2912 Old Glenview Rd · Wilmette, IL 60091

$524,999

4 bd · 2.0 ba · 1,752 sqft · SingleFamily public records · 3 Days on market

Built 1956 6,507 sqft lot Est $587k · 11% 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 +16.9/30.0
• ARV discount +12.2/15.0
• Schools +7.7/10.0
• DSCR +5.3/10.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 4-bedroom, 2-bath ranch home offering space, character, and endless potential in one of Wilmette's most sought-after neighborhoods. Thoughtfully designed with a split living arrangement, this home provides flexibility for a variety of lifestyles while maintaining a comfortable and functional flow. Beautiful hardwood floors run throughout, complemented by abundant natural light that fills every room. The spacious layout offers generous living and entertaining areas, creating a warm and inviting atmosphere. The finished basement presents unlimited possibilities-whether you envision a recreation room, home office, fitness space, guest suite, or additional living area. Step outside to

Key facts

• Backyard
• Finished basement
• Deck

Tags

• FINISHED BASEMENT
• DECK
• BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/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 $509k (3.1% below list).
• Recommended offer: $509k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 1.8% 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: crime A+, commute A+, employment 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.
• Zoned schools: New Trier Township H S Northfield (923 students, 0% FRL).
• Market conditions: 81 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 32% of the median local income ($190k/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 $16k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $508,693 (3.1% below list)

Questions for the listing agent

1. Built in 1956 — 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: 0.97% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $586,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Thelin Ct	0.02mi	4/2.0	1,564 (-11%)	4mo	$515,000	$329	78
407 Sunset Dr	0.32mi	3/2.0 (-1)	1,753 (+0%)	7mo	$735,000	$419	74
5029 Culver St	0.28mi	3/2.0 (-1)	1,753 (+0%)	12mo	$415,000	$237	72
319 Kilpatrick Ave	0.27mi	3/2.0 (-1)	1,816 (+4%)	7mo	$690,000	$380	70
216 Briar Dr	0.38mi	3/2.0 (-1)	1,680 (-4%)	2mo	$550,000	$327	68
246 Vista Ct	0.65mi	4/2.5	1,796 (+2%)	2mo	$692,500	$386	62
2536 Old Glenview Rd	0.47mi	3/2.0 (-1)	1,833 (+5%)	4mo	$660,000	$360	62
601 Lavergne Ave	0.73mi	3/2.5 (-1)	1,940 (+11%)	1mo	$565,000	$291	40
2626 Wilmette Ave	0.56mi	3/2.0 (-1)	1,506 (-14%)	7mo	$640,000	$425	40
25 Wilmette Ave	0.73mi	4/2.5	1,555 (-11%)	7mo	$507,000	$326	39
48 Hackberry Ln	0.67mi	5/2.5 (+1)	1,901 (+8%)	11mo	$637,000	$335	38
3036 Barclay Ln	0.60mi	4/3.0	1,999 (+14%)	11mo	$550,000	$275	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-62,899
• Equity at exit: $78,279

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-25,932
• Equity at exit: $45,392

Cash invested: $147,000 (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 60091

• Active inventory: 81
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $5,087 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$700 /mo · $8,403/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,068
• Net cashflow: $347

Break-even live

Break-even rent $4,648

Max offer price $524,999

Occupancy floor 88%

Sensitivity live

Price	-10% $644	-5% $495	+0% $347	+5% $198	+10% $49
Rent	-10% $-55	-5% $146	+0% $347	+5% $547	+10% $748
Rate	-1.0pp $611	-0.5pp $480	base $347	+0.5pp $210	+1.0pp $72

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
237 Sunset Dr Unit NA Wilmette, IL	4.0	2.0	1608	$4,500	$2.80	25d	1	0.19mi
5422 Old Orchard Rd Skokie, IL	3.0–4.0	2.5–3.5	2271	$7,300	$3.21	0d	1	0.80mi
5424 Old Orchard Rd Skokie, IL	1.0–4.0	1.0–3.5	1619	$7,400	$4.57	0d	51	0.80mi
9739 Woods Dr Skokie, IL	1.0–3.0	1.0–3.0	1871	$6,695	$3.58	0d	17	0.83mi
614 Leamington Ave Wilmette, IL	3.0	2.0	1600	$3,200	$2.00	25d	1	0.86mi
3119 Lake Ave Unit E Wilmette, IL	3.0	2.5	1458	$4,147	$2.84	25d	1	0.91mi
3115 Lake Ave Unit 3119-ER Wilmette, IL	3.0	2.5	1646	$4,147	$2.52	20d	1	0.93mi
704 Laramie Ave Wilmette, IL	4.0	2.0	1502	$3,950	$2.63	25d	1	0.98mi
716 Laramie Ave Wilmette, IL	3.0	2.0	2100	$4,200	$2.00	25d	1	1.00mi
460 Highcrest Dr Wilmette, IL	3.0	2.0	1750	$5,175	$2.96	0d	1	1.15mi
1120 Romona Rd Wilmette, IL	4.0	3.5	2300	$6,800	$2.96	23d	1	1.23mi
9314 Tripp Ave Skokie, IL	4.0	3.5	2546	$5,000	$1.96	0d	1	1.30mi
1322 Brook Ln Glenview, IL	3.0	2.0	1540	$4,300	$2.79	6d	1	1.42mi
2036 Lake Ave Wilmette, IL	3.0	2.0	1800	$3,850	$2.14	0d	1	1.43mi

Listing history 8 events

1. 2026-06-21
   days on market $524,999 Active 3 DOM
2. 2026-06-18
   statusdays on market $524,999 Active 1 DOM
3. 2026-06-18
   days on market $524,999 Active (Private) 6 DOM
4. 2026-06-17
   days on market $524,999 Active (Private) 5 DOM
5. 2026-06-16
   days on market $524,999 Active (Private) 4 DOM
6. 2026-06-15
   days on market $524,999 Active (Private) 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $524,999 Active (Private) 1 DOM

ⓘ 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: $8,403 · $700/mo
• Projected year-2 tax: $10,160 · $847/mo
• Expected delta: +$1,757/yr (+$146/mo · 20.9%)

ⓘ 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 3/10 Moderate 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,043
• − Mortgage interest: −$29,408
• − Property taxes: −$8,403
• − Insurance: −$2,625
• − Repairs & maintenance: −$4,883
• − Management: −$4,883
• − Depreciation: −$15,273
• Taxable loss: −$4,433
• Est. tax savings @ 24.0%: +$1,064
• After-tax cash flow: $5,222/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): 27,333
• Household income: $189,909
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 317.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Asian 12% Two or more races 5% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 7% Scotch-Irish 4% Italian 3%
• Foreign-born: 16% · China, Canada, South Korea
• Languages at home: 80% English-only · Chinese 5% Russian/Polish/Slavic 3% 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: ▼ -420.87%
• Current HPI: 188.5259
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-12 Coming Soon $524,999 MRED as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2023): $8,403 · +6.2% YoY. Source: county tax records.