1180 Oak Ridge Dr · Glencoe, IL 60022

$3,500,000

4 bd · 3.0 ba · 1,936 sqft · SingleFamily public records · 42 Days on market

Built 2025

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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
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Thoughtfully designed and beautifully executed, 1180 Oak Ridge is a home that not only lives beautifully, but feels right the moment you walk in. This exceptional new construction residence was built and designed by award-winning development team, Noah Properties and Lisek Interiors. Every detail has been considered-from the scale of the rooms to the quality of the finishes and functionality of the space-delivering comfort, efficiency, and luxury. Offering a refined take on modern North Shore living, clean architectural lines, expertly curated finishes, and a warm, inviting palette come together to create a home that feels both elevated and effortlessly livable. At the heart of the home, a

Key facts

• 2 garage spots
• Pool
• Built 2025

Property features AI

Finance

• HOA & community: Community amenities include pool, sidewalks, and street lights; No master association fee required

Exterior

• Parking: Attached garage (garage owned); Heated garage; Heated driveway; Garage door opener; Concrete parking; Total of 2 parking spaces (2 garage spaces)
• Utilities: Lake Michigan water source; Public sewer; 200+ amp electrical service with circuit breakers
• Home design: Detached single-family home; 2-story design; New construction — ready for occupancy; Fee simple ownership
• Construction: Brick and fiber cement exterior; Built as new construction
• Exterior features: In-ground pool; Deck and patio; Outdoor grill

Interior

• Kitchen: Island kitchen with pantry/butler layout; High-end stainless steel appliances: double oven, range, microwave, dishwasher, refrigerator, disposal
• Bedrooms: 5 bedrooms (including a lower-level bedroom); Primary suite on second floor with full bath and walk-in closet
• Flooring: Hardwood flooring throughout main living areas and bedrooms; Porcelain tile flooring in select rooms and lower level
• Bathrooms: 5 full bathrooms and 1 half bathroom; Bathrooms include separate shower, double sinks, and soaking tub
• Fireplaces: Three gas-log fireplaces located in family room, living room, and master bedroom
• Heating & cooling: Natural gas heating with forced air and radiant systems (multiple heating systems); Central air conditioning
• Interior features: 11 total rooms; Finished walk-out basement; Separate dining room; Pantry-Butler
• Laundry & utility: Second-floor laundry room; In-unit laundry with sink; Utility room on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $3.50M.

Deal economics

• At list price, monthly cash flow is $-18k ($-211k/yr) — negative.
• To cash-flow at today's rent, offer at most $393k (88.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $440k (87.4% below list).
• Recommended offer: $393k (88.8% below list) — sets the bar for cash-flow.
• Cap rate 0.3% 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: crime A+, commute A+, employment 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.
• Zoned schools: South Elem School (395 students, 0% FRL); Central School (math 65% / reading 64%, grade A-, #14 of 665 statewide, top 2%, 568 students, 0% FRL); New Trier Township H S Northfield (923 students, 0% FRL).
• Zoned-school proficiency averages 64% at this address vs 78% district-wide (-14 pts) — the specific schools serving this property underperform the New Trier Twp Hsd 203 average; the district grade overstates school quality for this exact location.
• Market conditions: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $24k of loan paydown is wiped out by about $105k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($3.40M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y 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 $770k; list at $3.50M implies a 355% gain — meaningful room to come down on a strong offer.

Recommended offer $392,967 (88.8% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 89% concession, seller financing, or rate buy-down credit?
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: 0.13% ✗
• Cap rate: 0.26%
• Cash-on-cash: -21.54%
• DSCR: 0.04
• GRM: 66.3

CMA / ARV

• ARV (on-the-fly): $1,148,048
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Kelling Ln	0.19mi	3/2.5 (-1)	1,788 (-8%)	0mo	$1,217,500	$681	71
885 Vernon Ave	0.65mi	4/2.5	1,820 (-6%)	13mo	$1,079,000	$593	47
710 Strawberry Hill Dr	0.75mi	3/2.0 (-1)	2,095 (+8%)	5mo	$875,000	$418	38

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: -62.2%
• Equity multiple: -0.72×
• Total profit: $-1,689,206
• Equity at exit: $521,861

10-year hold

• IRR: —
• Equity multiple: -1.98×
• Total profit: $-2,920,899
• Equity at exit: $302,616

Cash invested: $980,000 (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 60022

• Active inventory: 41
• Price-to-rent: 66.3×

Monthly cashflow live

• Estimated rent: $4,400 medium
• Mortgage (P&I): −$18,354
• Tax from tax record: −$1,252 /mo · $15,018/yr
• Insurance: −$1,458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$924
• Net cashflow: $-17,588

Break-even live

Break-even rent $26,664

Max offer price $392,967

Occupancy floor —

Sensitivity live

Price	-10% $-15,607	-5% $-16,598	+0% $-17,588	+5% $-18,579	+10% $-19,569
Rent	-10% $-17,936	-5% $-17,762	+0% $-17,588	+5% $-17,414	+10% $-17,241
Rate	-1.0pp $-15,826	-0.5pp $-16,698	base $-17,588	+0.5pp $-18,495	+1.0pp $-19,418

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: $875,000
• Closing costs: $105,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Lakeside Pl Highland Park, IL	3.0	3.0	1813	$4,400	$2.43	0d	1	0.73mi

Listing history 20 events

1. 2026-04-23
   historical Contingent - Continue to Show
2. 2026-04-14
   listed $3,500,000 Active
3. 2026-04-14
   historical
4. 2026-02-23
   listed Active
5. 2026-02-23
   historical
6. 2025-11-21
   listed Active
7. 2025-11-21
   historical
8. 2025-09-18
   listed Active
9. 2025-09-18
   historical
10. 2025-07-09
    listed Active
11. 2025-07-09
    historical
12. 2025-04-28
    listed Active
13. 2025-04-28
    historical
14. 2024-11-22
    listed Active
15. 2008-07-28
    soldstatus $770,000
16. 2008-07-14
    soldstatus $770,000 Closed Sale
17. 2008-07-09
    historical
18. 2008-06-19
    historical
19. 2008-05-09
    listed $789,000
20. 2003-01-03
    soldstatus $350,000

ⓘ 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: $15,018 · $1,252/mo
• Projected year-2 tax: $47,234 · $3,936/mo
• Expected delta: +$32,216/yr (+$2,685/mo · 214.5%)

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

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 100% 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: $52,800
• − Mortgage interest: −$196,054
• − Property taxes: −$15,018
• − Insurance: −$17,500
• − Repairs & maintenance: −$4,224
• − Management: −$4,224
• − Depreciation: −$101,818
• Taxable loss: −$286,039
• Est. tax savings @ 24.0%: +$68,649
• After-tax cash flow: $-142,409/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

Price history

+900.0% since first listed

20 events — show timeline

• 2026-04-23 Contingent — MRED as Distributed by MLS Grid
• 2026-04-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-14 Listed $3,500,000 MRED as Distributed by MLS Grid
• 2026-02-23 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-23 Listed — MRED as Distributed by MLS Grid
• 2025-11-21 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-21 Listed — MRED as Distributed by MLS Grid
• 2025-09-18 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-18 Listed — MRED as Distributed by MLS Grid
• 2025-07-09 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-09 Listed — MRED as Distributed by MLS Grid
• 2025-04-28 Listing Removed — MRED as Distributed by MLS Grid
• 2025-04-28 Listed — MRED as Distributed by MLS Grid
• 2024-11-22 Listed — MRED as Distributed by MLS Grid
• 2008-07-28 Sold (Public Records) $770,000 Public Records
• 2008-07-14 Sold (MLS) $770,000 MRED as Distributed by MLS Grid
• 2008-07-09 Listing Removed — MRED as Distributed by MLS Grid
• 2008-06-19 Contingent — MRED as Distributed by MLS Grid
• 2008-05-09 Listed $789,000 MRED as Distributed by MLS Grid
• 2003-01-03 Sold (Public Records) $350,000 Public Records

Property tax history

+2.1%/yr

Latest (2023): $15,018 · +7.3% YoY. Source: county tax records.