310 Jackson Ave · Glencoe, IL 60022

$385,000

2 bd · 2.0 ba · — sqft · Townhouse · 8 Days on market

Built 1948 $422/mo HOA · 16% of rent

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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
• Cash flow +5.4/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTRACTIVE BRICK TOWNHOME JUST NORTH OF HUBBARD WOODS, NEAR METRA, OVERLOOKING PARK; IMMEDIATE OCCUPANCEY; FINISHED LOWER LEVEL AND BONUS FINISHED LOFT ON 3RD FLOOR W/ SKY LIGHT. CHARMING TRADITIONAL DETAILS INCLUDE WOOD-BURNING FIREPLACE, HARDWOOD FLOORS, MOLDINGS; APPROX 1700 SQ FT OF LIVING SPACE; CENTRAL AIR; SHOWS BEAUTIFULLY. LOW ASSESSMENT AND TAXES.

Key facts

• Brick townhome
• Attic loft
• Gas range

Tags

• BRICK TOWNHOME
• FINISHED LOWER LEVEL
• ATTIC LOFT
• GAS RANGE
• SUBWAY TILE BACKSPLASH
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $385k.

Deal economics

• At list price, monthly cash flow is $-834 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (38.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (31.5% below list).
• Recommended offer: $238k (38.3% below list) — sets the bar for cash-flow.
• Cap rate 3.7% vs local median 1.6% in Glencoe — 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 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $270k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $237,640 (38.3% 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 1948 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.68% ✗
• Cap rate: 3.69%
• Cash-on-cash: -9.29%
• DSCR: 0.59
• GRM: 12.2

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Green Bay Rd #1	0.10mi	2/2.0	1,150	4mo	$340,000	$296	80
312 Jackson Ave	0.00mi	2/1.0	1,464	9mo	$330,000	$225	76
148 Green Bay Rd #1	0.11mi	2/2.0	1,200	16mo	$260,000	$217	69
1101 Merrill St Unit M1	0.36mi	2/1.0	—	8mo	$261,000	—	60
78 Linden St	0.24mi	3/2.5 (+1)	1,642	16mo	$714,000	$435	56
400 Green Bay Rd #107	0.38mi	2/1.0	800	13mo	$215,000	$269	55
1099 Merril St #2	0.35mi	1/1.0 (-1)	627	16mo	$260,000	$415	49
316 Adams Ave	0.42mi	2/1.5	1,100	22mo	$328,000	$298	48
590 Green Bay Rd	0.75mi	2/1.5	1,200	5mo	$299,000	$249	47
580 Green Bay Rd	0.74mi	2/1.5	—	8mo	$300,000	—	45
1095 Merril St Unit D2	0.36mi	1/1.0 (-1)	—	24mo	$210,000	—	42
312 South Ave	0.58mi	3/3.5 (+1)	3,800	13mo	$1,150,000	$303	39

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: -32.8%
• Equity multiple: -0.07×
• Total profit: $-115,318
• Equity at exit: $57,405

10-year hold

• IRR: -38.5%
• Equity multiple: -0.56×
• Total profit: $-168,029
• Equity at exit: $33,288

Cash invested: $107,800 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,636 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$315 /mo · $3,780/yr
• Insurance: −$160
• HOA: −$422
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-834

Break-even live

Break-even rent $3,692

Max offer price $237,640

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Green Bay Rd Glencoe, IL	3.0	2.0	1550	$4,245	$2.74	15d	1	0.08mi
158 Green Bay Rd Glencoe, IL	3.0	2.0	1550	$4,245	$2.74	14d	1	0.08mi
158 Green Bay Rd Glencoe, IL	3.0	2.5	1550	$4,245	$2.74	14d	1	0.08mi
918 Green Bay Rd Unit G5 Winnetka, IL	1.0	1.0	700	$1,930	$2.76	7d	1	0.50mi
918 Green Bay Rd Unit 2L Winnetka, IL	1.0	1.0	1000	$1,895	$1.90	15d	1	0.50mi
918 Green Bay Rd Unit 3G Winnetka, IL	1.0	1.0	700	$1,930	$2.76	21d	1	0.50mi
918 Green Bay Rd Unit 3A Winnetka, IL	1.0	1.0	700	$1,795	$2.56	15d	1	0.50mi
918 Green Bay Rd Unit DL2 Winnetka, IL	1.0	1.0	700	$1,845	$2.64	7d	1	0.50mi
918 Green Bay Rd Unit 2 Winnetka, IL	1.0	1.0	750	$1,770	$2.36	24d	1	0.50mi
918 Green Bay Rd Winnetka, IL	1.0	1.0	750	$1,945	$2.59	24d	1	0.50mi
918 Green Bay Rd Unit 2L Winnetka, IL	1.0	1.0	750	$1,895	$2.53	24d	1	0.50mi
918 Green Bay Rd Unit 2E Winnetka, IL	1.0	1.0	700	$1,845	$2.64	24d	1	0.50mi
918 Green Bay Rd Unit 3A Winnetka, IL	1.0	1.0	700	$1,795	$2.56	24d	1	0.50mi
918 Green Bay Rd Unit 2F Winnetka, IL	1.0	1.0	700	$1,595	$2.28	24d	1	0.50mi
918 Green Bay Rd Unit 3G Winnetka, IL	1.0	1.0	—	$1,930	—	14d	1	0.50mi
918 Green Bay Rd Unit 3G Winnetka, IL	1.0	1.0	750	$1,930	$2.57	24d	1	0.50mi
918 Green Bay Rd Unit 2F Winnetka, IL	1.0	1.0	700	$1,595	$2.28	15d	1	0.50mi
918 Green Bay Rd Unit 2E Winnetka, IL	1.0	1.0	750	$1,945	$2.59	17d	1	0.50mi
918 Green Bay Rd Unit 3E Winnetka, IL	1.0	1.0	700	$1,770	$2.53	15d	1	0.50mi
918 Green Bay Rd Unit 3G Winnetka, IL	1.0	1.0	700	$1,930	$2.76	15d	1	0.50mi
916 Green Bay Rd Winnetka, IL	1.0	1.0	—	$1,930	—	24d	1	0.50mi
916 Green Bay Rd Unit 918-2L Winnetka, IL	1.0	1.0	—	$1,770	—	24d	1	0.50mi
913 Green Bay Rd Unit E3 Winnetka, IL	1.0	1.0	—	$1,945	—	24d	1	0.51mi
913 Green Bay Rd Unit A4 Winnetka, IL	1.0	1.0	—	$1,795	—	24d	1	0.52mi
913 Green Bay Rd Unit F3 Winnetka, IL	1.0	1.0	—	$1,595	—	24d	1	0.52mi
913 Green Bay Rd Unit E4 Winnetka, IL	1.0	1.0	—	$1,770	—	15d	1	0.52mi
913 Green Bay Rd Unit L2 Winnetka, IL	1.0	1.0	—	$1,845	—	14d	1	0.52mi
913 Green Bay Rd Unit G4 Winnetka, IL	1.0	1.0	—	$1,930	—	24d	1	0.52mi
909 Green Bay Rd Unit 2S Winnetka, IL	2.0	1.0	771	$2,000	$2.59	24d	1	0.52mi
368 Hazel Ave Unit A2 Glencoe, IL	1.0	1.0	—	$1,950	—	24d	1	0.86mi
373 Hazel Ave Glencoe, IL	1.0	1.0	—	$1,950	—	24d	1	0.90mi
338 Park Ave Unit 30 Glencoe, IL	1.0	1.0	—	$1,750	—	17d	1	0.96mi
338 Park Ave Unit 70 Glencoe, IL	1.0	1.0	—	$1,695	—	17d	1	0.96mi
342 Park Ave Unit 3 Glencoe, IL	3.0	1.0	—	$2,395	—	17d	1	0.96mi
343 Park Ave Glencoe, IL	1.0	1.0	—	$1,722	—	15d	2	0.99mi
343 Park Ave Glencoe, IL	1.0	1.0	—	$1,722	—	7d	2	0.99mi
343 Park Ave Glencoe, IL	1.0	1.0	—	$1,750	—	14d	3	0.99mi
343 Park Ave Glencoe, IL	1.0	1.0	700	$1,850	$2.64	17d	4	0.99mi
343 Park Ave Glencoe, IL	1.0	1.0	—	$1,750	—	6d	3	0.99mi
353 Park Ave Glencoe, IL	3.0	1.0	—	$3,395	—	6d	1	0.99mi

HOA detail

• Monthly dues: $422 · $5,064/yr

Listing history 15 events

1. 2026-06-18
   days on market $385,000 Active 8 DOM
2. 2026-06-17
   days on market $385,000 Active 7 DOM
3. 2026-06-16
   days on market $385,000 Active 6 DOM
4. 2026-06-15
   days on market $385,000 Active 5 DOM
5. 2026-06-13
   days on market $385,000 Active 3 DOM
6. 2026-06-13
   pricestatusdays on marketlisting id $385,000 Active 2 DOM
7. 2026-05-12
   status Active Under Contract
8. 2008-02-25
   soldstatus $270,000 359-char remark

   Show marketing remark (359 chars)

   ATTRACTIVE BRICK TOWNHOME JUST NORTH OF HUBBARD WOODS, NEAR METRA, OVERLOOKING PARK; IMMEDIATE OCCUPANCEY; FINISHED LOWER LEVEL AND BONUS FINISHED LOFT ON 3RD FLOOR W/ SKY LIGHT. CHARMING TRADITIONAL DETAILS INCLUDE WOOD-BURNING FIREPLACE, HARDWOOD FLOORS, MOLDINGS; APPROX 1700 SQ FT OF LIVING SPACE; CENTRAL AIR; SHOWS BEAUTIFULLY. LOW ASSESSMENT AND TAXES.

9. 2008-02-12
   historical 359-char remark

   Show marketing remark (359 chars)

   ATTRACTIVE BRICK TOWNHOME JUST NORTH OF HUBBARD WOODS, NEAR METRA, OVERLOOKING PARK; IMMEDIATE OCCUPANCEY; FINISHED LOWER LEVEL AND BONUS FINISHED LOFT ON 3RD FLOOR W/ SKY LIGHT. CHARMING TRADITIONAL DETAILS INCLUDE WOOD-BURNING FIREPLACE, HARDWOOD FLOORS, MOLDINGS; APPROX 1700 SQ FT OF LIVING SPACE; CENTRAL AIR; SHOWS BEAUTIFULLY. LOW ASSESSMENT AND TAXES.

10. 2007-11-19
    listed $299,000 359-char remark

    Show marketing remark (359 chars)

    ATTRACTIVE BRICK TOWNHOME JUST NORTH OF HUBBARD WOODS, NEAR METRA, OVERLOOKING PARK; IMMEDIATE OCCUPANCEY; FINISHED LOWER LEVEL AND BONUS FINISHED LOFT ON 3RD FLOOR W/ SKY LIGHT. CHARMING TRADITIONAL DETAILS INCLUDE WOOD-BURNING FIREPLACE, HARDWOOD FLOORS, MOLDINGS; APPROX 1700 SQ FT OF LIVING SPACE; CENTRAL AIR; SHOWS BEAUTIFULLY. LOW ASSESSMENT AND TAXES.

11. 2002-10-01
    soldstatus $265,000
12. 1998-04-20
    soldstatus $140,000
13. 1991-10-31
    soldstatus $129,500
14. 1986-07-03
    soldstatus $90,000
15. 1983-09-19
    soldstatus $70,000

ⓘ 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: $3,780 · $315/mo
• Projected year-2 tax: $6,260 · $522/mo
• Expected delta: +$2,480/yr (+$207/mo · 65.6%)

ⓘ 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,629
• − Mortgage interest: −$21,566
• − Property taxes: −$3,780
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,530
• − Management: −$2,530
• − HOA: −$5,064
• − Depreciation: −$11,200
• Taxable loss: −$16,967
• Est. tax savings @ 24.0%: +$4,072
• After-tax cash flow: $-5,938/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

+285.7% since first listed

9 events — show timeline

• 2026-05-12 Pending — MRED as Distributed by MLS Grid
• 2008-02-25 Sold (MLS) $270,000 MRED as Distributed by MLS Grid
• 2008-02-12 Listing Removed — MRED as Distributed by MLS Grid
• 2007-11-19 Listed $299,000 MRED as Distributed by MLS Grid
• 2002-10-01 Sold (Public Records) $265,000 Public Records
• 1998-04-20 Sold (Public Records) $140,000 Public Records
• 1991-10-31 Sold (Public Records) $129,500 Public Records
• 1986-07-03 Sold (Public Records) $90,000 Public Records
• 1983-09-19 Sold (Public Records) $70,000 Public Records

Property tax history

+1.4%/yr

Latest (2023): $3,780 · +13.5% YoY. Source: county tax records.