This report provides a comp-based valuation for the townhouse at 5104 Commonwealth Ave in Western Springs — a 3-bedroom, 2.1-bath, 2,400 sq ft two-story unit with an unfinished basement and 2-car attached garage in the Commonwealth subdivision. Four recent sales within the same subdivision and immediate area form the basis of this analysis.
The recommended list price of $699,000 reflects two property-specific factors that distinguish this home from its immediate comparables: its position backing Interstate 294, and its unfinished basement relative to comps that sold in more improved condition. Both factors are addressed directly in this report. The pricing strategy is designed to attract serious buyers from day one and create conditions for offers at or above list price.
| Feature | Detail | Feature | Detail |
|---|---|---|---|
| Property Type | Townhouse-2 Story, End/Corner | Subdivision | Commonwealth |
| Primary Suite | 1st Floor w/ Full Bath, 2 Closets | 2nd Floor | 2 Beds + Full Bath + Loft |
| Kitchen | Island, Breakfast Bar, Eating Area | Fireplace | Gas, See-Through, Family Room |
| Basement | Full, Unfinished, Bath Rough-In | Laundry | In-Unit, Main Level |
| Annual Taxes | ,189 (2019) | Parking | 2-Car Attached, Opener |
| HOA Includes | Insurance, Ext. Maintenance, Lawn, Snow | Pets | Cats & Dogs OK |
| Elementary | Forest Hills (Dist. 101) | High School | Lyons Township (Dist. 204) |
| Backing | Interstate 294 | Exposure | East / West |
The I-294 backing has been factored into the recommended list price of $699,000. Here is how it sits relative to the comp set:
| Address | Sale Price | Beds/Baths | Sq Ft | $/SqFt | I-294 Backing | Notes |
|---|---|---|---|---|---|---|
| 4937 Commonwealth Ave | $715,000 | 3+1 / 3.1 | Est. ~2,400 | ~98 | Unknown | Most similar comp |
| 5209 Commonwealth Ave | $730,000 | 4 / 2.1 | Est. ~2,400 | ~04 | Unknown | Extra bedroom |
| 5331 Commonwealth Ave | $770,000 | 3+1 / 3.1 | Est. ~2,400 | ~21 | Unknown | Full 3.1 bath |
| 5207 Creek Dr | $653,922 | 3 / 3 | Est. ~2,000 | ~27 | Unknown | Ranch style, smaller |
| 5104 Commonwealth Ave | $699,000 (List) | 3 / 2.1 | 2,400 | 91 | ⚠ Yes | Subject property |
At $699,000, this home is priced 6,000 below the closest comparable (4937 Commonwealth, $715,000) and $71,000 below the highest recent comp (5331 Commonwealth, $770,000). That differential is intentional — it positions the home competitively while fully accounting for the highway backing, giving buyers a clear value rationale and reducing the likelihood of post-offer renegotiation on this basis.
All four comparables are recent sales within the Commonwealth subdivision and immediate area. All sold within the last 12 months. These are the most relevant data points available for this property type in this market.
| Address | MLS # | Sale Price | Beds/Baths | Type | Garage | Relevance |
|---|---|---|---|---|---|---|
| 4937 Commonwealth Ave | 12577622 | $715,000 | 3+1 / 3.1 | Townhouse-2 Story | G/2 | ⭐ Most Similar |
| 5209 Commonwealth Ave | 12501659 | $730,000 | 4 / 2.1 | Townhouse-2 Story | G/2 | Same complex, extra bed |
| 5331 Commonwealth Ave | 12579043 | $770,000 | 3+1 / 3.1 | Townhouse-2 Story | G/2 | Same complex, 3.1 bath |
| 5207 Creek Dr | 12321332 | $653,922 | 3 / 3 | Townhouse-Ranch | G/2 | Different style, smaller |
| Factor | Comp Baseline | Subject Property | Adjustment | Rationale |
|---|---|---|---|---|
| Starting Point (closest comp) | 4937 Commonwealth: $715,000 | — | — | Most similar in size, style, and unit type |
| I-294 Backing | Not confirmed for comps | ⚠ Backs I-294 | -0,000 to -0,000 | Highway noise/proximity; buyer pool narrows slightly; priced to self-select committed buyers |
| Basement Condition | Finish level unknown for most comps | Unfinished (bath rough-in present) | -,000 to -5,000 | Unfinished basement vs. comps; rough-in adds future value potential but not current finished value |
| Bathroom Count | 4937 & 5331: 3.1 bath | 2.1 bath | Minor | One fewer full bath than top comps; partially offset by 1st floor primary suite |
| 1st Floor Primary Suite | 4937: Yes (similar layout) | ✓ Yes — 14x17, 2 closets | Neutral/Positive | Strong selling point; appeals to downsizers and accessibility-conscious buyers |
| Loft / Bonus Space | Not confirmed for all comps | ✓ 14x11 Loft, 2nd Level | Positive | Adds functional flex space; office, playroom, or sitting room |
| Recommended List Price | Adjusted from $715,000 comp baseline | $699,000 | Accounts for location & basement; competitive relative to full comp set | |
The subject property has a full unfinished basement with plumbing rough-in for a future bathroom. While this represents real future upside for a buyer, it currently presents as unfinished square footage relative to comparables that may have more improved lower levels.
Western Springs is a highly desirable Cook County suburb with strong Metra access (BNSF line), Lyons Township High School (consistently rated among Illinois' best), and low inventory across all property types. The townhouse/attached segment has been particularly competitive, with well-priced units moving quickly and the comp set demonstrating consistent buyer demand in the 50,000–$770,000 range.
Mike Berg brings 21 years of western suburbs experience and a former appraiser's eye for pricing. Get a data-driven valuation before you make any decisions.
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