611 Roger Ave · Kenilworth, IL 60043

$925,000

3 bd · 1.5 ba · 1,131 sqft · SingleFamily public records · 9 Days on market

Built 1948

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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).

• Appreciation +9.2/10.0
• Schools +7.7/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.9/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Bright, sunny, and full of potential, this mid-century modern home brings an easy, elevated lifestyle to a convenient Kenilworth location. Thoughtfully updated and deceptively spacious, it lives far larger than it appears from the outside. The main level is designed for both everyday comfort and effortless living, featuring a welcoming living room with a gas fireplace and a dining room that opens seamlessly to an exceptionally deep, private backyard-perfect for outdoor dinners, play, or relaxing weekends at home. The updated kitchen offers granite countertops, newer stainless steel appliances, and functional flow for daily life. Upstairs, three bedrooms include a spacious primary retreat wi

Key facts

• Garage
• Built 1948
• Listed 9 days

Property features AI

Finance

• Other: Some photos are virtually staged; Possession at closing
• Financial info: Special service area: No
• HOA & community: No master association fee required; Community amenities include a park

Exterior

• Parking: Attached garage (garage owned) with garage door opener; Carport; 1 garage/parking space total
• Security: Carbon monoxide detectors
• Utilities: Lake Michigan water source; Public sewer; Gas water heater
• Home design: Detached single-family home; Split-level design; Fee simple ownership; Estimated living area; Built before 1978 (older character)
• Construction: Asphalt roof; Concrete perimeter foundation; Brick, aluminum siding and vinyl siding exterior; Approximately 71–80 years old
• Exterior features: Deck; Roof deck; Fenced yard; Curbs, sidewalks, street lights, paved streets; School bus and commuter bus/train access

Interior

• Kitchen: Updated kitchen with granite counters; Stainless steel appliances; Oven; Microwave; Dishwasher; Refrigerator; Disposal
• Bedrooms: 3 bedrooms (master and two additional bedrooms on second level)
• Flooring: Hardwood flooring throughout main living areas and bedrooms; Other flooring in laundry room
• Bathrooms: 2 full bathrooms; 1 half bathroom; Basement includes a bathroom
• Heating & cooling: Natural gas heating; Steam heating; Window and wall air conditioning units
• Interior features: Open floorplan; Partially finished basement with exterior/walk-out access
• Laundry & utility: Laundry room on lower level; Washer; Dryer; Sump pump; Humidifier; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $925k.

Deal economics

• At list price, monthly cash flow is $-3k ($-42k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (66.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (69.9% below list).
• Recommended offer: $279k (69.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#72 in IL, #1,175 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: 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: 20 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• In year one you build about $84k of equity ($6k loan paydown + $78k appreciation (8.4% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$135k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 17y ago; this cycle's ask is 97% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $400k; list at $925k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $278,862 (69.9% 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 1948 — 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 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?
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: 0.30% ✗
• Cap rate: 1.80%
• Cash-on-cash: -16.06%
• DSCR: 0.29
• GRM: 27.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.72×
• Total profit: $185,434
• Equity at exit: $729,872

10-year hold

• IRR: 10.5%
• Equity multiple: 3.71×
• Total profit: $702,854
• Equity at exit: $1,475,452

Cash invested: $259,000 (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 60043

• Home prices YoY: 4.8%
• Active inventory: 20
• Price-to-rent: 27.6×

Monthly cashflow live

• Estimated rent: $2,789 high
• Mortgage (P&I): −$4,851
• Tax from tax record: −$432 /mo · $5,185/yr
• Insurance: −$385
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $-3,465

Break-even live

Break-even rent $7,175

Max offer price $312,839

Occupancy floor —

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: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
903 Ridge Rd Unit 2 Wilmette, IL	2.0	1.0	900	$2,450	$2.72	7d	1	0.75mi
903 Ridge Rd Unit 2 Wilmette, IL	2.0	1.0	900	$2,450	$2.72	14d	1	0.75mi
903 Ridge Rd Unit 2 Wilmette, IL	2.0	1.0	900	$2,600	$2.89	24d	1	0.75mi
903 Ridge Rd Unit 2 Wilmette, IL	2.0	1.0	900	$2,600	$2.89	20d	1	0.75mi
901 Ridge Rd Wilmette, IL	2.0	1.0	1000	$2,450	$2.45	24d	1	0.75mi
1229 26th St Wilmette, IL	2.0	1.0	1250	$4,650	$3.72	3d	1	1.01mi
617 Green Bay Rd Wilmette, IL	2.0	1.0–2.0	971	$5,505	$5.67	1d	9	1.18mi
800 Oak St Unit 3E Winnetka, IL	2.0	2.0	1400	$2,730	$1.95	24d	1	1.21mi
800 Oak St Apt 3B Winnetka, IL	2.0	2.0	1400	$2,780	$1.99	24d	1	1.21mi
800 Oak St Unit 3A Winnetka, IL	2.0	2.0	1400	$2,750	$1.96	24d	1	1.21mi
1428 Wilmette Ave Unit 1 Wilmette, IL	3.0	2.0	1500	$3,800	$2.53	2d	1	1.24mi
1937 Wilmette Ave Unit 2 Wilmette, IL	2.0	1.0	1350	$2,500	$1.85	4d	1	1.29mi
1937 Wilmette Ave Wilmette, IL	2.0	1.0	1350	$2,500	$1.85	24d	1	1.29mi
1011 Central Ave Unit 2 Wilmette, IL	2.0	2.0	1100	$2,995	$2.72	14d	1	1.30mi
811 Elm St Unit 209 Winnetka, IL	2.0	1.0	900	$2,595	$2.88	24d	1	1.31mi
545 Chestnut St Unit 307 Winnetka, IL	2.0	1.0	900	$2,495	$2.77	24d	1	1.32mi
545 Chestnut St Unit 817-205 Winnetka, IL	2.0	1.0	900	$2,495	$2.77	21d	1	1.32mi

Listing history 11 events

1. 2026-06-18
   days on market $925,000 Active 9 DOM
2. 2026-06-17
   days on market $925,000 Active 8 DOM
3. 2026-06-16
   days on market $925,000 Active 7 DOM
4. 2026-06-15
   days on market $925,000 Active 6 DOM
5. 2026-06-13
   days on market $925,000 Active 4 DOM
6. 2026-06-13
   days on market $925,000 Active 3 DOM
7. 2026-06-10
   statusdays on marketlisting id $925,000 Active 1 DOM
8. 2026-06-09
   days on market $925,000 Coming Soon 2 DOM
9. 2026-06-08
   price $925,000 Coming Soon 1 DOM
10. 2026-06-08
    remarks 699-char remark
11. 2026-06-08
    listed Coming Soon 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: $5,185 · $432/mo
• Projected year-2 tax: $13,091 · $1,091/mo
• Expected delta: +$7,906/yr (+$659/mo · 152.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,463
• − Mortgage interest: −$51,814
• − Property taxes: −$5,185
• − Insurance: −$4,625
• − Repairs & maintenance: −$2,677
• − Management: −$2,677
• − Depreciation: −$26,909
• Taxable loss: −$60,424
• Est. tax savings @ 24.0%: +$14,502
• After-tax cash flow: $-27,082/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 — Kenilworth

• Score: 82/100
• State rank: #72
• US rank: #1175

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenilworth, IL
• City population: 2,543
• Population (ZIP): 2,543

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 (84%)
• Race & ethnicity: White 84% Two or more races 11% Hispanic / Latino 5% Asian 2%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 3% Russian/Polish/Slavic 2% Other Indo-European 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: ▲ 8.43%
• Current HPI: 182.2931
• 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

+56.2% since first listed

29 events — show timeline

• 2026-04-25 Listing Removed — MRED as Distributed by MLS Grid
• 2023-04-18 Listing Removed — MRED as Distributed by MLS Grid
• 2023-03-24 Price Changed — MRED as Distributed by MLS Grid
• 2023-03-07 Listed — MRED as Distributed by MLS Grid
• 2018-03-16 Sold (Public Records) $400,000 Public Records
• 2018-03-13 Sold (MLS) $400,000 MRED as Distributed by MLS Grid
• 2018-03-09 Pending — MRED as Distributed by MLS Grid
• 2018-01-22 Contingent — MRED as Distributed by MLS Grid
• 2018-01-14 Relisted — MRED as Distributed by MLS Grid
• 2018-01-08 Contingent — MRED as Distributed by MLS Grid
• 2017-10-27 Listed $469,000 MRED as Distributed by MLS Grid
• 2012-08-14 Listing Removed — MRED as Distributed by MLS Grid
• 2012-05-30 Price Changed — MRED as Distributed by MLS Grid
• 2011-09-29 Listed — MRED as Distributed by MLS Grid
• 2011-08-31 Listing Removed — MRED as Distributed by MLS Grid
• 2011-08-02 Price Changed — MRED as Distributed by MLS Grid
• 2011-06-09 Listed — MRED as Distributed by MLS Grid
• 2010-08-10 Listing Removed — MRED as Distributed by MLS Grid
• 2010-06-07 Price Changed — MRED as Distributed by MLS Grid
• 2010-03-11 Price Changed — MRED as Distributed by MLS Grid
• 2010-01-24 Price Changed — MRED as Distributed by MLS Grid
• 2009-09-24 Price Changed — MRED as Distributed by MLS Grid
• 2009-09-01 Price Changed — MRED as Distributed by MLS Grid
• 2009-04-27 Listed — MRED as Distributed by MLS Grid
• 2001-06-15 Sold (Public Records) $195,000 Public Records
• 1999-12-20 Sold (Public Records) $298,500 Public Records
• 1999-12-20 Sold (Public Records) $298,500 Public Records
• 1999-10-27 Sold (Public Records) $281,000 Public Records
• 1989-07-03 Sold (Public Records) $256,000 Public Records

Property tax history

+3.8%/yr

Latest (2023): $5,185 · -1.1% YoY. Source: county tax records.