995 Old Elm Pl · Glencoe, IL 60022

$2,399,000

4 bd · 5.5 ba · 4,117 sqft · SingleFamily public records · 11 Days on market

Built 2000 0.44 ac lot Est $1824k · 32% 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

Step into this beautifully refined 3 story brick home on nearly half an acre on a quiet cul de sac offering 6 bedroom 5.5 baths with an attached 3 car garage, 10 foot ceilings, and fully finished basement. From the gracious entry and throughout, this large house flows beautifully for living and enjoyment. The well equipped kitchen features custom cabinetry, stainless steel appliances, a separate butler's pantry. It opens seamlessly to the bright and spacious family room surrounded with arched windows and French doors offering beautiful views and access to the wrap around deck with durable Azek decking -perfect for entertaining. An office/library and powder room complete the first floor. The

Key facts

• Custom cabinetry
• Attached garage
• Cul de sac

Tags

• BRICK HOME
• CUL DE SAC
• ATTACHED GARAGE
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES
• BUTLER'S PANTRY

Property features AI

Finance

• Other: Property located in Glencoe (New Trier township); directions: Green Bay to Old Elm Place at end of cul-de-sac
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with garage door opener; 3 garage spaces; Room for a total of 9 vehicles; Brick and asphalt driveway
• Security: Security system; Intercom; CO detectors
• Utilities: Water source: Lake Michigan; Public sewer; Electrical service 400 amp or greater
• Home design: Detached single-family home; Three-story layout; Fee simple ownership; Estimated living area totaling approximately 7,020 total finished square feet
• Construction: Built approximately 26–30 years ago; Brick and stone exterior; Asphalt roof; Concrete perimeter foundation
• Exterior features: Deck; Dog run; Property sits at end of a cul-de-sac; Lot dimensions approximately 73.33 x 244.21

Interior

• Kitchen: Kitchen with breakfast area; Granite counters; Double oven; Oven and range hood; Gas range; Microwave; Dishwasher; High-end refrigerator; Disposal; Stainless steel appliances
• Bedrooms: 5 bedrooms (6 possible); One bedroom located below grade; Bedroom dimensions include: Master 19 x 22 (second level), Bedroom 2 13 x 13 (second level), Bedroom 3 11 x 13 (second level), Bedroom 4 11 x 12 (second level), Bedroom 5 16 x 22 (third level), additional bedroom/rec room 19 x 20 (basement)
• Flooring: Hardwood flooring in primary living areas; Carpet in several bedrooms and upper/supplemental rooms
• Bathrooms: 5 full bathrooms; 1 half bathroom; Bathrooms feature whirlpool tub, separate shower, double sinks, and soaking tub; Basement includes bathroom(s)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Walk-in closets; Granite counters; Skylights; Finished full basement; Finished full attic; Separate dining room; 11 total rooms; 2 fireplaces with gas logs; Central vacuum; Security system; Intercom; CO detectors; Ceiling fans; Humidifier; Sump pump with backup; Multiple water heaters (gas)
• Laundry & utility: Second-level laundry room (5 x 7); Gas dryer hookup; Utility room in lower level (12 x 15)

What this means for you Summary

Snapshot

• This is a 4-bed/5.5-bath single-family listed at $2.40M.

Deal economics

• At list price, monthly cash flow is $-14k ($-169k/yr) — negative.
• To cash-flow at today's rent, offer at most $352k (85.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $308k (87.1% below list).
• Recommended offer: $308k (87.1% below list) — sets the bar for 1% rule.
• Cap rate -0.8% 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: New Trier Township H S Northfield (923 students, 0% FRL).
• 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 $17k of loan paydown is wiped out by about $72k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $1.45M; list at $2.40M implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $308,285 (87.1% 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: -0.77%
• Cash-on-cash: -25.21%
• DSCR: -0.12
• GRM: 64.8

CMA / ARV

• ARV (on-the-fly): $1,823,831
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1077 Green Bay Rd	0.19mi	5/5.0 (+1)	4,500 (+9%)	2mo	$1,920,000	$427	67
829 Greenwood Ave	0.30mi	5/3.5 (+1)	4,273 (+4%)	7mo	$1,850,000	$433	61
260 Lincoln Dr	0.40mi	5/4.5 (+1)	3,824 (-7%)	2mo	$1,975,000	$516	59
863 Vernon Ave	0.23mi	3/4.0 (-1)	4,458 (+8%)	8mo	$1,100,000	$247	58
885 Oak Dr	0.57mi	4/4.0	4,175 (+1%)	13mo	$1,610,000	$386	54
1230 Fairfield Rd	0.67mi	4/4.5	4,007 (-3%)	9mo	$1,775,000	$443	53
751 Woodridge Ln	0.70mi	4/3.0	3,926 (-5%)	0mo	$1,404,000	$358	50
167 Park Ave	0.67mi	4/4.5	3,860 (-6%)	13mo	$1,975,000	$512	44
1045 Hillcrest Rd	0.64mi	3/2.5 (-1)	4,063 (-1%)	9mo	$2,570,005	$633	44
130 Rockgate Ln	0.49mi	5/4.0 (+1)	3,500 (-15%)	2mo	$1,850,000	$529	39
1060 Edgebrook Ln	0.65mi	5/3.5 (+1)	3,827 (-7%)	10mo	$1,125,000	$294	37
771 Valley Rd	0.53mi	4/2.5	3,547 (-14%)	14mo	$1,700,000	$479	28

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: -73.0%
• Equity multiple: -0.92×
• Total profit: $-1,287,565
• Equity at exit: $357,699

10-year hold

• IRR: —
• Equity multiple: -2.39×
• Total profit: $-2,278,492
• Equity at exit: $207,422

Cash invested: $671,720 (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: 64.8×

Monthly cashflow live

• Estimated rent: $3,083 medium
• Mortgage (P&I): −$12,581
• Tax from tax record: −$2,968 /mo · $35,617/yr
• Insurance: −$1,000
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $-14,113

Break-even live

Break-even rent $20,947

Max offer price $352,414

Occupancy floor —

Sensitivity live

Price	-10% $-12,755	-5% $-13,434	+0% $-14,113	+5% $-14,792	+10% $-15,471
Rent	-10% $-14,356	-5% $-14,235	+0% $-14,113	+5% $-13,991	+10% $-13,869
Rate	-1.0pp $-12,905	-0.5pp $-13,503	base $-14,113	+0.5pp $-14,734	+1.0pp $-15,367

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: $599,750
• Closing costs: $71,970
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $2,399,000 Active 11 DOM
2. 2026-06-18
   days on market $2,399,000 Active 8 DOM
3. 2026-06-17
   days on market $2,399,000 Active 7 DOM
4. 2026-06-16
   days on market $2,399,000 Active 6 DOM
5. 2026-06-15
   days on market $2,399,000 Active 5 DOM
6. 2026-06-13
   days on market $2,399,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $2,399,000 Active 2 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: $35,617 · $2,968/mo
• Projected year-2 tax: $45,037 · $3,753/mo
• Expected delta: +$9,420/yr (+$785/mo · 26.4%)

ⓘ 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: $36,994
• − Mortgage interest: −$134,381
• − Property taxes: −$35,617
• − Insurance: −$11,995
• − Repairs & maintenance: −$2,960
• − Management: −$2,960
• − Depreciation: −$69,789
• Taxable loss: −$220,707
• Est. tax savings @ 24.0%: +$52,970
• After-tax cash flow: $-116,384/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

+421.5% since first listed

5 events — show timeline

• 2026-06-10 Listed $2,399,000 MRED as Distributed by MLS Grid
• 2025-10-22 Listing Removed — MRED as Distributed by MLS Grid
• 2025-08-29 Listed — MRED as Distributed by MLS Grid
• 2001-09-25 Sold (Public Records) $1,450,000 Public Records
• 2000-08-09 Sold (Public Records) $460,000 Public Records

Property tax history

+1.4%/yr

Latest (2023): $35,617 · +7.2% YoY. Source: county tax records.