404 Westgate Ave — Home Value Analysis | Berg Properties
Berg Properties
Prepared September 10, 2026
Home Value Analysis

404 Westgate Ave, Chicago Heights, IL 60411

3 bed · 1 bath · split level · 1,148 SF (assessor) · partial finished basement · built 1957
Prepared for Leticia Hernandez and the decision-makers weighing this listing
Recommended list price
Suggested range
$150,000 – $159,000
This is where I'd start. The condition here isn't move-in ready, and we're heading into the slower part of the year, so I don't want to promise a quick sale. I'd rather list at a number the market can react to, watch the first couple weeks of activity closely, and be ready to adjust if we're not seeing traffic. Let the market tell us where the real number is.
Condition

What's working in our favor — and what isn't

  • Roof
    Replaced in 2020. This is a real selling point — buyers and inspectors both notice a newer roof, and it removes one of the biggest negotiation items before it comes up.
  • Windows
    In good shape. Another item off the buyer's repair list.
  • Everything else
    Kitchen, bathroom, mechanicals, and finishes are original or unconfirmed. That's reflected in the range above. Whether this ends up drawing more owner-occupant interest or more investor interest is something I want the first showings to tell us — I'm not deciding that in advance.
The house next door

400 Westgate — same footprint, same era, sold twice

400 Westgate Ave · 3 bed / 1 bath (later 2 bath) · 1,148 SF · built 1957
$133,000 → $270,000
Sold as-is, July 2024 Sold fully renovated, March 2025
This is the most useful comp we have, even though both sales are a year or two old. It's the house right next door with the same bones as 404 Westgate — same year built, same 1,148 SF, same 3-bed/1-bath layout, same amount of deferred work. It sold as-is for $133,000, then came back eight months later with a new kitchen, new baths (a second bathroom added), new electrical, and a new roof, and sold for $270,000. Values on this street have moved up since both of those sales, so today's numbers would likely land higher on both ends — but the spread itself is the real value here: it's a strong, concrete reference point for an investor weighing what this exact house is worth as-is versus fully updated.
Comparable listings & sales

Chicago Heights, Area 411

Address Status Beds/Baths SF Basement Price
400 Westgate AveNext door · as-is condition Closed 7/24 3 / 1 1,148 Partial $133,000
443 Grosvenor Pl Under contract 3 / 1 1,074 Full, unfinished $155,000 list
357 Serena Dr Active 3+2 / 2 1,042 Full, finished $159,000 list
81 E Arquilla DrREO, price-reduced Under contract 3 / 2 1,152 Partial $159,900 listwas $189,900
595 Hickory St Closed 8/26 3 / 2 1,152 None (crawl) $150,000
607 Enterprise Rd Closed 4/26 3 / 2.5 1,265 Partial $160,000
Square footage per assessor / MRED. All comps within Chicago Heights, Area 411. 81 E Arquilla's price cut ($30,000 in under 90 days) is worth flagging — it's a useful marker of where the ceiling is for homes in this condition tier.
Market conditions

Chicago Heights, year over year

+7.8%avg. sale price
Prices are still climbing here — a good time to list.
42 days+2.4%
Average time on market, up slightly year over year
14 days
Median time on market — half of homes go under contract faster than the average suggests
-4.4%inventory
Fewer homes for sale than a year ago — less competition for buyer attention
Bottom line

My take

404 Westgate is priced right at $150,000–$159,000. It leans on the strongest comp we could ask for — the house next door, same age and footprint, that sold as-is at $133,000 and later proved what real updating is worth on this street. With a 2020 roof and good windows already in place, we're not asking a buyer to take on everything at once. That said, the condition is dated and we're moving into the slower fall/winter stretch, so I'm not going to promise a fast sale. I'd rather set the price here, watch closely how buyers respond, and let that response — not the calendar — drive any adjustment. On my end, we can move fast whenever you're ready — it's just paperwork and getting photos scheduled, and we can be live in a matter of days.

Mike Berg Broker/Owner, Berg Properties · former licensed Certified Appraiser with 14 years in these suburbs
Mike Berg, Berg Properties
6415 Bentley Ave, Willowbrook, IL 60527
(773) 544-9785
mberg@team-berg.com
Square footage figures are drawn from assessor and MLS records and have not been independently field-measured (ANSI Z765). Buyers and sellers should verify through personal inspection. Comparable data via MRED LLC, believed accurate but not guaranteed.
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