1834 Victoria Ave · North Chicago, IL 60064

$135,900

3 bd · 1.0 ba · 1,094 sqft · SingleFamily public records · 52 Days on market

Built 1915 3,125 sqft lot $124/sqft · 28% below area Est $189k · 28% under ↓ 9% since listing

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Why this score? — see what drove the C+ 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 +18.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +6.0/10.0
• Appreciation +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

SINGLE FAMILY HOME SOLD AS-IS AND READY FOR A NEW FAMILY. THIS HOME IS OFFERED WITH A MOTIVATED SELLER. THIS IS NOT A BANK SHORT SALE OR FORECLOSURE. GREAT OPPORTUNITY FOR OWNERSHIP AT THIS PRICE. VACANT AND EASY TO SHOW. PLEASE INSPECT PRIOR TO SUBMITTING AN OFFER SINCE WE ARE SELLING "AS-IS". NO SURVEY. DISCLOSURES UNDER ADDITIONAL DOCUMENTS. AGENT HAS AN OWNERSHIP INTEREST IN THE PROPERTY.

Key facts

• 3,125 sq ft lot
• 2 garage spots
• Built 1915

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $132k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.7% in North Chicago — 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 81/100 on livability (#95 in IL, #1,536 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• North Chicago SD 187 (suburban): math 8% / reading 13% proficiency, ranked #574 of 620 in IL (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 948 units permitted in Lake County in 2024 (424 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $940 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lake County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; flood insurance adds $56/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,823 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 6.7

CMA / ARV

• ARV (median comp): $188,983
• List price: $135,900
• Delta: -28.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1819 Victoria Ave	0.05mi	2/1.0 (-1)	1,071 (-2%)	9mo	$240,500	$225	81
803 Broadway Ave	0.15mi	3/1.0	990 (-10%)	2mo	$218,000	$220	75
1738 Seymour Ave	0.33mi	2/1.5 (-1)	1,125 (+3%)	1mo	$276,000	$245	72
1646 Victoria Ave	0.24mi	3/2.0	1,031 (-6%)	12mo	$250,000	$242	66
1535 Glenn Dr	0.39mi	3/1.0	1,192 (+9%)	6mo	$145,000	$122	61
2218 Kristan Ave	0.69mi	3/1.5	1,080 (-1%)	6mo	$205,000	$190	58
1306 Park Ave	0.71mi	3/1.0	1,145 (+5%)	14mo	$175,000	$153	48
1449 Kristan Ave	0.66mi	3/1.0	988 (-10%)	9mo	$279,900	$283	45
1511 14th St	0.66mi	4/2.0 (+1)	1,176 (+8%)	6mo	$280,000	$238	42
1521 Seymour Ave	0.50mi	4/2.0 (+1)	1,230 (+12%)	6mo	$310,000	$252	42
1431 Elizabeth Ave	0.56mi	4/2.0 (+1)	1,258 (+15%)	1mo	$220,000	$175	39
1419 Seymour Ave	0.61mi	3/2.0	975 (-11%)	15mo	$283,000	$290	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.78×
• Total profit: $-8,360
• Equity at exit: $28,888

10-year hold

• IRR: 2.4%
• Equity multiple: 1.21×
• Total profit: $7,850
• Equity at exit: $27,110

Cash invested: $38,052 (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 60064

• Home prices YoY: -0.7%
• Active inventory: 25
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$713
• Tax from tax record: −$424 /mo · $5,083/yr
• Insurance: −$57
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $84

Break-even live

Break-even rent $1,580

Max offer price $135,900

Occupancy floor 90%

Sensitivity live

Price	-10% $161	-5% $122	+0% $84	+5% $45	+10% $7
Rent	-10% $-49	-5% $17	+0% $84	+5% $150	+10% $217
Rate	-1.0pp $152	-0.5pp $118	base $84	+0.5pp $49	+1.0pp $13

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: $33,975
• Closing costs: $4,077
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1634 Victoria Ave North Chicago, IL	2.0	1.5	1182	$1,600	$1.35	23d	1	0.23mi
2403 24th St North Chicago, IL	3.0	1.0	1017	$1,695	$1.67	25d	1	1.16mi
2506 24th Pl North Chicago, IL	3.0	1.0	1350	$1,825	$1.35	0d	1	1.23mi
1724 Green Bay Rd North Chicago, IL	2.0	2.0	960	$1,875	$1.95	8d	1	1.29mi
1724 Green Bay Rd North Chicago, IL	2.0	2.0	960	$1,875	$1.95	11d	1	1.29mi

Listing history 6 events

1. 2026-04-20
   price $135,900 405-char remark

   Show marketing remark (405 chars)

   SINGLE FAMILY HOME SOLD AS-IS AND READY FOR A NEW FAMILY. THIS HOME IS OFFERED WITH A MOTIVATED SELLER. THIS IS NOT A BANK SHORT SALE OR FORECLOSURE. GREAT OPPORTUNITY FOR OWNERSHIP AT THIS PRICE. VACANT AND EASY TO SHOW. PLEASE INSPECT PRIOR TO SUBMITTING AN OFFER SINCE WE ARE SELLING "AS-IS". NO SURVEY. DISCLOSURES UNDER ADDITIONAL DOCUMENTS. AGENT HAS AN OWNERSHIP INTEREST IN THE PROPERTY.

2. 2026-04-07
   status Active 405-char remark

   Show marketing remark (405 chars)

   SINGLE FAMILY HOME SOLD AS-IS AND READY FOR A NEW FAMILY. THIS HOME IS OFFERED WITH A MOTIVATED SELLER. THIS IS NOT A BANK SHORT SALE OR FORECLOSURE. GREAT OPPORTUNITY FOR OWNERSHIP AT THIS PRICE. VACANT AND EASY TO SHOW. PLEASE INSPECT PRIOR TO SUBMITTING AN OFFER SINCE WE ARE SELLING "AS-IS". NO SURVEY. DISCLOSURES UNDER ADDITIONAL DOCUMENTS. AGENT HAS AN OWNERSHIP INTEREST IN THE PROPERTY.

3. 2026-04-07
   status Pending 405-char remark

   Show marketing remark (405 chars)

   SINGLE FAMILY HOME SOLD AS-IS AND READY FOR A NEW FAMILY. THIS HOME IS OFFERED WITH A MOTIVATED SELLER. THIS IS NOT A BANK SHORT SALE OR FORECLOSURE. GREAT OPPORTUNITY FOR OWNERSHIP AT THIS PRICE. VACANT AND EASY TO SHOW. PLEASE INSPECT PRIOR TO SUBMITTING AN OFFER SINCE WE ARE SELLING "AS-IS". NO SURVEY. DISCLOSURES UNDER ADDITIONAL DOCUMENTS. AGENT HAS AN OWNERSHIP INTEREST IN THE PROPERTY.

4. 2026-04-06
   status Active 405-char remark

   Show marketing remark (405 chars)

   SINGLE FAMILY HOME SOLD AS-IS AND READY FOR A NEW FAMILY. THIS HOME IS OFFERED WITH A MOTIVATED SELLER. THIS IS NOT A BANK SHORT SALE OR FORECLOSURE. GREAT OPPORTUNITY FOR OWNERSHIP AT THIS PRICE. VACANT AND EASY TO SHOW. PLEASE INSPECT PRIOR TO SUBMITTING AN OFFER SINCE WE ARE SELLING "AS-IS". NO SURVEY. DISCLOSURES UNDER ADDITIONAL DOCUMENTS. AGENT HAS AN OWNERSHIP INTEREST IN THE PROPERTY.

5. 2026-04-02
   status Pending 405-char remark

   Show marketing remark (405 chars)

   SINGLE FAMILY HOME SOLD AS-IS AND READY FOR A NEW FAMILY. THIS HOME IS OFFERED WITH A MOTIVATED SELLER. THIS IS NOT A BANK SHORT SALE OR FORECLOSURE. GREAT OPPORTUNITY FOR OWNERSHIP AT THIS PRICE. VACANT AND EASY TO SHOW. PLEASE INSPECT PRIOR TO SUBMITTING AN OFFER SINCE WE ARE SELLING "AS-IS". NO SURVEY. DISCLOSURES UNDER ADDITIONAL DOCUMENTS. AGENT HAS AN OWNERSHIP INTEREST IN THE PROPERTY.

6. 2026-03-30
   listed $149,900 Active 405-char remark

   Show marketing remark (405 chars)

   SINGLE FAMILY HOME SOLD AS-IS AND READY FOR A NEW FAMILY. THIS HOME IS OFFERED WITH A MOTIVATED SELLER. THIS IS NOT A BANK SHORT SALE OR FORECLOSURE. GREAT OPPORTUNITY FOR OWNERSHIP AT THIS PRICE. VACANT AND EASY TO SHOW. PLEASE INSPECT PRIOR TO SUBMITTING AN OFFER SINCE WE ARE SELLING "AS-IS". NO SURVEY. DISCLOSURES UNDER ADDITIONAL DOCUMENTS. AGENT HAS AN OWNERSHIP INTEREST IN THE PROPERTY.

ⓘ 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: $5,083 · $424/mo
• Projected year-2 tax: $5,083 · $424/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,237
• − Mortgage interest: −$7,613
• − Property taxes: −$5,083
• − Insurance: −$1,346
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$3,953
• Taxable loss: −$996
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $1,245/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: North Chicago SD 187
• NCES district ID: 1700110
• Math proficiency: 8% ▼ -4.00%
• Reading proficiency: 13% ▼ -4.00%
• Median HH income: $39,812
• Composite: 9.05/100
• National rank: #9873
• State rank: #574 of 620 in IL

Livability — North Chicago

• Score: 81/100
• State rank: #95
• US rank: #1536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Chicago, IL
• City population: 29,316
• Population (ZIP): 15,047

Population outlook (Lake County) Hauer SSP2

• Today (2025): 700,217 people
• By 2030: 693,290 · -1.0%
• By 2040: 673,588 · -3.8%
• By 2050: 643,556 · -8.1%
• By 2075: 562,792 · -19.6%
• By 2100: 457,715 · -34.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 54% Black 30% Two or more races 19% White 11% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 47% Puerto Rican 2%
• Common ancestry: Romanian 1% British 1% American 1%
• Foreign-born: 27% · Canada
• Languages at home: 51% English-only · Spanish 47% Other Indo-European 1%

Political lean MEDSL · Lake

• 2024 margin: Strong D (+20.8) · D 59.7% · R 38.9% · Other 1.4%
• 2008→2024 swing: +1.1pp toward D · 2008: 19.6pp · 2024: 20.8pp
• All cycles: 2024: D+20.8 2020: D+24.1 2016: D+20.3 2012: D+8.1 2008: D+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.61%
• Current HPI: 233.6178
• 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

-9.3% since first listed

6 events — show timeline

• 2026-04-20 Price Changed $135,900 MRED as Distributed by MLS Grid
• 2026-04-07 Relisted — MRED as Distributed by MLS Grid
• 2026-04-07 Pending — MRED as Distributed by MLS Grid
• 2026-04-06 Relisted — MRED as Distributed by MLS Grid
• 2026-04-02 Pending — MRED as Distributed by MLS Grid
• 2026-03-30 Listed $149,900 MRED as Distributed by MLS Grid

Property tax history

+6.2%/yr

Latest (2024): $5,083 · +12.5% YoY. Source: county tax records.