• Equity multiple: -2.44×
• Total profit: $-2,844,094
• Equity at exit: $255,062

Cash invested: $826,000 (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 60022

• Active inventory: 41
• Price-to-rent: 79.5×

Monthly cashflow live

• Estimated rent: $3,093 medium
• Mortgage (P&I): −$15,470
• Tax from tax record: −$3,400 /mo · $40,800/yr
• Insurance: −$1,229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $-17,656

Break-even live

Break-even rent $25,442

Max offer price $353,560

Occupancy floor —

Sensitivity live

Price	-10% $-15,986	-5% $-16,821	+0% $-17,656	+5% $-18,491	+10% $-19,326
Rent	-10% $-17,900	-5% $-17,778	+0% $-17,656	+5% $-17,534	+10% $-17,412
Rate	-1.0pp $-16,170	-0.5pp $-16,906	base $-17,656	+0.5pp $-18,420	+1.0pp $-19,198

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: $737,500
• Closing costs: $88,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $2,950,000 Active 30 DOM
2. 2026-06-17
   days on market $2,950,000 Active 29 DOM
3. 2026-06-16
   days on market $2,950,000 Active 28 DOM
4. 2026-06-15
   days on market $2,950,000 Active 27 DOM
5. 2026-06-13
   days on market $2,950,000 Active 25 DOM
6. 2026-06-13
   days on market $2,950,000 Active 24 DOM
7. 2026-06-09
   days on market $2,950,000 Active 21 DOM
8. 2026-06-08
   days on market $2,950,000 Active 20 DOM
9. 2026-06-07
   pricedays on market $2,950,000 Active 19 DOM
10. 2026-06-04
    days on market $3,100,000 Active 16 DOM
11. 2026-06-03
    days on market $3,100,000 Active 15 DOM
12. 2026-06-02
    days on market $3,100,000 Active 14 DOM
13. 2026-06-01
    days on market $3,100,000 Active 13 DOM
14. 2026-05-31
    days on market $3,100,000 Active 12 DOM
15. 2026-05-19
    listed $3,100,000 Active
16. 2026-05-17
    historical
17. 2026-04-11
    listed Active
18. 2026-04-11
    historical
19. 2026-03-31
    listed Active
20. 2002-08-19
    soldstatus $620,000
21. 2001-06-18
    soldstatus $660,000

ⓘ 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: $40,800 · $3,400/mo
• Projected year-2 tax: $53,882 · $4,490/mo
• Expected delta: +$13,083/yr (+$1,090/mo · 32.1%)

ⓘ 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 ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,115
• − Mortgage interest: −$165,246
• − Property taxes: −$40,800
• − Insurance: −$14,750
• − Repairs & maintenance: −$2,969
• − Management: −$2,969
• − Depreciation: −$85,818
• Taxable loss: −$275,437
• Est. tax savings @ 24.0%: +$66,105
• After-tax cash flow: $-145,766/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: New Trier Twp Hsd 203
• NCES district ID: 1728200
• Math proficiency: 76% ▼ -4.00%
• Reading proficiency: 80% ▼ -1.00%
• Median HH income: $164,521
• Composite: 76.94/100
• National rank: #103
• State rank: #2 of 620 in IL

Livability — Glencoe

• Score: 79/100
• State rank: #119
• US rank: #2064

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glencoe, IL
• City population: 8,415
• Population (ZIP): 8,415

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 (93%)
• Race & ethnicity: White 93% Two or more races 2% Hispanic / Latino 2% Black 2% Asian 2%
• Common ancestry: Scotch-Irish 14% Romanian 7% Subsaharan African 3%
• Foreign-born: 6% · Canada, Jamaica, South Korea
• Languages at home: 93% English-only · Russian/Polish/Slavic 2% Spanish 1% French/Haitian/Cajun 1%

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: ▼ -177.44%
• Current HPI: 188.4335
• 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

+369.7% since first listed

7 events — show timeline

• 2026-05-19 Listed $3,100,000 MRED as Distributed by MLS Grid
• 2026-05-17 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-11 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-11 Listed — MRED as Distributed by MLS Grid
• 2026-03-31 Listed — MRED as Distributed by MLS Grid
• 2002-08-19 Sold (Public Records) $620,000 Public Records
• 2001-06-18 Sold (Public Records) $660,000 Public Records

Property tax history

+2.8%/yr

Latest (2023): $40,800 · +7.2% YoY. Source: county tax records.