1585 Ridge Ave #705 · Evanston, IL 60201

$210,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 1 Days on market

Built 1949 $913/mo HOA

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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 +8.1/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The difference is delightful! You'll find this one-bedroom to be in "mint, move in condition"! 508 features North + East light + panoramic views, refinished hardwood floors, custom designed kitchen with breakfast bar (or use as your home office!), ceramic tile floor, stainless steel appliances and an array of cabinetry, freshly painted neutral/soft white throughout, tilt-in windows for easy washing and blinds, as well as storage galore-in the unit and lower, locked storage room. The location, the "walk-about score" is excellent, an "A" for access to downtown unique shops, services, restaurants, groceries + farmers' market, the post office, library, theaters, a pleasant walk to Lake Michigan and transportation via METRA +CTA trains or PACE buses! Still, keep your car in the deeded, heated garage! The Ridge-Davis Board, Management and daily Custodial services are also "A"! Featuring the largest ground-level bright laundry room/"library in Evanston, a huge service elevator, recycling, and bicycle storage in the garage. The professionally designed & landscaped patio welcomes individual and group gatherings! Keep in mind that the monthly assessment includes real estate taxes, gas, electric (air-conditioning), you'll only pay for your Internet + phone service! PETS, as service or comfort may be permitted with Board approval!

Key facts

• Custom cabinetry
• Quartz countertops
• Updated bath

Tags

• RENOVATED CO-OP RESIDENCE
• WELL APPOINTED KITCHEN
• CUSTOM CABINETRY
• QUARTZ COUNTERTOPS
• NEWLY FINISHED HARDWOOD FLOORS
• UPDATED BATH

Property features AI

Finance

• Other: Managed off-site weekdays (manager available Monday through Friday); Pets not allowed
• HOA & community: Monthly association fee (covers heat, air conditioning, water, electricity, gas, taxes, insurance, exterior maintenance, lawn care, scavenger, snow removal); Association amenities include coin laundry, elevators, storage, on-site manager/engineer, receiving room, service elevators, patio, picnic area, and public bus access

Exterior

• Parking: Attached garage; Asphalt surfaces; Circular driveway; Other parking available
• Security: Security door locks; Intercom
• Utilities: Water from Lake Michigan / public water; Public sewer
• Home design: Attached single unit in a high-rise (7+ stories); Co-op ownership; Entry on the 7th level; Non-smoking building; Commuter-friendly location (bus and train access)
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Building age approximately 71–80 years; Rehab completed in 2026
• Exterior features: Patio; Common grounds

Interior

• Kitchen: Galley kitchen with pantry closet, custom cabinetry, and recent updates; Range; Gas oven; Microwave; Dishwasher; Refrigerator; Freezer; Stainless steel appliances
• Bedrooms: Master bedroom on main level (approx. 11 x 16) with hardwood floors and screens; Second bedroom on main level (approx. 10 x 14) with hardwood floors and screens; Additional bedrooms listed (bedroom 3, bedroom 4)
• Flooring: Hardwood floors in main living areas and bedrooms; Vinyl flooring in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating with radiators; Wall cooling units
• Interior features: First-floor full bathroom; Storage space; Built-in features; Open floor plan; Lobby; Five rooms total
• Laundry & utility: Common area laundry

🏢 Co-op / cooperative unit. The $210,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (14.3% below list).
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $180k (14.3% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 2.9% in Evanston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 85/100 on livability (#26 in IL, #464 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Evanston Twp Hsd 202 (urban): math 47% / reading 52% proficiency, ranked #54 of 620 in IL (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Evanston Twp High School (math 47% / reading 52%, grade D, #44 of 693 statewide, top 7%, 3,691 students, 0% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 102 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 36% of the median local income ($91k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 10y ago 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 $140k; list at $210k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,965 (14.3% 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 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 5.11%
• Cash-on-cash: -4.24%
• DSCR: 0.81
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.93% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.30×
• Total profit: $-41,243
• Equity at exit: $31,312

10-year hold

• IRR: -6.3%
• Equity multiple: 0.53×
• Total profit: $-27,425
• Equity at exit: $18,157

Cash invested: $58,800 (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 60201

• Rents YoY: 4.9%
• Active inventory: 102
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,730 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$913
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $-208

Break-even live

Break-even rent $2,993

Max offer price $179,965

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1125 Davis St Evanston, IL	3.0–4.0	1.0–3.0	1475	$2,895	$1.96	6d	6	0.03mi
1570 Oak Ave Evanston, IL	2.0	1.0–2.0	712	$1,990	$2.79	7d	6	0.05mi
1615 Ridge Ave Evanston, IL	2.0–4.0	1.0–2.0	1318	$1,795	$1.36	7d	5	0.06mi
1627 Ridge Ave Evanston, IL	1.0	1.0	700	$1,315	$1.88	7d	1	0.09mi
1121 Church St Evanston, IL	2.0	1.5	1100	$1,815	$1.65	3d	3	0.13mi
1720 Oak Ave #406 Evanston, IL	1.0	1.0	805	$2,250	$2.80	22d	1	0.16mi
1720 Oak Ave #201 Evanston, IL	2.0	2.0	1323	$4,000	$3.02	18d	1	0.16mi
1717 Ridge Ave Evanston, IL	3.0	1.0–2.0	876	$3,781	$4.31	2d	24	0.17mi
1717 Ridge Ave Unit 814 Evanston, IL	2.0	2.0	1189	$3,819	$3.21	24d	1	0.17mi
1509 Oak Ave Unit 2N Evanston, IL	2.0	1.0	850	$1,750	$2.06	22d	1	0.17mi
1454 Oak Ave Unit G Evanston, IL	1.0	1.0	700	$1,625	$2.32	24d	1	0.18mi
1590 Elmwood Ave Evanston, IL	1.0	1.0	751	$2,960	$3.94	24d	1	0.18mi
1590 Elmwood Ave Evanston, IL	2.0	2.0	1097	$4,105	$3.74	17d	1	0.18mi
1727 Oak Ave Evanston, IL	1.0–2.0	1.0–2.0	865	$5,045	$5.83	1d	8	0.18mi
1111 Lake St Evanston, IL	2.0	1.0	1000	$2,295	$2.29	19d	1	0.19mi
1720 Maple Ave Evanston, IL	1.0–2.0	1.0–2.0	1186	$3,100	$2.61	24d	2	0.22mi
1327 Church St Unit CH Evanston, IL	2.0	1.0	957	$2,300	$2.40	24d	1	0.22mi
1720 Maple Ave #820 Evanston, IL	2.0	2.0	1323	$3,100	$2.34	22d	1	0.23mi
807 Davis St #1811 Evanston, IL	2.0	2.0	1271	$4,500	$3.54	10d	1	0.28mi
807 Davis St #1307 Evanston, IL	2.0	2.0	1278	$3,950	$3.09	22d	1	0.28mi
807 Church St #404 Evanston, IL	1.0	1.0	830	$2,250	$2.71	17d	1	0.30mi
1706 Sherman Ave Evanston, IL	3.0	1.0–2.5	1188	$4,667	$3.93	1d	11	0.34mi
1406 Elmwood Ave Evanston, IL	1.0–2.0	1.0	846	$2,075	$2.45	3d	1	0.34mi
810 Clark St Evanston, IL	1.0–2.0	1.0	800	$2,560	$3.20	24d	1	0.34mi
1311 Oak Ave Apt 3W Evanston, IL	2.0	1.0	900	$2,295	$2.55	24d	1	0.37mi
1031 Dempster St Unit 3E Evanston, IL	1.0	1.0	700	$1,795	$2.56	24d	1	0.40mi
716 Clark St Unit 1S Evanston, IL	3.0	2.0	920	$3,895	$4.23	24d	1	0.40mi
716 Clark St Unit 3N Evanston, IL	3.0	1.0	900	$3,550	$3.94	24d	1	0.40mi
1908 Asbury Ave Unit 1 Evanston, IL	2.0	1.0	1240	$2,300	$1.85	24d	1	0.41mi
1630 Chicago Ave Evanston, IL	2.0	1.0–2.0	826	$4,099	$4.96	2d	34	0.42mi
1838 Ashland Ave Unit 1F Evanston, IL	2.0	1.0	900	$2,100	$2.33	24d	1	0.44mi
1400 Chicago Ave Evanston, IL	1.0	1.0	550	$1,650	$3.00	3d	6	0.46mi
1516 Hinman Ave Evanston, IL	1.0–2.0	2.0	1095	$2,400	$2.19	24d	2	0.49mi
1326 Chicago Ave Unit 404 Evanston, IL	2.0	2.0	1135	$2,800	$2.47	7d	1	0.49mi
1715 Chicago Ave Evanston, IL	3.0	1.0–2.5	1267	$5,078	$4.01	2d	23	0.50mi
1235 Elmwood Ave Evanston, IL	1.0	1.0	950	$1,895	$1.99	21d	1	0.50mi
1616 Hinman Ave Evanston, IL	3.0	2.0	1200	$3,450	$2.88	3d	3	0.51mi
1930 Sherman Ave Unit 1S Evanston, IL	3.0	1.0	1500	$3,000	$2.00	24d	1	0.53mi
1002 Crain St Unit 1 Evanston, IL	3.0	2.0	1100	$3,795	$3.45	24d	1	0.55mi
916 Crain St Unit 3 Evanston, IL	2.0	1.0	900	$3,095	$3.44	15d	1	0.55mi

HOA detail condo

• Monthly dues: $913 · $10,956/yr
• Likely covers: gaselectricinternet
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-17
   pricedays on marketlisting id $210,000 Active 1 DOM
2. 2026-06-17
   days on market $219,000 Active 49 DOM
3. 2026-06-16
   days on market $219,000 Active 48 DOM
4. 2026-06-15
   days on market $219,000 Active 47 DOM
5. 2026-06-13
   days on market $219,000 Active 45 DOM
6. 2026-06-09
   days on market $219,000 Active 41 DOM
7. 2026-06-08
   days on market $219,000 Active 40 DOM
8. 2026-06-07
   days on market $219,000 Active 39 DOM
9. 2026-06-04
   days on market $219,000 Active 36 DOM
10. 2026-06-03
    days on market $219,000 Active 35 DOM
11. 2026-06-02
    days on market $219,000 Active 34 DOM
12. 2026-06-01
    days on market $219,000 Active 33 DOM
13. 2026-05-31
    days on market $219,000 Active 32 DOM
14. 2026-04-29
    listed $219,000 Active
15. 2026-04-24
    historical Contingent - Continue to Show
16. 2026-04-24
    historical
17. 2026-04-13
    listed Active
18. 2025-08-18
    soldstatus $140,000
19. 2021-05-05
    soldstatus $129,000 Closed Sale 1393-char remark

    Show marketing remark (1393 chars)

    The difference is delightful! You'll find this one-bedroom to be in "mint, move in condition"! 508 features North + East light + panoramic views, refinished hardwood floors, custom designed kitchen with breakfast bar (or use as your home office!), ceramic tile floor, stainless steel appliances and an array of cabinetry, freshly painted neutral/soft white throughout, tilt-in windows for easy washing and blinds, as well as storage galore-in the unit and lower, locked storage room. The location, the "walk-about score" is excellent, an "A" for access to downtown unique shops, services, restaurants, groceries + farmers' market, the post office, library, theaters, a pleasant walk to Lake Michigan and transportation via METRA +CTA trains or PACE buses! Still, keep your car in the deeded, heated garage! The Ridge-Davis Board, Management and daily Custodial services are also "A"! Featuring the largest ground-level bright laundry room/"library in Evanston, a huge service elevator, recycling, and bicycle storage in the garage. The professionally designed & landscaped patio welcomes individual and group gatherings! Keep in mind that the monthly assessment includes real estate taxes, gas, electric (air-conditioning), you'll only pay for your Internet + phone service! PETS, as service or comfort may be permitted with Board approval!

20. 2021-05-01
    status Pending 1393-char remark

    Show marketing remark (1393 chars)

    The difference is delightful! You'll find this one-bedroom to be in "mint, move in condition"! 508 features North + East light + panoramic views, refinished hardwood floors, custom designed kitchen with breakfast bar (or use as your home office!), ceramic tile floor, stainless steel appliances and an array of cabinetry, freshly painted neutral/soft white throughout, tilt-in windows for easy washing and blinds, as well as storage galore-in the unit and lower, locked storage room. The location, the "walk-about score" is excellent, an "A" for access to downtown unique shops, services, restaurants, groceries + farmers' market, the post office, library, theaters, a pleasant walk to Lake Michigan and transportation via METRA +CTA trains or PACE buses! Still, keep your car in the deeded, heated garage! The Ridge-Davis Board, Management and daily Custodial services are also "A"! Featuring the largest ground-level bright laundry room/"library in Evanston, a huge service elevator, recycling, and bicycle storage in the garage. The professionally designed & landscaped patio welcomes individual and group gatherings! Keep in mind that the monthly assessment includes real estate taxes, gas, electric (air-conditioning), you'll only pay for your Internet + phone service! PETS, as service or comfort may be permitted with Board approval!

21. 2021-03-31
    status Contingent 1393-char remark

    Show marketing remark (1393 chars)

    The difference is delightful! You'll find this one-bedroom to be in "mint, move in condition"! 508 features North + East light + panoramic views, refinished hardwood floors, custom designed kitchen with breakfast bar (or use as your home office!), ceramic tile floor, stainless steel appliances and an array of cabinetry, freshly painted neutral/soft white throughout, tilt-in windows for easy washing and blinds, as well as storage galore-in the unit and lower, locked storage room. The location, the "walk-about score" is excellent, an "A" for access to downtown unique shops, services, restaurants, groceries + farmers' market, the post office, library, theaters, a pleasant walk to Lake Michigan and transportation via METRA +CTA trains or PACE buses! Still, keep your car in the deeded, heated garage! The Ridge-Davis Board, Management and daily Custodial services are also "A"! Featuring the largest ground-level bright laundry room/"library in Evanston, a huge service elevator, recycling, and bicycle storage in the garage. The professionally designed & landscaped patio welcomes individual and group gatherings! Keep in mind that the monthly assessment includes real estate taxes, gas, electric (air-conditioning), you'll only pay for your Internet + phone service! PETS, as service or comfort may be permitted with Board approval!

22. 2021-01-31
    price $135,000 1393-char remark

    Show marketing remark (1393 chars)

    The difference is delightful! You'll find this one-bedroom to be in "mint, move in condition"! 508 features North + East light + panoramic views, refinished hardwood floors, custom designed kitchen with breakfast bar (or use as your home office!), ceramic tile floor, stainless steel appliances and an array of cabinetry, freshly painted neutral/soft white throughout, tilt-in windows for easy washing and blinds, as well as storage galore-in the unit and lower, locked storage room. The location, the "walk-about score" is excellent, an "A" for access to downtown unique shops, services, restaurants, groceries + farmers' market, the post office, library, theaters, a pleasant walk to Lake Michigan and transportation via METRA +CTA trains or PACE buses! Still, keep your car in the deeded, heated garage! The Ridge-Davis Board, Management and daily Custodial services are also "A"! Featuring the largest ground-level bright laundry room/"library in Evanston, a huge service elevator, recycling, and bicycle storage in the garage. The professionally designed & landscaped patio welcomes individual and group gatherings! Keep in mind that the monthly assessment includes real estate taxes, gas, electric (air-conditioning), you'll only pay for your Internet + phone service! PETS, as service or comfort may be permitted with Board approval!

23. 2020-11-11
    listed $139,000 New 1393-char remark

    Show marketing remark (1393 chars)

    The difference is delightful! You'll find this one-bedroom to be in "mint, move in condition"! 508 features North + East light + panoramic views, refinished hardwood floors, custom designed kitchen with breakfast bar (or use as your home office!), ceramic tile floor, stainless steel appliances and an array of cabinetry, freshly painted neutral/soft white throughout, tilt-in windows for easy washing and blinds, as well as storage galore-in the unit and lower, locked storage room. The location, the "walk-about score" is excellent, an "A" for access to downtown unique shops, services, restaurants, groceries + farmers' market, the post office, library, theaters, a pleasant walk to Lake Michigan and transportation via METRA +CTA trains or PACE buses! Still, keep your car in the deeded, heated garage! The Ridge-Davis Board, Management and daily Custodial services are also "A"! Featuring the largest ground-level bright laundry room/"library in Evanston, a huge service elevator, recycling, and bicycle storage in the garage. The professionally designed & landscaped patio welcomes individual and group gatherings! Keep in mind that the monthly assessment includes real estate taxes, gas, electric (air-conditioning), you'll only pay for your Internet + phone service! PETS, as service or comfort may be permitted with Board approval!

24. 2020-08-04
    soldstatus $127,000 Closed Sale
25. 2020-06-12
    status Contingent
26. 2020-06-03
    listed $129,900 New
27. 2019-11-04
    soldstatus $138,500 Closed Sale
28. 2019-10-28
    soldstatus $82,000 Closed Sale
29. 2019-10-22
    status Pending
30. 2019-10-15
    historical Contingent
31. 2019-10-13
    listed $134,000 New
32. 2019-09-17
    historical Contingent
33. 2019-08-22
    price $105,000
34. 2019-06-17
    listed $109,000 New
35. 2019-05-07
    historical
36. 2019-04-16
    soldstatus $124,900 Closed Sale
37. 2019-02-26
    status Contingent (Do Not Show)
38. 2019-02-21
    listed $124,900 New
39. 2019-01-01
    status Reactivated
40. 2018-12-31
    historical
41. 2018-11-09
    price
42. 2018-10-02
    price
43. 2018-09-15
    status Reactivated
44. 2018-08-01
    status Pending
45. 2018-07-03
    listed New
46. 2018-05-04
    soldstatus $120,000 Closed Sale
47. 2018-03-19
    status Contingent (Do Not Show)
48. 2018-03-15
    listed $120,000 New
49. 2017-12-14
    soldstatus $80,000 Closed Sale
50. 2017-12-07
    status Pending

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,760
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,621
• − Management: −$2,621
• − HOA: −$10,956
• − Depreciation: −$6,109
• Taxable loss: −$5,510
• Est. tax savings @ 24.0%: +$1,322
• After-tax cash flow: $-1,168/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: Evanston Twp Hsd 202
• NCES district ID: 1714490
• Math proficiency: 47% ▼ -3.00%
• Reading proficiency: 52% ▬ 0.00%
• Median HH income: $72,672
• Composite: 44.52/100
• National rank: #2794
• State rank: #54 of 620 in IL

Livability — Evanston

• Score: 85/100
• State rank: #26
• US rank: #464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evanston, IL
• County: Cook County · 4,486,803 people
• City population: 76,085
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 43,744
• Household income: $90,545
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 2996.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 62% Black 12% Two or more races 11% Hispanic / Latino 11% Asian 10%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 5% Scotch-Irish 3% Italian 2%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 5% Chinese 4% Other Indo-European 3%

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: ▼ -298.75%
• Current HPI: 176.2844
• Rent YoY: ▲ 4.93%
• 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

+119.0% since first listed

49 events — show timeline

• 2026-04-29 Listed $219,000 MRED as Distributed by MLS Grid
• 2026-04-24 Contingent — MRED as Distributed by MLS Grid
• 2026-04-24 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-13 Listed — MRED as Distributed by MLS Grid
• 2025-08-18 Sold (Public Records) $140,000 Public Records
• 2021-05-05 Sold (MLS) $129,000 MRED as Distributed by MLS Grid
• 2021-05-01 Pending — MRED as Distributed by MLS Grid
• 2021-03-31 Pending — MRED as Distributed by MLS Grid
• 2021-01-31 Price Changed $135,000 MRED as Distributed by MLS Grid
• 2020-11-11 Listed $139,000 MRED as Distributed by MLS Grid
• 2020-08-04 Sold (MLS) $127,000 MRED as Distributed by MLS Grid
• 2020-06-12 Pending — MRED as Distributed by MLS Grid
• 2020-06-03 Listed $129,900 MRED as Distributed by MLS Grid
• 2019-11-04 Sold (MLS) $138,500 MRED as Distributed by MLS Grid
• 2019-10-28 Sold (MLS) $82,000 MRED as Distributed by MLS Grid
• 2019-10-22 Pending — MRED as Distributed by MLS Grid
• 2019-10-15 Contingent — MRED as Distributed by MLS Grid
• 2019-10-13 Listed $134,000 MRED as Distributed by MLS Grid
• 2019-09-17 Contingent — MRED as Distributed by MLS Grid
• 2019-08-22 Price Changed $105,000 MRED as Distributed by MLS Grid
• 2019-06-17 Listed $109,000 MRED as Distributed by MLS Grid
• 2019-05-07 Listing Removed — MRED as Distributed by MLS Grid
• 2019-04-16 Sold (MLS) $124,900 MRED as Distributed by MLS Grid
• 2019-02-26 Pending — MRED as Distributed by MLS Grid
• 2019-02-21 Listed $124,900 MRED as Distributed by MLS Grid
• 2019-01-01 Relisted — MRED as Distributed by MLS Grid
• 2018-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2018-11-09 Price Changed — MRED as Distributed by MLS Grid
• 2018-10-02 Price Changed — MRED as Distributed by MLS Grid
• 2018-09-15 Relisted — MRED as Distributed by MLS Grid
• 2018-08-01 Pending — MRED as Distributed by MLS Grid
• 2018-07-03 Listed — MRED as Distributed by MLS Grid
• 2018-05-04 Sold (MLS) $120,000 MRED as Distributed by MLS Grid
• 2018-03-19 Pending — MRED as Distributed by MLS Grid
• 2018-03-15 Listed $120,000 MRED as Distributed by MLS Grid
• 2017-12-14 Sold (MLS) $80,000 MRED as Distributed by MLS Grid
• 2017-12-07 Pending — MRED as Distributed by MLS Grid
• 2017-11-03 Contingent — MRED as Distributed by MLS Grid
• 2017-11-03 Relisted — MRED as Distributed by MLS Grid
• 2017-10-24 Listing Removed — MRED as Distributed by MLS Grid
• 2017-07-31 Listed $80,000 MRED as Distributed by MLS Grid
• 2017-05-17 Sold (MLS) $94,000 MRED as Distributed by MLS Grid
• 2017-04-11 Pending — MRED as Distributed by MLS Grid
• 2017-03-25 Contingent — MRED as Distributed by MLS Grid
• 2017-02-15 Relisted — MRED as Distributed by MLS Grid
• 2017-02-02 Contingent — MRED as Distributed by MLS Grid
• 2017-01-16 Relisted — MRED as Distributed by MLS Grid
• 2017-01-07 Contingent — MRED as Distributed by MLS Grid
• 2016-12-22 Listed $100,000 MRED as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2023): $73,150 · +14.6% YoY. Source: county tax records.