This report provides a comp-based valuation for the single-family colonial at 3941 Linden Ave in Western Springs — a 1939-built, 2-story brick home with 1,942 sq ft above grade, a finished basement, 3 bedrooms, and 1-car attached garage on a 60x131 ft lot. Served by Lyons Township High School (District 204) and District 101 elementary schools.
Five recent comparable sales within a tight geographic radius — all on Franklin Ave, Linden Ave, or Gilbert Ave — form the basis of this analysis. Three AVM providers average $832,000, with First American and Zillow tightly clustered at $863,000–$866,000.
| Feature | Detail | Feature | Detail |
|---|---|---|---|
| Style | Colonial, 2-Story, Brick | County | Cook |
| Above Grade Sq Ft | 1,942 (ANSI above-grade GLA) | Basement | Full, Finished (rec room) |
| Lot | 60x131 ft / 7,860 sq ft / 0.18 ac | Garage | 1-Car Attached |
| Fireplace | 1 Wood Burning, Living Room | Skylight | Yes |
| Elementary / Jr High | District 101 | High School | Lyons Township — District 204 |
| 2023 Taxes | $12,222 (▲ see Section 3) | Last Sale | $591,000 (Oct 2020) |
| Owner Since | Nick Dobrez / Lauren Trout (2020) | Est. Loan Balance | ~$413,567 |
| Tax Year | Tax Bill | Change | Notes |
|---|---|---|---|
| 2019 | $10,691 | +2.5% | Normal trend |
| 2020 | $9,882 | -8.2% | Year of purchase |
| 2021 | $10,852 | +8.9% | Normal trend |
| 2022 | $5,969 | -81.8% | ⚠ Unusual drop — possible incorrect exemption |
| 2023 | $12,222 | +105% | ⚠ Likely correction/reassessment catch-up |
| Normalized Run Rate | ~$11,000–$12,500 | — | Likely going forward based on pre-anomaly trend |
Five comparable sales in Western Springs — all on Franklin Ave, Linden Ave, or Gilbert Ave, all Lyons Township HS, all recently sold. MLS-reported sq ft for some comps may include finished basement space; above-grade figures used where confirmed, noted with * where uncertain.
| Address | MLS # | Sale Price | Beds/Baths | Sq Ft | Style | Yr Built | Notes |
|---|---|---|---|---|---|---|---|
| 4122 Franklin Ave | 12292145 | $775,000 | 3 / 2.0 | 1,668 AG | 2-Story | 1929 | Low end — smallest sq ft |
| 4211 Franklin Ave | 12398825 | $795,000 | 3 / 1.0 | N/R | 2-Story | 1933 | 1 bath; lower end |
| 4016 Linden Ave | 12486740 | $850,000 | 3 / 2.0 | 2,514* | 2-Story | 1938 | Same street; *may include basement sq ft |
| 4200 Gilbert Ave | 12586926 | $865,000 | 3 / 2.0 | 1,392 AG | 1-Story | 1953 | Ranch, smaller but updated |
| 3920 Franklin Ave | 12580453 | $889,000 | 3 / 2.0 | 2,359* | 2-Story | 1928 | Top comp; *may include basement sq ft |
| 3941 Linden Ave | — | $850,000 (List) | 3 / 1.1 | 1,942 AG | 2-Story | 1939 | Subject — above-grade only per ANSI |
First American and Zillow are tightly aligned at $863,000–$866,000. Remine comes in lower at $767,629, pulling the 3-provider average down. Given the tight alignment of the two primary providers and strong comp support at $850,000, the Remine figure appears to be an outlier.
| Provider | Estimate | Range | Date |
|---|---|---|---|
| First American | $866,000 | $814K–$921K | Apr 2026 |
| Zillow (Zestimate) | $863,000 | $811K–$923K | May 2026 |
| Remine | $767,629 | $600K–$819K | May 2026 |
| 3-Provider Average | $832,210 | — | — |
| FA + Zillow Average | $864,500 | Primary consensus | — |
| Factor | Subject vs. Comps | Impact | Notes |
|---|---|---|---|
| Same-Street Comp | 4016 Linden sold at $850,000 | Strong Positive | Direct same-street validation of list price |
| Brick Exterior | Brick colonial | Positive | Perceived quality advantage in this neighborhood |
| Finished Basement | Full finished with rec room | Positive | Valued separately from above-grade GLA; adds usable space |
| Sq Ft vs. Top Comps | 1,942 AG vs. 2,359–2,514* for top comps | Minor Negative | *Top comp sq ft may include basement; true AG gap may be smaller |
| Bath Count | 1 full + 1 half vs. 2 full for most comps | Minor Negative | 4211 Franklin sold at $795,000 with 1 bath; half bath partially offsets |
| Condition (assumed) | Average to good — not verified | Neutral / Positive | Confirmed updates would support upper range |
| Tax Anomaly | $12,222 in 2023 after $5,969 in 2022 | Requires Explanation | Buyers and attorneys will ask; proactive explanation reduces friction |
| Recommended List Price | $850,000 | Same-street comp validates directly; sq ft and bath gaps keep ceiling at $865K+ for confirmed-updated homes | |
Mike Berg brings 21 years of western suburbs experience and a former appraiser's precision to every valuation.
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