905 Long Rd · Glenview, IL 60025

$525,000

3 bd · 1.5 ba · 1,294 sqft · SingleFamily public records · 3 Days on market

Built 1961 5,431 sqft lot Est $518k · at est.

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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
• Schools +7.7/10.0
• ARV discount +6.9/15.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME HOME! This charming and inviting 3-bedroom, 2-bath home has been lovingly cared for by a longtime homeowner and is now ready for its next chapter. Filled with warmth, character, and timeless appeal, this special home offers the perfect opportunity to create memories of your own. From the moment you step inside, you'll appreciate the unique charm and welcoming atmosphere that make this home truly stand out. Thoughtfully designed for comfortable everyday living, it features bright and inviting spaces, abundant storage throughout, and a spacious eat-in kitchen that's perfect for family meals and gathering with friends. The versatile floor plan offers room to relax, entertain, and grow.

Key facts

• Walk-out lower level
• Cozy stone fireplace
• Minutes from schools

Tags

• SPACIOUS EAT-IN KITCHEN
• WALK-OUT LOWER LEVEL
• COZY STONE FIREPLACE
• GENEROUSLY SIZED LAUNDRY ROOM
• DETACHED TWO-CAR GARAGE
• MINUTES FROM SCHOOLS

Property features AI

Finance

• Other: School bus service available; Located in Glenview (New Trier township)
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 garage spaces; 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Split-level design; Fee simple ownership; Estimated living area
• Construction: Brick construction; Built approximately 61–70 years ago; Property built before 1978
• Exterior features: Lot dimensions approximately 135.77 x 40; Lot under 0.25 acre; Access to commuter bus, commuter train and interstate

Interior

• Kitchen: Main-level kitchen (14 x 11)
• Bedrooms: Three bedrooms (Master bedroom on second level; two additional bedrooms on second level)
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Seven total rooms; Crawl space basement
• Laundry & utility: Lower-level laundry room (15 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $-400 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $454k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $402k (23.5% below list).
• Recommended offer: $402k (23.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#130 in IL, #2,372 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: health & safety C-, 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: Rents rising fast (+7.9%/yr); 12 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 38% of the median local income ($127k/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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $266k; list at $525k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $401,810 (23.5% 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. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.77% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.26%
• DSCR: 0.85
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $517,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Glenview Rd	0.15mi	4/3.5 (+1)	1,250 (-3%)	2mo	$665,000	$532	73
222 Lockerbie Ln	0.22mi	2/1.5 (-1)	1,349 (+4%)	7mo	$427,700	$317	72
619 Leamington Ave	0.30mi	3/2.0	1,400 (+8%)	9mo	$531,000	$379	63
1041 Arbor Ln	0.57mi	3/1.5	1,370 (+6%)	2mo	$570,000	$416	62
226 Briar Dr	0.27mi	3/2.0	1,443 (+12%)	7mo	$417,500	$289	60
3004 Highland Ave	0.56mi	3/1.5	1,200 (-7%)	8mo	$410,000	$342	55
217 Heather Ln	0.35mi	3/3.0	1,473 (+14%)	2mo	$760,000	$516	53
700 Lamon Ave	0.44mi	3/2.0	1,470 (+14%)	3mo	$530,000	$361	52
313 Ferndale Rd	0.53mi	3/2.5	1,422 (+10%)	7mo	$580,400	$408	49
639 Harms Rd	0.69mi	3/2.5	1,384 (+7%)	4mo	$735,500	$531	49
331 Romona Rd	0.63mi	3/2.0	1,456 (+12%)	2mo	$576,000	$396	46
3528 Forest Ave	0.72mi	3/2.0	1,439 (+11%)	11mo	$576,000	$400	37

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 · 7.88% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.39×
• Total profit: $-89,814
• Equity at exit: $78,279

10-year hold

• IRR: -1.4%
• Equity multiple: 0.88×
• Total profit: $-16,914
• Equity at exit: $45,392

Cash invested: $147,000 (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 60025

• Rents YoY: 7.9%
• Active inventory: 12
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $4,018 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$602 /mo · $7,227/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$844
• Net cashflow: $-400

Break-even live

Break-even rent $4,524

Max offer price $454,357

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-251	+0% $-400	+5% $-548	+10% $-697
Rent	-10% $-717	-5% $-559	+0% $-400	+5% $-241	+10% $-82
Rate	-1.0pp $-136	-0.5pp $-266	base $-400	+0.5pp $-536	+1.0pp $-674

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 Leamington Ave Wilmette, IL	3.0	2.0	1600	$3,200	$2.00	25d	1	0.26mi
704 Laramie Ave Wilmette, IL	4.0	2.0	1502	$3,950	$2.63	25d	1	0.38mi
5424 Old Orchard Rd Skokie, IL	1.0–4.0	1.0–3.5	1619	$5,805	$3.58	0d	51	0.60mi
3119 Lake Ave Unit E Wilmette, IL	3.0	2.5	1458	$4,147	$2.84	25d	1	0.63mi
3125 Lake Ave Wilmette, IL	2.0	3.5	1700	$3,750	$2.21	22d	1	0.64mi
3115 Lake Ave Unit 3119-ER Wilmette, IL	3.0	2.5	1646	$4,147	$2.52	19d	1	0.64mi
237 Sunset Dr Unit NA Wilmette, IL	4.0	2.0	1608	$4,500	$2.80	25d	1	0.72mi
1322 Brook Ln Glenview, IL	3.0	2.0	1540	$4,300	$2.79	5d	1	0.76mi
9739 Woods Dr Skokie, IL	1.0–3.0	1.0–3.0	1871	$6,695	$3.58	0d	17	0.88mi
1229 26th St Wilmette, IL	2.0	1.0	1250	$4,650	$3.72	4d	1	1.42mi

Listing history 4 events

1. 2026-06-18
   days on market $525,000 Active 3 DOM
2. 2026-06-17
   days on market $525,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $525,000 Active 1 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: $7,227 · $602/mo
• Projected year-2 tax: $9,572 · $798/mo
• Expected delta: +$2,345/yr (+$195/mo · 32.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $48,217
• − Mortgage interest: −$29,408
• − Property taxes: −$7,227
• − Insurance: −$2,625
• − Repairs & maintenance: −$3,857
• − Management: −$3,857
• − Depreciation: −$15,273
• Taxable loss: −$14,031
• Est. tax savings @ 24.0%: +$3,367
• After-tax cash flow: $-1,431/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 — Glenview

• Score: 78/100
• State rank: #130
• US rank: #2372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenview, IL
• County: Cook County · 4,486,803 people
• City population: 41,689
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 41,689
• Household income: $126,904
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 825.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Asian 18% Hispanic / Latino 7% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 9% Scotch-Irish 3% Italian 2%
• Foreign-born: 26% · South Korea, Canada, China
• Languages at home: 65% English-only · Russian/Polish/Slavic 10% Other Indo-European 7% Korean 4%

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: ▼ -314.19%
• Current HPI: 184.479
• Rent YoY: ▲ 7.88%
• 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

+333.9% since first listed

4 events — show timeline

• 2026-06-15 Listed $525,000 MRED as Distributed by MLS Grid
• 1993-04-20 Sold (Public Records) $265,500 Public Records
• 1985-09-16 Sold (Public Records) $121,000 Public Records
• 1985-09-01 Sold (Public Records) $121,000 Public Records

Property tax history

+3.5%/yr

Latest (2023): $7,227 · +5.1% YoY. Source: county tax records.