720 13th St · North Chicago, IL 60064

$76,630

2 bd · 1.5 ba · 1,104 sqft · SingleFamily public records · 148 Days on market

Built 1941 ↓ 4% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This cape cod style single family home built in 1941 offers 2 bedrooms and 1 bathroom with approximately 1104 square feet of living space on a . 14 acre lot. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. It is a criminal offense to trespass on this property. Sold As Is. Seller does not provide survey. Room sizes are estimated and unverified. Xome Auction. * Property not for rent. *

Key facts

• 2 garage spots
• Built 1941
• Listed 148 days

🏷️ Possibly a rental listed for sale. The $76,630 price doesn't fit this home's estimated sale value (~$239,568) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $722 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 4.8% 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; 2 comparable units currently listed for rent nearby; 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 $530 of loan paydown is wiped out by about $1k 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.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,434 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.07% ✓
• Cap rate: 17.61%
• Cash-on-cash: 40.41%
• DSCR: 2.80
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $239,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Adams St	0.25mi	3/2.0 (+1)	1,100 (-0%)	3mo	$150,000	$136	78
1306 Park Ave	0.05mi	3/1.0 (+1)	1,145 (+4%)	14mo	$175,000	$153	73
1223 Greenfield Ave	0.35mi	3/2.0 (+1)	1,200 (+9%)	4mo	$269,900	$225	59
842 Wadsworth Ave	0.53mi	3/1.0 (+1)	1,163 (+5%)	5mo	$146,900	$126	55
920 S Martin Luther King Jr Ave	0.54mi	2/2.0	1,032 (-6%)	9mo	$199,900	$194	54
1535 Glenn Dr	0.44mi	3/1.0 (+1)	1,192 (+8%)	6mo	$145,000	$122	54
1819 Victoria Ave	0.70mi	2/1.0	1,071 (-3%)	9mo	$240,500	$225	52
1241 S Elmwood Ave	0.71mi	3/2.0 (+1)	1,056 (-4%)	1mo	$199,900	$189	52
1709 13th St	0.68mi	3/1.0 (+1)	1,152 (+4%)	7mo	$250,000	$217	48
1646 Victoria Ave	0.52mi	3/2.0 (+1)	1,031 (-7%)	12mo	$250,000	$242	48
1419 Seymour Ave	0.50mi	3/2.0 (+1)	975 (-12%)	15mo	$283,000	$290	38
1449 Kristan Ave	0.70mi	3/1.0 (+1)	988 (-10%)	9mo	$279,900	$283	35

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: 39.0%
• Equity multiple: 2.78×
• Total profit: $38,194
• Equity at exit: $16,289

10-year hold

• IRR: 43.9%
• Equity multiple: 5.51×
• Total profit: $96,769
• Equity at exit: $15,286

Cash invested: $21,456 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,585 medium
• Mortgage (P&I): −$402
• Tax est. 1.5%: −$96 /mo · $1,149/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $722

Break-even live

Break-even rent $670

Max offer price $76,630

Occupancy floor 49%

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: $19,158
• Closing costs: $2,299
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	22d	1	0.50mi
714 Helmholz Ave Unit 2 Waukegan, IL	3.0	1.0	752	$1,550	$2.06	1d	1	0.85mi

Listing history 6 events

1. 2026-01-14
   status Pending
2. 2026-01-07
   price $76,630
3. 2025-11-07
   status Auction
4. 2025-11-03
   status Pending
5. 2025-08-15
   listed $83,213 Active
6. 1998-06-03
   soldstatus $80,000

ⓘ 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 ≥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: $19,019
• − Mortgage interest: −$4,292
• − Property taxes: −$1,149
• − Insurance: −$383
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$2,229
• Taxable income: $7,921
• Est. tax owed @ 24.0%: −$1,901
• After-tax cash flow: $6,769/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

-4.2% since first listed

6 events — show timeline

• 2026-01-14 Pending — MRED as Distributed by MLS Grid
• 2026-01-07 Price Changed $76,630 MRED as Distributed by MLS Grid
• 2025-11-07 Relisted — MRED as Distributed by MLS Grid
• 2025-11-03 Pending — MRED as Distributed by MLS Grid
• 2025-08-15 Listed $83,213 MRED as Distributed by MLS Grid
• 1998-06-03 Sold (Public Records) $80,000 Public Records

Property tax history

+4.1%/yr

Latest (2024): $5,962 · +10.0% YoY. Source: county tax records.