Robert Padron
RE/MAX Cityview · Designated Managing Broker
Broker Price Opinion
Sample
Broker Price Opinion
4142 N Central Ave
Chicago, IL 60634
Drive-by only · 2–4 unit apartment · $225
- Prepared for
- Sample investor file
- Inspected
- August 3, 2026
- Occupancy
- Appears tenanted — exterior only
Opinion of value
As-is
Low
$549,000
Most likely
$575,000
High
$595,000
ARV · after repaired value
$685,000
Expected marketing time: 21–40 days to a local investor or owner-occupant
Subject
- Beds
- 2 / 2
- Baths
- 1 / 1
- Sq ft
- 2,240 building
- Year
- 1924
- Garage
- 2-car brick coach house
- Basement
- Full, likely mechanicals + storage
- Condition
- Average
- Type
- 2–4 unit apartment
Neighborhood
Portage Park two-flat corridor. Mix of long-term owners and small investors. Milwaukee / Central retail nearby.
Analysis
Drive-by only. Brick two-flat with coach house, typical 1920s Portage Park stock. Exterior condition average; no boarded openings. Recent two-flat sales on Central, Long, and Milwaukee support a $550k–$595k as-is range when both units are rented at market. Midpoint $575,000. Actives asking $599k–$649k are already showing one or both units updated. ARV $685,000 is the after-repaired opinion for dual kitchen/bath rehab and coach-house paint — in line with the renovated actives, not a luxury conversion. Confirm leases, heat, and any open building-code items before relying on this number.
Sold comparables
| Address | Sold | Price | B/B | Sq ft | Notes |
|---|---|---|---|---|---|
| 4018 N Long Ave, Chicago 0.5 mi | Jul 2026 | $590,000 | 2 / 2/1 / 1 | 2,300 | Newer kitchens. Superior condition. |
| 5630 W Irving Park Rd, Chicago 0.8 mi | Jun 2026 | $565,000 | 3 / 2/1 / 1 | 2,410 | Larger upstairs. Similar vintage. |
| 4321 N Milwaukee Ave, Chicago 0.4 mi | May 2026 | $535,000 | 2 / 2/1 / 1 | 2,100 | Mixed-use ground floor. Inferior living mix. |
Active listings
| Address | Listed | Price | B/B | Sq ft | Notes |
|---|---|---|---|---|---|
| 4055 N Central Ave, Chicago 0.2 mi | Jul 9, 2026 · 25 DOM | $624,900 | 2 / 2/1 / 1 | 2,280 | One unit updated. Closest street-front active. |
| 5510 W Irving Park Rd, Chicago 0.7 mi | Jun 22, 2026 · 42 DOM | $599,000 | 2 / 2/1 / 1 | 2,200 | As-is two-flat. Price check for subject as-is. |
| 4200 N Long Ave, Chicago 0.5 mi | Jul 21, 2026 · 13 DOM | $649,000 | 2 / 2/2 / 1 | 2,360 | Both kitchens done. Supports the ARV, not as-is. |
Repairs / items noted
Rear porch paint and masonry at the coach house. Interior not inspected; rents and leases not verified. ARV assumes dual kitchen/bath rehab to market and a coach-house refresh, not a full building gut.
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: Purchase / investor underwriting. Subject: 4142 N Central Ave, Chicago, IL 60634.
Robert Padron
Designated Managing Broker · RE/MAX Cityview · 5795 N Elston Ave, Chicago, IL 60646 · (847) 774-1866