1713 Brown Ave · Evanston, IL 60201

$435,000

4 bd · 2.0 ba · 1,792 sqft · MultiFamily public records

Built 1934 5,000 sqft lot

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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
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

WOW MUST SEE THIS BEAUTIFUL BRICK & FRAME 2 FLAT WITH DUPLEX DOWN. 4 BEDROOMS ON FIRST FLOOR AND 2 ON SECOND FLOOR. CENTRAL AIR. HOUSE IN GOOD CONDITION READY TO MOVE IN. 2 CAR GARAGE WITH 3 PARKING SPACE. THIS IS NOT A DRIVE BY MUST SEE TO APPRECIATE SHOW AND SELL.

Key facts

• 5,000 sq ft lot
• 2 garage spots
• Built 1934

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $435k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $435k).
• Cap rate 11.3% vs local median 2.9% in Evanston — 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 85/100 on livability (#26 in IL, #464 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Evanston Twp Hsd 202 (urban): math 47% / reading 52% proficiency, ranked #54 of 620 in IL (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.9%/yr); 102 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $6,150/mo this rent would consume 82% of the median local household income ($91k/yr) (locally 2996% 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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $122k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $170k; list at $435k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $435,000

Questions for the listing agent

1. Built in 1934 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.41% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.91%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.93% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.47×
• Total profit: $57,547
• Equity at exit: $64,860

10-year hold

• IRR: 22.1%
• Equity multiple: 3.07×
• Total profit: $251,580
• Equity at exit: $37,611

Cash invested: $121,800 (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 60201

• Rents YoY: 4.9%
• Active inventory: 102
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $6,150 high
• Mortgage (P&I): −$2,281
• Tax from tax record: −$579 /mo · $6,944/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,292
• Net cashflow: $1,817

Break-even live

Break-even rent $3,850

Max offer price $435,000

Occupancy floor 65%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	4	2	$3,724
1× unit	2	1	$2,426
Total (2 units)			$6,150

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1633 McDaniel Ave Unit 2 Evanston, IL	5.0	2.0	1750	$3,900	$2.23	20d	1	0.42mi
1717 Ridge Ave Evanston, IL	3.0	1.0–2.0	876	$4,458	$5.09	2d	24	0.61mi
9054 Bennett Ave Unit 2 Evanston, IL	3.0	1.5	1378	$2,200	$1.60	24d	1	0.61mi
1615 Ridge Ave Evanston, IL	2.0–4.0	1.0–2.0	1318	$3,150	$2.39	7d	5	0.62mi
1125 Davis St Evanston, IL	3.0–4.0	1.0–3.0	1475	$4,895	$3.32	6d	6	0.63mi
8912 Ewing Ave Unit 2 Evanston, IL	3.0	1.0	1400	$2,430	$1.74	22d	1	0.78mi
9237 Lincolnwood Dr Evanston, IL	5.0	2.0	2564	$5,995	$2.34	10d	1	0.78mi
1008 Garnett Pl Unit 1A Evanston, IL	5.0	2.0	2000	$4,500	$2.25	5d	1	0.80mi
1008 Garnett Pl Unit 1A Evanston, IL	5.0	2.0	2000	$4,500	$2.25	3d	1	0.80mi
1590 Elmwood Ave Unit 304 Evanston, IL	3.0	2.0	1634	$4,995	$3.06	24d	1	0.81mi
1706 Sherman Ave Evanston, IL	3.0	1.0–2.5	1188	$5,750	$4.84	1d	11	0.93mi
1706 Sherman Ave #301 Evanston, IL	3.0	2.5	1701	$5,995	$3.52	24d	1	0.93mi
8734 Kimball Ave Unit 2 Skokie, IL	3.0	2.0	2000	$3,500	$1.75	24d	1	0.93mi
1930 Sherman Ave Unit 1S Evanston, IL	3.0	1.0	1500	$3,000	$2.00	24d	1	0.97mi
1715 Chicago Ave Evanston, IL	3.0	1.0–2.5	1267	$6,437	$5.08	2d	23	1.11mi
235 Greenwood St Unit CH Evanston, IL	3.0	2.0	1744	$6,350	$3.64	24d	1	1.39mi
2624 Thayer St Evanston, IL	5.0	2.5	2400	$7,500	$3.12	1d	1	1.39mi

Listing history 20 events

1. 2026-04-30
   historical
2. 2026-04-30
   listed $435,000
3. 2012-02-03
   soldstatus $169,500
4. 2012-01-31
   soldstatus $169,500 Closed Sale 273-char remark

   Show marketing remark (273 chars)

   WOW MUST SEE THIS BEAUTIFUL BRICK & FRAME 2 FLAT WITH DUPLEX DOWN. 4 BEDROOMS ON FIRST FLOOR AND 2 ON SECOND FLOOR. CENTRAL AIR. HOUSE IN GOOD CONDITION READY TO MOVE IN. 2 CAR GARAGE WITH 3 PARKING SPACE. THIS IS NOT A DRIVE BY MUST SEE TO APPRECIATE SHOW AND SELL.

5. 2011-11-30
   status Pending 273-char remark

   Show marketing remark (273 chars)

   WOW MUST SEE THIS BEAUTIFUL BRICK & FRAME 2 FLAT WITH DUPLEX DOWN. 4 BEDROOMS ON FIRST FLOOR AND 2 ON SECOND FLOOR. CENTRAL AIR. HOUSE IN GOOD CONDITION READY TO MOVE IN. 2 CAR GARAGE WITH 3 PARKING SPACE. THIS IS NOT A DRIVE BY MUST SEE TO APPRECIATE SHOW AND SELL.

6. 2011-11-17
   listed $169,500 New 273-char remark

   Show marketing remark (273 chars)

   WOW MUST SEE THIS BEAUTIFUL BRICK & FRAME 2 FLAT WITH DUPLEX DOWN. 4 BEDROOMS ON FIRST FLOOR AND 2 ON SECOND FLOOR. CENTRAL AIR. HOUSE IN GOOD CONDITION READY TO MOVE IN. 2 CAR GARAGE WITH 3 PARKING SPACE. THIS IS NOT A DRIVE BY MUST SEE TO APPRECIATE SHOW AND SELL.

7. 2009-12-04
   soldstatus $96,075 Closed Sale 455-char remark

   Show marketing remark (455 chars)

   Handyman Special. .Spacious Multi-Unit Bldg Features 1st Floor Duplex 2 BR/1BA & LL 2 Offices & 1 Full Bath * 2nd Floor Unit Features 2 BR/1BA W/ Private Front & Rear Entrances * Separate Utilities * Detached 2 Car Garage * New 3/09 Partial Concrete Driveway * Fenced Yard * Note Sold "As-Is" NOW UNDER AUCTION TERMS!! * All auctioned properties are subject to a 5% buyers premium, and subject to a reserve price * * *

8. 2009-10-21
   status Pending 455-char remark

   Show marketing remark (455 chars)

   Handyman Special. .Spacious Multi-Unit Bldg Features 1st Floor Duplex 2 BR/1BA & LL 2 Offices & 1 Full Bath * 2nd Floor Unit Features 2 BR/1BA W/ Private Front & Rear Entrances * Separate Utilities * Detached 2 Car Garage * New 3/09 Partial Concrete Driveway * Fenced Yard * Note Sold "As-Is" NOW UNDER AUCTION TERMS!! * All auctioned properties are subject to a 5% buyers premium, and subject to a reserve price * * *

9. 2009-09-30
   price $120,000 Price Change 455-char remark

   Show marketing remark (455 chars)

   Handyman Special. .Spacious Multi-Unit Bldg Features 1st Floor Duplex 2 BR/1BA & LL 2 Offices & 1 Full Bath * 2nd Floor Unit Features 2 BR/1BA W/ Private Front & Rear Entrances * Separate Utilities * Detached 2 Car Garage * New 3/09 Partial Concrete Driveway * Fenced Yard * Note Sold "As-Is" NOW UNDER AUCTION TERMS!! * All auctioned properties are subject to a 5% buyers premium, and subject to a reserve price * * *

10. 2009-08-28
    price $129,900 Price Change 455-char remark

    Show marketing remark (455 chars)

    Handyman Special. .Spacious Multi-Unit Bldg Features 1st Floor Duplex 2 BR/1BA & LL 2 Offices & 1 Full Bath * 2nd Floor Unit Features 2 BR/1BA W/ Private Front & Rear Entrances * Separate Utilities * Detached 2 Car Garage * New 3/09 Partial Concrete Driveway * Fenced Yard * Note Sold "As-Is" NOW UNDER AUCTION TERMS!! * All auctioned properties are subject to a 5% buyers premium, and subject to a reserve price * * *

11. 2009-07-23
    price $150,900 Price Change 455-char remark

    Show marketing remark (455 chars)

    Handyman Special. .Spacious Multi-Unit Bldg Features 1st Floor Duplex 2 BR/1BA & LL 2 Offices & 1 Full Bath * 2nd Floor Unit Features 2 BR/1BA W/ Private Front & Rear Entrances * Separate Utilities * Detached 2 Car Garage * New 3/09 Partial Concrete Driveway * Fenced Yard * Note Sold "As-Is" NOW UNDER AUCTION TERMS!! * All auctioned properties are subject to a 5% buyers premium, and subject to a reserve price * * *

12. 2009-07-03
    status Reactivated 455-char remark

    Show marketing remark (455 chars)

    Handyman Special. .Spacious Multi-Unit Bldg Features 1st Floor Duplex 2 BR/1BA & LL 2 Offices & 1 Full Bath * 2nd Floor Unit Features 2 BR/1BA W/ Private Front & Rear Entrances * Separate Utilities * Detached 2 Car Garage * New 3/09 Partial Concrete Driveway * Fenced Yard * Note Sold "As-Is" NOW UNDER AUCTION TERMS!! * All auctioned properties are subject to a 5% buyers premium, and subject to a reserve price * * *

13. 2009-05-18
    historical 455-char remark

    Show marketing remark (455 chars)

    Handyman Special. .Spacious Multi-Unit Bldg Features 1st Floor Duplex 2 BR/1BA & LL 2 Offices & 1 Full Bath * 2nd Floor Unit Features 2 BR/1BA W/ Private Front & Rear Entrances * Separate Utilities * Detached 2 Car Garage * New 3/09 Partial Concrete Driveway * Fenced Yard * Note Sold "As-Is" NOW UNDER AUCTION TERMS!! * All auctioned properties are subject to a 5% buyers premium, and subject to a reserve price * * *

14. 2009-04-16
    price $164,900 455-char remark

    Show marketing remark (455 chars)

    Handyman Special. .Spacious Multi-Unit Bldg Features 1st Floor Duplex 2 BR/1BA & LL 2 Offices & 1 Full Bath * 2nd Floor Unit Features 2 BR/1BA W/ Private Front & Rear Entrances * Separate Utilities * Detached 2 Car Garage * New 3/09 Partial Concrete Driveway * Fenced Yard * Note Sold "As-Is" NOW UNDER AUCTION TERMS!! * All auctioned properties are subject to a 5% buyers premium, and subject to a reserve price * * *

15. 2009-03-16
    price $179,900 455-char remark

    Show marketing remark (455 chars)

    Handyman Special. .Spacious Multi-Unit Bldg Features 1st Floor Duplex 2 BR/1BA & LL 2 Offices & 1 Full Bath * 2nd Floor Unit Features 2 BR/1BA W/ Private Front & Rear Entrances * Separate Utilities * Detached 2 Car Garage * New 3/09 Partial Concrete Driveway * Fenced Yard * Note Sold "As-Is" NOW UNDER AUCTION TERMS!! * All auctioned properties are subject to a 5% buyers premium, and subject to a reserve price * * *

16. 2009-02-18
    listed $206,900 455-char remark

    Show marketing remark (455 chars)

    Handyman Special. .Spacious Multi-Unit Bldg Features 1st Floor Duplex 2 BR/1BA & LL 2 Offices & 1 Full Bath * 2nd Floor Unit Features 2 BR/1BA W/ Private Front & Rear Entrances * Separate Utilities * Detached 2 Car Garage * New 3/09 Partial Concrete Driveway * Fenced Yard * Note Sold "As-Is" NOW UNDER AUCTION TERMS!! * All auctioned properties are subject to a 5% buyers premium, and subject to a reserve price * * *

17. 2007-05-12
    historical
18. 2006-12-05
    listed
19. 2006-06-22
    soldstatus $430,000
20. 1990-03-20
    soldstatus $75,000

ⓘ 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: $6,944 · $579/mo
• Projected year-2 tax: $8,409 · $701/mo
• Expected delta: +$1,465/yr (+$122/mo · 21.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $73,800
• − Mortgage interest: −$24,367
• − Property taxes: −$6,944
• − Insurance: −$2,175
• − Repairs & maintenance: −$5,904
• − Management: −$5,904
• − Depreciation: −$12,655
• Taxable income: $15,851
• Est. tax owed @ 24.0%: −$3,804
• After-tax cash flow: $18,004/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: Evanston Twp Hsd 202
• NCES district ID: 1714490
• Math proficiency: 47% ▼ -3.00%
• Reading proficiency: 52% ▬ 0.00%
• Median HH income: $72,672
• Composite: 44.52/100
• National rank: #2794
• State rank: #54 of 620 in IL

Livability — Evanston

• Score: 85/100
• State rank: #26
• US rank: #464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evanston, IL
• County: Cook County · 4,486,803 people
• City population: 76,085
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 43,744
• Household income: $90,545
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 2996.0

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 0.58)
• Race & ethnicity: White 62% Black 12% Two or more races 11% Hispanic / Latino 11% Asian 10%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 5% Scotch-Irish 3% Italian 2%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 5% Chinese 4% Other Indo-European 3%

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: ▼ -298.75%
• Current HPI: 176.2844
• Rent YoY: ▲ 4.93%
• 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

+480.0% since first listed

20 events — show timeline

• 2026-04-30 Listed $435,000 MRED as Distributed by MLS Grid
• 2026-04-30 Listing Removed — MRED as Distributed by MLS Grid
• 2012-02-03 Sold (Public Records) $169,500 Public Records
• 2012-01-31 Sold (MLS) $169,500 MRED as Distributed by MLS Grid
• 2011-11-30 Pending — MRED as Distributed by MLS Grid
• 2011-11-17 Listed $169,500 MRED as Distributed by MLS Grid
• 2009-12-04 Sold (MLS) $96,075 MRED as Distributed by MLS Grid
• 2009-10-21 Pending — MRED as Distributed by MLS Grid
• 2009-09-30 Price Changed $120,000 MRED as Distributed by MLS Grid
• 2009-08-28 Price Changed $129,900 MRED as Distributed by MLS Grid
• 2009-07-23 Price Changed $150,900 MRED as Distributed by MLS Grid
• 2009-07-03 Relisted — MRED as Distributed by MLS Grid
• 2009-05-18 Contingent — MRED as Distributed by MLS Grid
• 2009-04-16 Price Changed $164,900 MRED as Distributed by MLS Grid
• 2009-03-16 Price Changed $179,900 MRED as Distributed by MLS Grid
• 2009-02-18 Listed $206,900 MRED as Distributed by MLS Grid
• 2007-05-12 Listing Removed — MRED as Distributed by MLS Grid
• 2006-12-05 Listed — MRED as Distributed by MLS Grid
• 2006-06-22 Sold (Public Records) $430,000 Public Records
• 1990-03-20 Sold (Public Records) $75,000 Public Records

Property tax history

-0.7%/yr

Latest (2023): $6,944 · +4.6% YoY. Source: county tax records.