None · Highland Park, IL 60035

$509,000

3 bd · 2.0 ba · 2,158 sqft · SingleFamily public records · 1 Days on market

Built 1927 Est $669k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• Schools +5.9/10.0
• DSCR +4.6/10.0
• Rent growth +4.6/5.0
• Livability +4.3/5.0
• 1% rule +4.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 1377 Ferndale Ave, a beautifully maintained and sun-filled Sherwood Forest gem nestled on a quiet, tree-lined street in desirable Highland Park. Brimming with vintage character and thoughtful updates, this charming home offers 3 bedrooms, 1.5 baths, and plenty of space to live, work, and grow. A brick-paved walkway welcomes you to the inviting front entry and foyer, complete with a convenient coat closet. Inside, you'll find gorgeous hardwood floors, arched doorways, abundant natural light, and a flexible floor plan designed for modern living. The spacious living room features a distinctive stone fireplace, creating a warm and inviting gathering space, while the separate din

Key facts

• Garage
• Built 1927

Property features AI

Exterior

• Parking: Has garage
• Home design: Single family home

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1.5 bathrooms
• Interior features: Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $509k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $464k (8.8% below list).
• Recommended offer: $464k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 1.4% in Highland Park — 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 86/100 on livability (#23 in IL, #430 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living F.
• Twp Hsd 113 (suburban): math 60% / reading 63% proficiency, ranked #19 of 620 in IL (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.6%/yr); 123 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 948 units permitted in Lake County in 2024 (424 in 5+ unit buildings).
• This rent runs 33% of the median local income ($168k/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 $4k of loan paydown is wiped out by about $15k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $464,439 (8.8% below list)

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $668,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1236 Cavell Ave	0.20mi	3/1.5	2,200 (+2%)	3mo	$735,000	$334	83
1429 Ferndale Ave	0.07mi	3/2.0	2,286 (+6%)	9mo	$640,000	$280	79
1140 Ridge Rd	0.36mi	3/2.5	2,248 (+4%)	6mo	$658,800	$293	70
1177 Ridge Rd	0.32mi	4/2.0 (+1)	2,300 (+7%)	3mo	$615,000	$267	67
1659 Friar Tuck Ave	0.75mi	3/2.5	2,140 (-1%)	1mo	$685,000	$320	61
1202 Taylor Ave	0.59mi	3/2.0	2,023 (-6%)	3mo	$360,000	$178	60
945 Villas Ct	0.58mi	3/2.5	2,300 (+7%)	4mo	$800,000	$348	56
920 Villas Ct	0.60mi	3/2.0	2,300 (+7%)	7mo	$1,059,000	$460	55
1250 Oxford Rd	0.73mi	3/2.0	2,100 (-3%)	12mo	$650,000	$310	51
870 Evergreen Way	0.65mi	4/3.5 (+1)	2,156 (-0%)	12mo	$777,000	$360	48
1812 Sherwood Rd	0.59mi	4/2.5 (+1)	2,477 (+15%)	8mo	$760,000	$307	34
1703 Beverly Pl	0.72mi	4/2.5 (+1)	1,936 (-10%)	11mo	$505,000	$261	33

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.66×
• Total profit: $-48,217
• Equity at exit: $75,894

10-year hold

• IRR: 6.3%
• Equity multiple: 1.58×
• Total profit: $82,435
• Equity at exit: $44,009

Cash invested: $142,520 (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 60035

• Rents YoY: 8.6%
• Active inventory: 123
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $4,644 high
• Mortgage (P&I): −$2,669
• Tax est. 1.5%: −$636 /mo · $7,635/yr
• Insurance: −$212
• HOA: −$0
• Vacancy / Maint / Mgmt: −$975
• Net cashflow: $151

Break-even live

Break-even rent $4,453

Max offer price $509,000

Occupancy floor 92%

Sensitivity live

Price	-10% $503	-5% $327	+0% $151	+5% $-24	+10% $-200
Rent	-10% $-215	-5% $-32	+0% $151	+5% $335	+10% $518
Rate	-1.0pp $408	-0.5pp $281	base $151	+0.5pp $20	+1.0pp $-115

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: $127,250
• Closing costs: $15,270
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 Blackthorn Ln Deerfield, IL	3.0	2.5	1566	$4,500	$2.87	25d	1	0.98mi
916 Driscoll Ct Highland Park, IL	2.0	2.0	1751	$3,200	$1.83	8d	1	1.02mi
1850 Green Bay Rd Highland Park, IL	3.0	1.0–2.5	1239	$5,695	$4.59	0d	15	1.18mi
728 Waukegan Rd Deerfield, IL	3.0	2.0	1767	$7,000	$3.96	25d	1	1.39mi
728 Waukegan Rd Unit 209 Deerfield, IL	3.0	2.5	1767	$5,950	$3.37	17d	1	1.39mi
728 Waukegan Rd Unit 209 Deerfield, IL	3.0	2.5	1767	$5,950	$3.37	23d	1	1.39mi
1430 Waukegan Rd Deerfield, IL	3.0	3.0	1562	$3,500	$2.24	0d	1	1.42mi

Listing history 2 events

1. 2026-06-08
   remarks 699-char remark
2. 2026-06-08
   listed $509,000 Coming Soon 1 DOM

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

Taxation est. · year 1

• Rental income: $55,733
• − Mortgage interest: −$28,512
• − Property taxes: −$7,635
• − Insurance: −$2,545
• − Repairs & maintenance: −$4,459
• − Management: −$4,459
• − Depreciation: −$14,807
• Taxable loss: −$6,684
• Est. tax savings @ 24.0%: +$1,604
• After-tax cash flow: $3,422/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: Twp Hsd 113
• NCES district ID: 1719080
• Math proficiency: 60% ▼ -6.00%
• Reading proficiency: 63% ▼ -5.00%
• Median HH income: $122,404
• Composite: 59.23/100
• National rank: #937
• State rank: #19 of 620 in IL

Livability — Highland Park

• Score: 86/100
• State rank: #23
• US rank: #430

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland Park, IL
• County: Lake County · 591,991 people
• City population: 30,398
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 30,398
• Household income: $168,094
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 412.0

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 8% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Romanian 8% Scotch-Irish 8% Slovak 3%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 9% Russian/Polish/Slavic 3% Other Indo-European 2%

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: ▼ -250.71%
• Current HPI: 199.1977
• Rent YoY: ▲ 8.58%
• 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