Dunning assessor & market data
The Cook County assessor effective rate in northwest side averages 7.2% for owner-occupied properties and approximately 8.5% after classification adjustment for investor-held property. On a Dunning median-value property of $365,000, that translates to roughly $28,319/year as an owner-occupied bill versus $33,411/year as an investor-held bill — material to DSCR underwriting and exit pricing.
Block-level overlay for Dunning:
- Dominant year-built decade: 1940s — typical rehab patterns for this vintage include kitchen/bath updates and aging HVAC.
- Multi-unit stock share: approximately 41% — drives the balance between 2-4 unit BRRRR opportunities and single-family flip opportunities.
- Sales pace: roughly 68 transactions per 1,000 households per year — indicator of comp recency and acquisition opportunity.
- Permit volume: approximately 9 permits per 1,000 households — comparable data freshness and rehab activity signal.
- Distressed share: roughly 4% of recent inventory — tax-deed / short-sale / REO acquisition opportunity signal.
Figures are directional Cook County estimates for Dunning based on assessor patterns and submarket dynamics; verify specific property data with the Cook County Assessor and Multiple Listing Service.
For Chicago investors evaluating Dunning, the picture comes down to a handful of numbers and a few qualitative reads. Median home values around $365K. Median ARV around $440K. Days on market: 30. The qualitative read: stable bungalow residential, with moderate but consistent investor activity primarily in 1-4 unit residential stock and stabilized gentrification with values that have re-set and now move with the broader market. Common strategies that work here: cosmetic flips, small multi-unit, rental conversion.
Investor overview
Dunning on Chicago's northwest side is moderately active for hard money and private money real estate lending. Large northwest side residential community with consistent single-family and bungalow stock. Median home values run around $365K with after-repair values reaching $440K, and typical rehab budgets fall in the $40K–$120K range.
Dominant property types include bungalow, ranch, Georgian, 2-flat, with construction from the 1925-1965 era. Common rehab considerations on this housing stock include kitchen/bath updates, aging HVAC, asbestos tile.
Dunning is a quieter flip market than neighboring Portage Park. Less investor competition means deals are easier to source; lower velocity on the exit. Best for flippers who want steady margins without bidding wars.
Dunning housing stock and rehab patterns
Dunning's housing stock history matters for investor underwriting. Buildings here are predominantly bungalow, ranch, Georgian from the 1925-1965 period. The era-specific issues — kitchen/bath updates, aging HVAC, asbestos tile — are predictable enough that experienced Dunning flippers carry pre-built scope templates. Most Dunning rehabs land between $40K and $120K, calibrated to project depth and exit comp pricing.
Investor archetype in Dunning
The investor archetype that consistently succeeds in Dunning reflects patient buy-and-hold operators plus a smaller flipper cohort. The market rewards operators who match strategy to property type — cosmetic flips and small multi-unit are the typical paths, with specific operators focused on each. Out-of-state investors who target Dunning should partner with quality local property management; the submarket-level variation matters more than typical for execution.
Submarket cluster and access
For tenant-attraction and contractor-access purposes, Dunning's connectivity matters. CTA / Metra access: CTA bus 78, 85. Highway access: I-90/94 (Kennedy), I-294. Adjacent community areas — Portage Park, Belmont Cragin, Schiller Park — share some submarket dynamics with Dunning and often appear in the same investor's portfolio.
Investor financing in Dunning
Dunning is regularly served by both hard money and private money lenders. Hard money is the institutional path — Kiavi, Lima One, Renovo, and similar national platforms with standardized terms and broad product menus. Private money in Dunning typically means Chicago-based operators like Chicago Private Capital, Midwest Bridge Capital, and Trust Deed Capital, with more relationship-driven underwriting and faster close on the right deals.
Common investor strategies in Dunning: cosmetic flips, small multi-unit, rental conversion.
Hard money paths
Top lenders active in Dunning
Below are lenders that regularly fund Dunning deals. Selected based on documented activity in this submarket.
Renovo Financial is the largest Chicago-based hard money lender. Founded 2011, they've closed thousands of loans across the Midwest and have particularly deep penetration in Chicago, Indianapolis, and Milwaukee. Strong relationships with the local broker community make them a default first-call for many Chicago investors.
Kiavi (formerly LendingHome) is one of the largest hard money lenders by volume in the country. Tech-forward platform with online application and fast underwriting for experienced borrowers. Active across Chicago and all major investor markets.
Lima One Capital is one of the deepest non-QM lenders in the country with a full product suite spanning fix-and-flip, BRRRR, rental, and new construction. Particularly strong on the rental refi exit, which makes them a one-stop shop for BRRRR strategies.
Easy Street Capital has one of the more flexible non-QM platforms in the market, with particular strength in short-term rental DSCR underwriting (counting projected nightly revenue rather than long-term lease income).
Private money options
Cogo Capital operates a private capital pool with more flexible underwriting than institutional hard money. Higher rates reflect the flexibility.
Chicago Private Capital represents the type of locally-rooted private money operator that fills the gap between institutional hard money and bank financing. Relationship-based; deal-by-deal underwriting.
Midwest Bridge Capital is a regional private money operator with deep Chicago and Indianapolis presence.
Dunning property profile
| Wards | 29, 30, 36, 38 |
|---|---|
| Investor activity | moderate |
| Gentrification stage | stable |
| Dominant property types | bungalow, ranch, Georgian, 2-flat |
| Typical year built | 1925-1965 |
| Common rehab issues | kitchen/bath updates, aging HVAC, asbestos tile |
| Transit access | CTA bus 78, 85 |
| Highway access | I-90/94 (Kennedy), I-294 |
| TIF district | No |
| Opportunity Zone | No |
| Price per sq ft | $195–$265 |
Nearby investor markets
Investors active in Dunning often also work in Portage Park, Belmont Cragin, Schiller Park.
Dunning investor FAQ
Dunning's median home value runs around $365K, with typical after-repair (ARV) values near $440K. Price per square foot ranges from $195 to $265 depending on block, condition, and recency of rehab. These are directional medians — specific property valuations depend on exact comparables and submarket-level position within Dunning.
The dominant property mix in Dunning is bungalow, ranch, Georgian, 2-flat. Typical vintage is the 1925-1965 window. Common rehab issues to underwrite for: kitchen/bath updates, aging HVAC, asbestos tile.
Dunning sees moderate permit volume, indicating steady but not overwhelming rehab activity.
Dunning has transit access via CTA bus 78, 85. This matters for tenant attraction — rental properties with good rail access typically command rent premiums and faster lease-up. Highway access: I-90/94 (Kennedy), I-294.
Yes — most national DSCR and hard money platforms (Kiavi, Lima One, Easy Street, RCN, LendingOne, Visio) finance out-of-state investors on Dunning properties routinely. The added underwriting friction is minimal as long as the property profile fits standard programs. Out-of-state investors typically pair financing with quality local property management to handle the on-the-ground execution.
Dunning supports several investor strategies: cosmetic flips, small multi-unit, rental conversion. The right strategy depends on capital deployment timeline, management infrastructure, and personal risk preference. Dunning is a quieter flip market than neighboring Portage Park. Less investor competition means deals are easier to source; lower velocity on the exit. Best for flippers who want steady margins without bidding wars.
Financing FAQ
Yes. Dunning is a regularly-served market for investor financing lending. Most national hard money and private money lenders that operate in Chicago will quote on properties here. Specific underwriting depends on the deal — purchase price, after-repair value, rehab budget, and your investor experience. Typical max LTV runs up to 80% of ARV.
Investor financing rates on hard money loans in Dunning currently run 9.5%–12.5% with 1–3 points. Pricing depends primarily on your funded-deals history, the deal's leverage ratio, and exit certainty. Experienced Dunning investors with track records routinely price toward the lower end of these ranges.
Rehab budgets for Dunning typically run $40K–$120K depending on scope. Cosmetic updates on the lower end; gut rehabs at the upper end. Common considerations on Dunning housing stock include kitchen/bath updates and aging HVAC — budget contingency accordingly.
The dominant investor-targeted property types in Dunning are bungalow, ranch, Georgian, 2-flat. Multi-unit properties are particularly active here — many lenders specifically prefer 2-4 unit deals in Dunning due to consistent rent rolls and predictable cash flow.
Typical close timelines for Chicago-area investor financing loans run 7–14 days. Same-week close is possible with local private money operators on clean deals. Documentation moves faster on properties with clear title and recent comps; Dunning's stable bungalow residential market characteristics generally support standard timelines.
Common investor exit strategies in Dunning include cosmetic flips, small multi-unit, rental conversion.
Data shown is directional / market-level. Verify specific underwriting and pricing with individual lenders. Hard Money Chicago is a directory and educational resource, not a lender or broker.