605 Skokie Ln S · Glencoe, IL 60022

$2,485,000

5 bd · 5.5 ba · 4,728 sqft · SingleFamily public records · 11 Days on market

Built 2001 0.51 ac lot Est $2199k · 13% over

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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
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• 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 beautifully refined brick home set on a half acre on a quiet cul-de-sac delivers the quality and space that discerning buyers covet. The floor plan is exceptional, with distinct spaces designed for the way people want to live. A two-story foyer filled with light sets the stage, opening to a formal living room and dining room, each with tray ceilings. The dramatic two-story family room with a wall of windows, coffered ceiling, fireplace, and custom built-in cabinetry speaks to the craftsmanship that carries throughout the home. The kitchen is open to the family room and features top-of-the-line appliances, a butler's pantry, and a walk-in pantry. A private paneled office flows from the

Key facts

• 0.51 acre lot
• 3 garage spots
• Built 2001

Property features AI

Exterior

• Parking: Has garage
• Home design: Single-family home

Interior

• Kitchen: Microwave; Dishwasher
• Bedrooms: 5 bedrooms
• Bathrooms: 6 bathrooms
• Heating & cooling: Central air conditioning
• Interior features: 15 total rooms; Fitness center in the building

What this means for you Summary

Snapshot

• This is a 5-bed/5.5-bath single-family listed at $2.48M.

Deal economics

• At list price, monthly cash flow is $-15k ($-175k/yr) — negative.
• To cash-flow at today's rent, offer at most $374k (84.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $327k (86.8% below list).
• Recommended offer: $327k (86.8% below list) — sets the bar for 1% rule.
• Cap rate -0.8% vs local median 1.7% 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: schools A+, crime A+, commute 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.
• 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 $17k of loan paydown is wiped out by about $75k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $327,359 (86.8% 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: 0.13% ✗
• Cap rate: -0.75%
• Cash-on-cash: -25.16%
• DSCR: -0.12
• GRM: 63.3

CMA / ARV

• ARV (on-the-fly): $2,198,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 Brookside Ln	0.17mi	5/4.5	5,000 (+6%)	4mo	$2,325,000	$465	76
464 Jackson Ave	0.27mi	5/5.5	4,614 (-2%)	16mo	$1,810,000	$392	70
416 Madison Ave	0.36mi	6/5.5 (+1)	4,800 (+2%)	11mo	$2,580,998	$538	66
540 Green Bay Rd	0.71mi	5/5.5	4,800 (+2%)	5mo	$2,377,500	$495	60
1235 Scott Ave	0.53mi	6/6.0 (+1)	4,546 (-4%)	5mo	$1,925,000	$423	58
1423 Asbury Ave	0.26mi	6/6.0 (+1)	5,350 (+13%)	1mo	$2,237,500	$418	58
514 Oakdale Ave	0.22mi	5/6.0	5,415 (+14%)	12mo	$1,875,000	$346	54
1350 Westmoor Trl	0.72mi	5/4.5	4,925 (+4%)	6mo	$1,400,000	$284	50
1432 Asbury Ave	0.28mi	5/4.5	4,176 (-12%)	17mo	$2,050,000	$491	49
1255 Forest Glen Dr N	0.56mi	5/4.0	4,214 (-11%)	1mo	$2,350,000	$558	49
901 Greenwood Ave	0.38mi	5/6.5	5,300 (+12%)	16mo	$2,200,000	$415	45
1170 Oakley Ave	0.71mi	4/4.0 (-1)	5,073 (+7%)	13mo	$2,400,000	$473	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: -72.9%
• Equity multiple: -0.91×
• Total profit: $-1,331,690
• Equity at exit: $370,522

10-year hold

• IRR: —
• Equity multiple: -2.39×
• Total profit: $-2,355,728
• Equity at exit: $214,857

Cash invested: $695,800 (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: 63.3×

Monthly cashflow live

• Estimated rent: $3,274 medium
• Mortgage (P&I): −$13,032
• Tax est. 1.5%: −$3,106 /mo · $37,275/yr
• Insurance: −$1,035
• HOA: −$0
• Vacancy / Maint / Mgmt: −$687
• Net cashflow: $-14,587

Break-even live

Break-even rent $21,738

Max offer price $374,218

Occupancy floor —

Sensitivity live

Price	-10% $-12,870	-5% $-13,728	+0% $-14,587	+5% $-15,446	+10% $-16,304
Rent	-10% $-14,846	-5% $-14,716	+0% $-14,587	+5% $-14,458	+10% $-14,329
Rate	-1.0pp $-13,336	-0.5pp $-13,955	base $-14,587	+0.5pp $-15,231	+1.0pp $-15,886

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: $621,250
• Closing costs: $74,550
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-13
   statusdays on market $2,485,000 Pending 11 DOM
2. 2026-06-09
   days on market $2,485,000 Contingent - No Showings 8 DOM
3. 2026-06-08
   days on market $2,485,000 Contingent - No Showings 7 DOM
4. 2026-06-08
   status $2,485,000 Contingent - No Showings 6 DOM
5. 2026-06-07
   days on market $2,485,000 Active 6 DOM
6. 2026-06-04
   days on market $2,485,000 Active 3 DOM
7. 2026-06-03
   days on market $2,485,000 Active 2 DOM
8. 2026-06-02
   remarks 699-char remark
9. 2026-06-02
   statusdays on marketlisting id $2,485,000 Active 1 DOM
10. 2026-06-01
    days on market $2,485,000 Coming Soon 2 DOM
11. 2026-05-31
    listed $2,485,000 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.

Taxation est. · year 1

• Rental income: $39,283
• − Mortgage interest: −$139,199
• − Property taxes: −$37,275
• − Insurance: −$12,425
• − Repairs & maintenance: −$3,143
• − Management: −$3,143
• − Depreciation: −$72,291
• Taxable loss: −$228,192
• Est. tax savings @ 24.0%: +$54,766
• After-tax cash flow: $-120,280/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