627 Forest Avenue
Prepared by: Scott Berg · Berg Properties
This is a preliminary estimate and not a formal appraisal.
Executive Summary
627 Forest Avenue is a 4-bedroom, 1.5-bath Victorian single-family home built in 1887, sitting on a generous 50×149 ft (7,450 sq ft) lot with a 2-car garage and an unheated 3rd-floor bonus room. With 2,519 sq ft per the assessor, central air, and an unfinished basement full of potential, this is a substantial home on one of the most desirable residential blocks in north Oak Park — two blocks from Mann Elementary, walkable to downtown Oak Park, and steps from the Green Line.
The comp set Scott selected confirms that the immediate neighborhood — Woodbine, Grove, and Kenilworth between roughly Chicago Ave and North Ave — is producing sale prices well above the Oak Park median, with recent 4-bedroom closings ranging from $630K to $800K. Buyers here are willing to pay a significant premium for well-located, character-rich vintage homes, and the Forest Avenue address adds its own cache.
Property Details
| Feature | Detail | Feature | Detail |
|---|---|---|---|
| Style | Victorian (1887) | Above-Grade Sq Ft | 2,519 (assessor) |
| 3rd Floor | Unheated bonus room — potential office / bedroom | Basement | Unfinished — full |
| Garage | Detached 2-Car | Heating / Cooling | Central Air & Heat |
| Lot Size | 50 × 149 ft (7,450 sq ft) | Last Sold | May 2002 — $482,000 |
| School Zone | 60302 — Mann / Percy Julian / OPRF | Est. Annual Taxes | ~$14,000–$18,000 (verify Cook County) |
| Updates | Unknown — key variable; walk-through needed | HOA | None |
Equity & Ownership Context
Based on the last recorded sale of $482,000 in May 2002, this home has appreciated substantially over 24 years. At a midpoint estimate of $715,000, the implied gross appreciation is approximately $233,000 (48%) — or roughly 1.7% annually compounded. Given the comp evidence and current neighborhood pricing, there is meaningful additional upside available with the right preparation strategy.
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📞 Call Scott: 773-960-2462 ✉ Send a Quick EmailComparable Sales (CMA)
All five comps are drawn from the immediate sub-market: Woodbine Ave, N Grove Ave, and N Kenilworth Ave — all within roughly a four-block radius of 627 Forest, north of Chicago Ave, in the same Mann/Percy Julian/OPRF school district. These are the most geographically and demographically precise comparables available for this property.
| Address | Sold / Status | Price | Bed / Bath | Sq Ft | Notes |
|---|---|---|---|---|---|
| 723 N Kenilworth Ave ⭐ | Listed Sep 2025 / Sold ~Oct 2025 | ~$780,000 | 4 / 1.5 | N/A | Best bath match (4/1.5 same as subject). Extensively updated: full kitchen & bath remodel, cypress doors restored, 3-car garage, 40-yr roof. Proves $780K is achievable with 1 full bath. |
| 825 Woodbine Ave | Sold Sep 2025 | $800,000 | 4 / 3 | 1,923 | Fully updated; 3 full baths. Upper ceiling — shows depth of buyer demand at $800K in this corridor despite smaller sq ft. |
| 721 N Grove Ave | Sold Mar 2026 | $705,000 | 4 / 2 | 1,900 | Most recent comp — two blocks from subject. 2 baths, ~600 sq ft smaller. Clean market signal for updated 4-bed homes. |
| 707 Woodbine Ave | Sold Sep 2025 | $630,000 | 4 / 1.5 | 2,046 | AS-IS estate sale; sold as-is with inspector's note on deferred maintenance. Same 4/1.5 bath profile. Sets realistic floor for unupdated condition. |
| 738 Woodbine Ave | Sold Apr 2022 | $455,000 | 4 / 1.5 | 1,974 | "Priced to sell" pre-market-runup comp. Same 4/1.5 profile. Shows how dramatically values have moved — useful as appreciation anchor, less relevant as current pricing guide. |
Comp Sale Prices vs. Subject Property Estimate
Automated Valuation Models (AVMs)
AVMs for a 137-year-old Victorian with limited recent transaction history tend to be conservative and slow to capture neighborhood appreciation. The comp-based analysis above is more reliable for pricing purposes. The AVM range below is presented for reference and is likely understated relative to current market reality in this sub-market.
AVM vs. Comp-Based Estimate
| Source / Basis | Estimate | Note |
|---|---|---|
| Zillow Zestimate (est.) | $660,000 | Conservative — lags recent comp appreciation in this corridor |
| Redfin Estimate (est.) | $675,000 | Slightly higher; still below comp-anchored range |
| Comp Floor (707 Woodbine AS-IS) | $630,000 | Absolute floor — AS-IS estate sale, same bath profile |
| Comp Ceiling (723 Kenilworth updated) | $780,000 | Best comp match — fully updated 4/1.5 nearby |
| Scott's CMA Midpoint | ~$715,000 | Average of most relevant comps; condition-dependent |
Local Market Conditions — Oak Park 60302
North Oak Park's SFH market continues to perform well heading into spring 2026. The comp set above — five 4-bedroom sales between $630K and $800K in a 12-month window — illustrates robust buyer demand in this exact sub-market. Homes at this price point in the Mann/OPRF school district attract well-qualified buyers, often relocating from the city, who are prepared to move quickly for the right property. Days on market for correctly priced vintage homes in this corridor is consistently under three weeks.
627 Forest — Comp Range Context
Schools — District 97 & OPRF District 200
627 Forest Ave feeds into Mann Elementary, Percy Julian Middle School, and Oak Park & River Forest High School — one of the most coveted school pipelines in the western suburbs. Mann Elementary in particular is a consistent driver of buyer activity in this corridor, frequently cited by buyers as a primary reason for targeting this specific geographic pocket of north 60302.
Recommended Next Steps
Ready to talk? Reach out at sberg@bergproperties.com or call 773-960-2462