60025 — Glenview / Niles / Golf market data

60025 — Glenview / Niles / Golf

Cook County · 11 census tracts (10 with complete price, rent, and tax data) · data as of 2026-06-09

Planted Money aggregates public Cook/Lake County property and tax records, Zillow research data, and HUD rent benchmarks into a live investor screen for Cook and Lake County, Illinois. This page is the ZIP-level summary for 60025, built fresh from the same tract data the map and API serve — not a separate, hand-written guide. Browse 60025 on the interactive map for individual addresses, or connect an AI assistant via MCP to run a full underwrite on a specific property.

Headline numbers

Metric	Value	Source
Median home value	$616,700	Zillow ZHVI, all residential types, 2026-04-30
Modeled market rent (2BR-equivalent)	$2,640/mo	Planted Money rent model — HUD SAFMR + Zillow ZORI blend (rent model)
Indicative gross yield	5.1%	rent ÷ home value, annualized
Effective property tax	2.23%	Cook County Clerk effective rate, Cook 2023 rates

These are ZIP-level medians across this ZIP’s qualifying tracts — not a valuation of any specific address. Planted Money’s comp-based valuation model covers SFH and 2–4 unit properties only (never condos); an address-level number can differ from the ZIP median above. See data coverage and valuation methodology.

Market temperature

Segment	Sale-to-list	Days on market	Sold above list	1-yr price change
Single-family (SFH)	102.2%	37 days	48.3%	+10.9%
2–4 unit	88.2%	83 days	0.0%	—

Redfin market statistics, latest quarter, ZIP-level (both property-type rows inherit the same ZIP figures where Redfin does not break them out further).

Strongest signals here (county-relative percentiles)

Ranked among all 1,492 Cook + Lake tracts (50th percentile = county median). Full definitions: data dictionary.

Mortgage applicant income — 94th percentile county-wide. Median income of recent home-purchase borrowers in the area (HMDA 2024) — a transaction fact about buyers, not a resident-income claim.
1-year price appreciation — 93rd percentile county-wide. Zillow ZHVI year-over-year change, ZIP-blended.
Specialty/amenity business density — 83rd percentile county-wide. Specialty coffee, breweries, pet shops, and organic grocers nearby (OpenStreetMap). Coverage follows OSM business-tagging density, not a city boundary — sparse everywhere.

Strategy read

Flip lean by our screen — flip tracts read a median 92nd percentile vs. BRRRR’s 26th percentile county-wide.

This is a location screen, not a property score — the tracts underneath a ZIP vary, and no individual address is scored on this page. How flip score works · How BRRRR score works · Underwriting.

Property tax note

Northfield Township (North triad) moved assessed values +22.7% at its most recent triennial reassessment (2025); next reassessment 2028. Reassessment shock changes the tax bill, not the effective rate above — model the post-reassessment bill, not the seller’s. Underwriting covers how the suggested-offer math treats taxes.

Data vintages

Field	Vintage
Tract build	2026-06-09
Zillow ZHVI / ZORI	2026-04-30
Cook property tax rates	Cook 2023 rates
HMDA (capital flow, income, FHA)	2022 vs 2024
HUD SAFMR	SAFMR FY2026

What this page is not

These are ZIP-level, area medians — not a valuation of any specific property. Automated valuations are not appraisals; this page doesn’t attempt a property-level estimate at all, only aggregated public-record and Zillow-research context for 60025 as a whole. Per-segment error rates for the underlying valuation model: accuracy. For an address, use the map app or the MCP tools.

Data: attributions · Methodology: how the numbers work · Coverage gaps: data coverage · All Chicago markets