1819 Hartrey Ave · Evanston, IL 60201

$369,000

4 bd · 2.0 ba · 1,745 sqft · SingleFamily public records · 50 Days on market

Built 1945 3,960 sqft lot Est $708k · 48% 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).

• Cash flow +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.7/10.0
• 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

Listing remarks

Brick two-flat that has been family owned for many years. This solid building offers lasting quality and excellent potential, ready for your updates and personal touch. Ideally located in a desirable Evanston neighborhood, just a short walk to the local high school and park. Features include an approximately 10-year-old roof and some window replaced, and a basement offering additional space. The property also includes a fenced backyard and a 2-car garage. Perfect opportunity for investors or owner-occupants looking to build equity in a prime location. Sold as-is.

Key facts

• 3,960 sq ft lot
• 2 garage spots
• Built 1945

Property features AI

Finance

• Other: Two units in the building; Parcel number 10131160820000; Lot dimensions approximately 33 x 120 (less than 0.25 acre)
• Financial info: Special service area: No
• HOA & community: Community features include park, sidewalks and street lights

Exterior

• Parking: Detached garage (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Two- to four-unit building; Fee simple ownership; Built approximately 81–90 years ago; Not rebuilt or recently rehabilitated; Directions: 1 block north of church, 4 blocks west of Dodge
• Construction: Aluminum siding and brick exterior; Asphalt roof; Concrete perimeter foundation; Built before 1978
• Exterior features: Patio; Fenced yard; Sidewalks; Street lights; Park nearby

Interior

• Kitchen: Stove; Refrigerator
• Bedrooms: 4 bedrooms (2 on first floor, 2 on second floor)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating
• Interior features: 9 total rooms; Unfinished, partial basement
• Laundry & utility: Tenant pays electric, gas, heat, sewer and water for units

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $369k).
• Recommended offer: $358k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.0% 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.
• Zoned schools: Evanston Twp High School (math 47% / reading 52%, grade D, #44 of 693 statewide, top 7%, 3,691 students, 0% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 107 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $3,951/mo this rent would consume 52% 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 $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($358k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $148k; list at $369k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $357,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1945 — 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: 1.07% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $708,470
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2101 Pioneer Rd	0.35mi	4/2.5	1,720 (-1%)	5mo	$730,000	$424	75
1739 Dodge Ave	0.25mi	3/2.0 (-1)	1,800 (+3%)	7mo	$430,000	$239	73
9349 Morgan Ave	0.42mi	4/3.5	1,800 (+3%)	1mo	$600,000	$333	68
2211 Foster St	0.18mi	3/2.0 (-1)	1,548 (-11%)	4mo	$330,000	$213	65
1710 Lake St	0.57mi	3/2.5 (-1)	1,800 (+3%)	1mo	$950,000	$528	60
2810 Simpson St	0.61mi	3/1.5 (-1)	1,700 (-3%)	2mo	$740,000	$435	59
8950 Ewing Ave	0.67mi	3/2.0 (-1)	1,753 (+0%)	7mo	$400,000	$228	57
9237 Forestview Rd	0.56mi	3/2.0 (-1)	1,815 (+4%)	8mo	$635,000	$350	56
1924 Wesley Ave	0.62mi	3/2.0 (-1)	1,805 (+3%)	8mo	$750,000	$416	54
1578 Wesley Ave	0.63mi	4/2.0	2,001 (+15%)	3mo	$1,100,078	$550	44
1402 Fowler Ave	0.59mi	3/2.0 (-1)	1,500 (-14%)	8mo	$521,500	$348	37
9513 Lincolnwood Dr	0.64mi	3/1.5 (-1)	1,550 (-11%)	9mo	$630,000	$406	36

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 · 4.93% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-17,874
• Equity at exit: $55,019

10-year hold

• IRR: 7.3%
• Equity multiple: 1.60×
• Total profit: $61,951
• Equity at exit: $31,904

Cash invested: $103,320 (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: 107
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,951 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$498 /mo · $5,976/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$830
• Net cashflow: $534

Break-even live

Break-even rent $3,274

Max offer price $369,000

Occupancy floor 81%

Sensitivity live

Price	-10% $743	-5% $639	+0% $534	+5% $430	+10% $325
Rent	-10% $222	-5% $378	+0% $534	+5% $690	+10% $846
Rate	-1.0pp $720	-0.5pp $628	base $534	+0.5pp $439	+1.0pp $341

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	21d	1	0.35mi
9054 Bennett Ave Unit 2 Evanston, IL	3.0	1.5	1378	$2,200	$1.60	25d	1	0.54mi
8912 Ewing Ave Unit 2 Evanston, IL	3.0	1.0	1400	$2,430	$1.74	23d	1	0.74mi
1717 Ridge Ave Evanston, IL	3.0	1.0–2.0	876	$4,458	$5.09	0d	20	0.77mi
1615 Ridge Ave Evanston, IL	2.0–4.0	1.0–2.0	1318	$3,150	$2.39	8d	5	0.80mi
1125 Davis St Evanston, IL	3.0–4.0	1.0–3.0	1475	$4,895	$3.32	7d	6	0.81mi
1008 Garnett Pl Unit 1A Evanston, IL	5.0	2.0	2000	$4,500	$2.25	5d	1	0.92mi
1008 Garnett Pl Unit 1A Evanston, IL	5.0	2.0	2000	$4,500	$2.25	6d	1	0.92mi
8734 Kimball Ave Unit 2 Skokie, IL	3.0	2.0	2000	$3,500	$1.75	25d	1	0.93mi
1590 Elmwood Ave Unit 304 Evanston, IL	3.0	2.0	1634	$4,995	$3.06	25d	1	1.00mi
1590 Elmwood Ave Unit 204 Evanston, IL	3.0	2.5	1869	$5,485	$2.93	0d	1	1.00mi
1930 Sherman Ave Unit 1S Evanston, IL	3.0	1.0	1500	$3,000	$2.00	25d	1	1.09mi
1706 Sherman Ave #301 Evanston, IL	3.0	2.5	1701	$5,995	$3.52	25d	1	1.09mi
1706 Sherman Ave Evanston, IL	3.0	1.0–2.5	1188	$5,750	$4.84	0d	9	1.09mi
1002 Crain St Unit 1 Evanston, IL	3.0	2.0	1100	$3,795	$3.45	25d	1	1.20mi
1144 Maple Ave Unit 2 Evanston, IL	3.0	2.0	1200	$3,995	$3.33	0d	1	1.21mi
1132 Maple Ave Unit 2 Evanston, IL	3.0	1.0	1100	$2,745	$2.50	25d	1	1.24mi
1132 Maple Ave Unit 3 Evanston, IL	3.0	1.0	1050	$2,745	$2.61	19d	1	1.24mi
1132 Maple Ave Unit 2 Evanston, IL	3.0	1.0	1050	$2,745	$2.61	3d	1	1.24mi
1715 Chicago Ave Evanston, IL	3.0	1.0–2.5	1267	$6,437	$5.08	0d	28	1.28mi
1616 Hinman Ave Evanston, IL	3.0	2.0	1200	$3,450	$2.88	4d	3	1.32mi

Listing history 6 events

1. 2026-05-22
   status Pending
2. 2026-04-21
   historical Contingent - No Showings
3. 2026-04-02
   listed $369,000 Active
4. 1994-06-01
   soldstatus $148,000
5. 1990-05-14
   soldstatus $92,000
6. 1979-07-25
   soldstatus $18,000

ⓘ 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: $5,976 · $498/mo
• Projected year-2 tax: $7,176 · $598/mo
• Expected delta: +$1,200/yr (+$100/mo · 20.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,407
• − Mortgage interest: −$20,670
• − Property taxes: −$5,976
• − Insurance: −$1,845
• − Repairs & maintenance: −$3,793
• − Management: −$3,793
• − Depreciation: −$10,735
• Taxable income: $597
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $6,266/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

+1950.0% since first listed

6 events — show timeline

• 2026-05-22 Pending — MRED as Distributed by MLS Grid
• 2026-04-21 Contingent — MRED as Distributed by MLS Grid
• 2026-04-02 Listed $369,000 MRED as Distributed by MLS Grid
• 1994-06-01 Sold (Public Records) $148,000 Public Records
• 1990-05-14 Sold (Public Records) $92,000 Public Records
• 1979-07-25 Sold (Public Records) $18,000 Public Records

Property tax history

-0.8%/yr

Latest (2023): $5,976 · +4.7% YoY. Source: county tax records.