10081 Frontage Rd Unit D · Wilmette, IL 60077

$339,500

3 bd · 1.5 ba · 1,055 sqft · Townhouse public records · 47 Days on market

Built 1958 Est $308k · 10% over

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +7.7/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located directly across from Old Orchard Mall, this stunning townhouse was beautifully rehabbed in 2022 with modern updates throughout. Investor's special - no HOA. The spacious, fully finished basement that can serve as a bedroom, office, or additional living area. The chef's kitchen boasts original solid wood cabinetry enhanced by stainless steel appliances, blending timeless charm with modern functionality. This move-in ready home combines elegant finishes with a prime location-an excellent opportunity you won't want to miss!

Key facts

• Prime location
• Chef's kitchen
• Built 1958

Tags

• FULLY FINISHED BASEMENT
• CHEF'S KITCHEN
• ORIGINAL SOLID WOOD CABINETRY
• STAINLESS STEEL APPLIANCES
• PRIME LOCATION

Property features AI

Finance

• Other: 7 units in the building; Living area sourced from appraiser; Lot size information from county records
• HOA & community: No master association fee required; Pets allowed (cats and dogs allowed; max pet weight ~25 lbs)

Exterior

• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Attached single-family townhouse, 2-story; Entry level is 1; Fee simple ownership
• Construction: Brick construction; Built 61–70 years ago; Pre-1978 construction
• Exterior features: Attached townhouse setting; Property currently leased; Rehab completed in 2022

Interior

• Kitchen: Main-level kitchen (approx. 10 x 9)
• Bedrooms: 3 bedrooms (Master on second level); Second-level bedrooms approximately 13 x 10, 10 x 10, and 10 x 7
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished full basement; 7 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $340k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $340k).
• Recommended offer: $329k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 2.0% in Wilmette — 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 83/100 on livability (#43 in IL, #892 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: 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: Rents rising fast (+4.4%/yr); 1 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $4,774/mo this rent would consume 73% of the median local household income ($79k/yr) (locally 1316% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $95k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $178k; list at $340k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $329,315 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.96%
• DSCR: 1.84
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $308,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10059 Frontage Rd Unit F	0.04mi	3/1.5	1,058 (+0%)	2mo	$310,000	$293	96
10077 Frontage Rd Unit F	0.01mi	3/1.5	1,055 (0%)	6mo	$300,000	$284	94
10055 Frontage Rd Unit F	0.05mi	3/1.5	1,055 (0%)	8mo	$290,000	$275	91
4710 Russett Ln #201	0.47mi	2/2.0 (-1)	1,061 (+1%)	9mo	$215,000	$203	63
4710 Russett Ln Unit R1	0.47mi	2/2.0 (-1)	1,101 (+4%)	2mo	$210,000	$191	62
9725 Woods Dr #1005	0.56mi	2/2.0 (-1)	1,181 (+12%)	2mo	$356,000	$301	46
10015 Beverly Dr #205	0.53mi	2/2.0 (-1)	1,200 (+14%)	2mo	$248,000	$207	44
9725 Woods Dr #507	0.56mi	2/2.0 (-1)	1,200 (+14%)	2mo	$360,000	$300	43
9725 Woods Dr #305	0.56mi	2/2.0 (-1)	1,200 (+14%)	3mo	$350,000	$292	42
10015 Beverly Dr #105	0.53mi	2/2.0 (-1)	1,200 (+14%)	5mo	$171,000	$143	41
9725 Woods Dr #503	0.56mi	2/2.0 (-1)	1,200 (+14%)	4mo	$398,000	$332	41
9655 Woods Dr #1809	0.62mi	2/2.0 (-1)	1,200 (+14%)	8mo	$375,000	$313	35

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 · 4.41% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.50×
• Total profit: $47,562
• Equity at exit: $50,621

10-year hold

• IRR: 22.4%
• Equity multiple: 3.04×
• Total profit: $193,727
• Equity at exit: $29,354

Cash invested: $95,060 (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 60077

• Rents YoY: 4.4%
• Active inventory: 1
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $4,774 medium
• Mortgage (P&I): −$1,780
• Tax from tax record: −$347 /mo · $4,168/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,003
• Net cashflow: $1,502

Break-even live

Break-even rent $2,872

Max offer price $339,500

Occupancy floor 64%

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: $84,875
• Closing costs: $10,185
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5424 Old Orchard Rd Skokie, IL	1.0–4.0	1.0–3.5	1619	$5,791	$3.58	1d	52	0.48mi
9739 Woods Dr Skokie, IL	1.0–3.0	1.0–3.0	1871	$6,695	$3.58	1d	17	0.57mi
3119 Lake Ave Unit E Wilmette, IL	3.0	2.5	1458	$4,147	$2.84	24d	1	0.95mi

Listing history 18 events

1. 2026-06-18
   days on market $339,500 Active 47 DOM
2. 2026-06-17
   days on market $339,500 Active 46 DOM
3. 2026-06-16
   days on market $339,500 Active 45 DOM
4. 2026-06-15
   pricedays on market $339,500 Active 44 DOM
5. 2026-06-13
   days on market $349,500 Active 42 DOM
6. 2026-06-13
   days on market $349,500 Active 41 DOM
7. 2026-06-09
   days on market $349,500 Active 38 DOM
8. 2026-06-08
   days on market $349,500 Active 37 DOM
9. 2026-06-07
   days on market $349,500 Active 36 DOM
10. 2026-06-04
    days on market $349,500 Active 33 DOM
11. 2026-06-03
    days on market $349,500 Active 32 DOM
12. 2026-06-02
    days on market $349,500 Active 31 DOM
13. 2026-06-01
    days on market $349,500 Active 30 DOM
14. 2026-05-31
    days on market $349,500 Active 29 DOM
15. 2026-05-02
    price $349,500
16. 2026-05-02
    listed $249,500 Active
17. 2019-10-31
    soldstatus $178,000
18. 1986-09-01
    soldstatus $62,000

ⓘ 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: $4,168 · $347/mo
• Projected year-2 tax: $5,938 · $495/mo
• Expected delta: +$1,769/yr (+$147/mo · 42.4%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 49% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $57,289
• − Mortgage interest: −$19,017
• − Property taxes: −$4,168
• − Insurance: −$1,698
• − Repairs & maintenance: −$4,583
• − Management: −$4,583
• − Depreciation: −$9,876
• Taxable income: $13,363
• Est. tax owed @ 24.0%: −$3,207
• After-tax cash flow: $14,821/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 — Wilmette

• Score: 83/100
• State rank: #43
• US rank: #892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmette, IL
• County: Cook County · 4,486,803 people
• City population: 27,333
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 28,501
• Household income: $78,523
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 1316.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 45% Asian 29% Hispanic / Latino 12% Black 10% Two or more races 8%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Romanian 2% Scotch-Irish 2% American 2%
• Foreign-born: 43% · Canada, China, Vietnam
• Languages at home: 48% English-only · Other Indo-European 16% Spanish 8% Tagalog/Filipino 5%

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: ▼ -185.81%
• Current HPI: 182.9687
• Rent YoY: ▲ 4.41%
• 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

Price history

+463.7% since first listed

4 events — show timeline

• 2026-05-02 Price Changed $349,500 MRED as Distributed by MLS Grid
• 2026-05-02 Listed $249,500 MRED as Distributed by MLS Grid
• 2019-10-31 Sold (Public Records) $178,000 Public Records
• 1986-09-01 Sold (Public Records) $62,000 Public Records

Property tax history

+3.3%/yr

Latest (2023): $4,168 · +3.4% YoY. Source: county tax records.