Robert Padron
RE/MAX Cityview · Designated Managing Broker
Broker Price Opinion
Sample
Broker Price Opinion
5841 N Ottawa Ave
Chicago, IL 60631
Drive-by only · Single family · $175
- Prepared for
- Sample lender file
- Inspected
- June 13, 2026
- Occupancy
- Vacant — exterior only
Opinion of value
As-is
Low
$375,000
Most likely
$389,000
High
$399,000
ARV · after repaired value
$449,000
Expected marketing time: 21–35 days in this price band
Subject
- Beds
- 3
- Baths
- 1.1
- Sq ft
- 1,248
- Year
- 1952
- Garage
- 2-car detached
- Basement
- Full, unfinished
- Condition
- Average
- Type
- Single family
Neighborhood
Edgebrook / Wildwood. Owner-occupant bungalow pocket, Edison Park and Norwood Park demand, Metra and the forest preserve as the amenity set.
Analysis
Drive-by only. Brick English bungalow on a typical 30-ft Chicago lot. Roof, windows, and masonry read as original-to-updated mixed vintage. Competitive sold set is 1950s brick ranches and bungalows that closed $365k–$410k within a half mile in the last 90 days. Active listings in the pocket are asking $399k–$429k, most already showing some kitchen work. As-is midpoint $389,000 assumes average interior and no water in the basement. ARV $449,000 is the after-repaired opinion if the buyer completes paint, masonry, walk, and a mid-grade kitchen/bath — in line with the renovated actives, not the new-construction ceiling.
Sold comparables
| Address | Sold | Price | B/B | Sq ft | Notes |
|---|---|---|---|---|---|
| 5752 N Harlem Ave, Chicago 0.4 mi | Apr 2026 | $402,000 | 3/2 | 1,310 | Similar brick, finished rec room. Superior bath count. |
| 6130 N Odell Ave, Chicago 0.6 mi | May 2026 | $378,500 | 3/1.1 | 1,184 | Closest condition match. Smaller garage. |
| 5418 N Newcastle Ave, Chicago 0.9 mi | Mar 2026 | $365,000 | 3/1 | 1,102 | Inferior lot and no garage. Floor of the range. |
Active listings
| Address | Listed | Price | B/B | Sq ft | Notes |
|---|---|---|---|---|---|
| 5850 N Harlem Ave, Chicago 0.5 mi | May 28, 2026 · 16 DOM | $419,900 | 3/2 | 1,320 | Updated kitchen. Asking above as-is subject; supports ARV. |
| 6105 N Canfield Ave, Chicago 0.7 mi | Jun 4, 2026 · 9 DOM | $399,000 | 3/1.1 | 1,210 | Closest active as-is match. Price discovery for the subject. |
| 5333 N Newcastle Ave, Chicago 1.1 mi | May 12, 2026 · 32 DOM | $429,000 | 3/2 | 1,408 | Renovated baths. Ceiling for a finished Edgebrook bungalow. |
Repairs / items noted
Paint and tuckpointing at the chimney. Concrete walk is heaved. No interior inspection. ARV assumes a typical Edgebrook kitchen/bath refresh, new mechanicals not required.
Certification
This is a Broker Price Opinion prepared by Robert Padron, Designated Managing Broker, RE/MAX Cityview, Illinois license #471012333. It is not an appraisal. It is not a CMA prepared for a listing presentation. Intended use: REO / asset review. Subject: 5841 N Ottawa Ave, Chicago, IL 60631.
Robert Padron
Designated Managing Broker · RE/MAX Cityview · 5795 N Elston Ave, Chicago, IL 60646 · (847) 774-1866