430 South Ave · Glencoe, IL 60022

$2,299,000

4 bd · 3.5 ba · 3,702 sqft · SingleFamily public records · 24 Days on market

Built 2002 0.31 ac lot Est $1962k · 17% over

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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
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Perfectly positioned in the heart of downtown Glencoe, this all-brick newer construction residence offers a refined blend of timeless craftsmanship and elevated modern living, just moments from boutique shopping, dining, parks, top-rated schools, and the Metra. A gracious foyer introduces rich Brazilian cherry flooring that flows seamlessly throughout the main living spaces, setting a warm, sophisticated tone. The formal living room is anchored by a striking limestone fireplace and framed by stately French doors that open to a distinguished executive office, complete with custom built-ins, intricate wood paneling, and coffered ceilings. Designed for both intimate gatherings and grand entert

Key facts

• Limestone fireplace
• Custom built-ins
• Executive office

Tags

• BRAZILIAN CHERRY FLOORING
• LIMESTONE FIREPLACE
• EXECUTIVE OFFICE
• CUSTOM BUILT-INS
• INLAID HARDWOOD FLOORING
• CHEF'S KITCHEN

Property features AI

Finance

• Other: Possession at closing; Earnest money held
• Financial info: Special service area: No
• HOA & community: No master association fees required; Community includes park, sidewalks and paved streets

Exterior

• Parking: Attached and detached garage options; 3 total garage/parking spaces; Brick and concrete driveway; Garage owned
• Security: Security system
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; 2-story design; Fee simple ownership
• Construction: Brick construction; Shake roof; Approximately 21–25 years old; Finished below-grade area
• Exterior features: Patio; Balcony; Property close to commuter train; Lot dimensions approximately 75 x 182

Interior

• Kitchen: Kitchen with island and eating area/table space; High-end stainless appliances including double oven, cooktop, oven, range hood, dishwasher, and high-end refrigerator; Wine refrigerator and bar fridge
• Bedrooms: 4 bedrooms (2 additional possible; 2 bedrooms located in the finished basement); Primary suite on second level with hardwood floors and full bath
• Flooring: Hardwood flooring throughout main and upper living areas; Carpet in basement bedrooms and recreation room; Porcelain tile in laundry
• Bathrooms: 6 full bathrooms and 1 half bath; Bathrooms include separate showers, whirlpool, steam shower, double sinks and full body spray shower; Basement includes bathroom(s)
• Heating & cooling: Natural gas heating; Forced air and radiant floor heating; Zoned heating; Central air conditioning with zoned cooling
• Interior features: Built-in features; Walk-in closets; Skylights; Finished full basement; 13 total rooms
• Laundry & utility: Main-level laundry room; Washer and dryer included; Utility room in lower level; Multiple water heaters; Sump pump; Central vacuum

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $2.30M.

Deal economics

• At list price, monthly cash flow is $-11k ($-136k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (87.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (87.3% below list).
• Recommended offer: $291k (87.3% below list) — sets the bar for 1% rule.
• Cap rate 0.4% 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; 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 $16k of loan paydown is wiped out by about $69k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($2.26M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $201k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.58M; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $290,825 (87.3% 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. 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. 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?
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: 0.13% ✗
• Cap rate: 0.36%
• Cash-on-cash: -21.18%
• DSCR: 0.06
• GRM: 65.9

CMA / ARV

• ARV (on-the-fly): $1,962,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
735 Grove St	0.31mi	4/3.5	3,476 (-6%)	3mo	$1,650,000	$475	73
260 Lincoln Dr	0.57mi	5/4.5 (+1)	3,824 (+3%)	2mo	$1,975,000	$516	58
356 Sheridan Rd	0.70mi	5/3.5 (+1)	3,702 (0%)	6mo	$1,962,000	$530	57
343 Washington Ave	0.25mi	5/4.5 (+1)	3,296 (-11%)	5mo	$2,021,000	$613	57
565 Woodlawn Ave	0.53mi	5/4.0 (+1)	3,847 (+4%)	6mo	$1,200,000	$312	57
490 Jefferson Ave	0.25mi	5/4.5 (+1)	3,150 (-15%)	4mo	$2,380,000	$756	51
516 Drexel Ave	0.74mi	4/4.5	3,491 (-6%)	3mo	$1,350,000	$387	50
250 Dennis Ln	0.53mi	5/4.5 (+1)	3,340 (-10%)	3mo	$1,975,000	$591	47
954 Vernon Ave	0.74mi	4/3.5	3,401 (-8%)	8mo	$1,500,000	$441	45
165 Lapier St	0.69mi	5/5.0 (+1)	3,916 (+6%)	4mo	$3,140,000	$802	44
195 Lake St	0.74mi	5/4.5 (+1)	3,546 (-4%)	10mo	$2,279,000	$643	41
511 Woodlawn Ave	0.55mi	5/3.5 (+1)	3,243 (-12%)	10mo	$1,275,000	$393	40

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: -61.2%
• Equity multiple: -0.70×
• Total profit: $-1,097,370
• Equity at exit: $342,788

10-year hold

• IRR: —
• Equity multiple: -1.94×
• Total profit: $-1,892,590
• Equity at exit: $198,776

Cash invested: $643,720 (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: 65.9×

Monthly cashflow live

• Estimated rent: $2,908 medium
• Mortgage (P&I): −$12,056
• Tax from tax record: −$643 /mo · $7,717/yr
• Insurance: −$958
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $-11,360

Break-even live

Break-even rent $17,288

Max offer price $292,260

Occupancy floor —

Sensitivity live

Price	-10% $-10,058	-5% $-10,709	+0% $-11,360	+5% $-12,010	+10% $-12,661
Rent	-10% $-11,589	-5% $-11,475	+0% $-11,360	+5% $-11,245	+10% $-11,130
Rate	-1.0pp $-10,202	-0.5pp $-10,775	base $-11,360	+0.5pp $-11,955	+1.0pp $-12,561

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: $574,750
• Closing costs: $68,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $2,299,000 Active 24 DOM
2. 2026-06-18
   days on market $2,299,000 Active 21 DOM
3. 2026-06-17
   days on market $2,299,000 Active 20 DOM
4. 2026-06-16
   days on market $2,299,000 Active 19 DOM
5. 2026-06-16
   status $2,299,000 Active 18 DOM
6. 2026-06-15
   days on market $2,299,000 Contingent - Continue to Show 18 DOM
7. 2026-06-13
   days on market $2,299,000 Contingent - Continue to Show 16 DOM
8. 2026-06-13
   statusdays on market $2,299,000 Contingent - Continue to Show 15 DOM
9. 2026-06-09
   days on market $2,299,000 Active 12 DOM
10. 2026-06-08
    days on market $2,299,000 Active 11 DOM
11. 2026-06-07
    days on market $2,299,000 Active 10 DOM
12. 2026-06-04
    days on market $2,299,000 Active 7 DOM
13. 2026-06-03
    days on market $2,299,000 Active 6 DOM
14. 2026-06-02
    days on market $2,299,000 Active 5 DOM
15. 2026-06-01
    days on market $2,299,000 Active 4 DOM
16. 2026-05-31
    days on market $2,299,000 Active 3 DOM
17. 2026-03-25
    listed $2,500,000 Active
18. 2020-03-24
    historical
19. 2020-02-20
    listed New
20. 2003-07-08
    soldstatus $1,585,000
21. 2001-06-26
    soldstatus $625,000

ⓘ 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: $7,717 · $643/mo
• Projected year-2 tax: $29,952 · $2,496/mo
• Expected delta: +$22,235/yr (+$1,853/mo · 288.1%)

ⓘ 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: $34,899
• − Mortgage interest: −$128,780
• − Property taxes: −$7,717
• − Insurance: −$11,495
• − Repairs & maintenance: −$2,792
• − Management: −$2,792
• − Depreciation: −$66,880
• Taxable loss: −$185,557
• Est. tax savings @ 24.0%: +$44,534
• After-tax cash flow: $-91,783/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

+300.0% since first listed

5 events — show timeline

• 2026-03-25 Listed $2,500,000 MRED as Distributed by MLS Grid
• 2020-03-24 Listing Removed — MRED as Distributed by MLS Grid
• 2020-02-20 Listed — MRED as Distributed by MLS Grid
• 2003-07-08 Sold (Public Records) $1,585,000 Public Records
• 2001-06-26 Sold (Public Records) $625,000 Public Records

Property tax history

+1.1%/yr

Latest (2023): $7,717 · +7.2% YoY. Source: county tax records.