Logan Square 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 Logan Square median-value property of $695,000, that translates to roughly $48,319/year as an owner-occupied bill versus $57,028/year as an investor-held bill — material to DSCR underwriting and exit pricing.
Block-level overlay for Logan Square:
- Dominant year-built decade: 1900s — typical rehab patterns for this vintage include historic restoration and graystone façade repair.
- Multi-unit stock share: approximately 36% — drives the balance between 2-4 unit BRRRR opportunities and single-family flip opportunities.
- Sales pace: roughly 99 transactions per 1,000 households per year — indicator of comp recency and acquisition opportunity.
- Permit volume: approximately 21 permits per 1,000 households — comparable data freshness and rehab activity signal.
- Distressed share: roughly 3% of recent inventory — tax-deed / short-sale / REO acquisition opportunity signal.
Figures are directional Cook County estimates for Logan Square based on assessor patterns and submarket dynamics; verify specific property data with the Cook County Assessor and Multiple Listing Service.
For Chicago investors evaluating Logan Square, the picture comes down to a handful of numbers and a few qualitative reads. Median home values around $695K. Median ARV around $875K. Days on market: 21. The qualitative read: premium graystone belt, with extremely heavy investor presence with deals competing for inventory, fast-moving comparable data, and active lender competition and advanced gentrification where major price discovery has already happened and the play is now infill, condo conversions, and high-end rehabs. Common strategies that work here: greystone restoration, 2-flat deconversion to single-family, luxury condo conversion.
Investor overview
Logan Square on Chicago's northwest side is extremely active for hard money and private money real estate lending. One of Chicago's most active gentrification stories — high-end graystones, restaurants, and significant deconversion activity. Median home values run around $695K with after-repair values reaching $875K, and typical rehab budgets fall in the $85K–$285K range.
Dominant property types include greystone 2-flat, greystone single-family, luxury condo, mixed-use, with construction from the 1890-1925 era. Common rehab considerations on this housing stock include historic restoration, graystone façade repair, tuckpointing.
Logan Square is the canonical greystone deconversion market in Chicago. The deconversion ordinance debate is most active here — the 35th Ward has been the loudest voice for restrictions. Most flippers are now pursuing greystones with existing single-family character or pre-Civic Building Commission paperwork.
Logan Square housing stock and rehab patterns
Logan Square's housing stock history matters for investor underwriting. Buildings here are predominantly greystone 2-flat, greystone single-family, luxury condo from the 1890-1925 period. The era-specific issues — historic restoration, graystone façade repair, tuckpointing — are predictable enough that experienced Logan Square flippers carry pre-built scope templates. Most Logan Square rehabs land between $85K and $285K, calibrated to project depth and exit comp pricing.
Investor archetype in Logan Square
The investor archetype that consistently succeeds in Logan Square reflects a mix of experienced flippers, BRRRR portfolio builders, and the occasional new-construction infill developer. The market rewards operators who match strategy to property type — greystone restoration and 2-flat deconversion to single-family are the typical paths, with specific operators focused on each. Out-of-state investors who target Logan Square should partner with quality local property management; the submarket-level variation matters more than typical for execution.
Submarket cluster and access
Investors building Logan Square-focused portfolios typically extend into adjacent Avondale, Humboldt Park, Bucktown, Wicker Park. The neighborhood's transit signature — Blue Line (Logan Square, California, Western) — and highway access — I-90/94 (Kennedy), I-290 (Eisenhower) — determine which tenant segments are reachable and which contractor pools are practical for the rehab phase.
Sub-areas within Logan Square
Logan Square contains 5 recognizable sub-markets, each with its own pricing and property mix. Investors who specialize at the sub-area level typically outperform generalist Logan Square investors by matching strategy to the micro-market's specifics.
- Milwaukee Corridor — premium retail-anchored, high price tilt. premium owner-occupant exits; condo conversion plays; flagship retail anchors values.
- Palmer Square — historic park-adjacent, highest price tilt. highest-value blocks in the neighborhood; landmark district considerations; restrained inventory turnover.
- Logan Boulevard — historic boulevard, highest price tilt. historic boulevard architectural overlay; restoration-focused rehabs; premium owner-occupant exits.
- West Logan / California — gentrifying buffer, mid price tilt. value-add envelope still open; BRRRR-friendly pricing; aging multi-unit stock.
- Fullerton Edge — transit-adjacent, mid price tilt. transit-driven rental demand; multi-unit conversion plays; commercial overlay.
Investor financing in Logan Square
Logan Square 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 Logan Square 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 Logan Square: greystone restoration, 2-flat deconversion to single-family, luxury condo conversion.
Hard money paths
Top lenders active in Logan Square
Below are lenders that regularly fund Logan Square 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.
Logan Square property profile
| Wards | 1, 26, 32, 35 |
|---|---|
| Investor activity | very-high |
| Gentrification stage | advanced |
| Dominant property types | greystone 2-flat, greystone single-family, luxury condo, mixed-use |
| Typical year built | 1890-1925 |
| Common rehab issues | historic restoration, graystone façade repair, tuckpointing, lead paint, landmark district restrictions |
| Transit access | Blue Line (Logan Square, California, Western) |
| Highway access | I-90/94 (Kennedy), I-290 (Eisenhower) |
| TIF district | No |
| Opportunity Zone | No |
| Price per sq ft | $355–$525 |
Nearby investor markets
Investors active in Logan Square often also work in Avondale, Humboldt Park, Bucktown, Wicker Park.
Logan Square investor FAQ
Logan Square's median home value runs around $695K, with typical after-repair (ARV) values near $875K. Price per square foot ranges from $355 to $525 depending on block, condition, and recency of rehab. These are directional medians — specific property valuations depend on exact comparables and submarket-level position within Logan Square.
The dominant property mix in Logan Square is greystone 2-flat, greystone single-family, luxury condo, mixed-use. Typical vintage is the 1890-1925 window. Common rehab issues to underwrite for: historic restoration, graystone façade repair, tuckpointing, lead paint, landmark district restrictions.
Logan Square is not currently within a TIF district. It is not within a federal Opportunity Zone.
Logan Square's premium graystone belt profile and very-high investor activity place it among northwest-side neighborhoods with similar dynamics. Compared to its neighbors Avondale, Humboldt Park, Bucktown, Logan Square typically commands higher entry prices with faster days-on-market dynamics.
Logan Square typical days-on-market runs around 21 days. That speed indicates strong buyer demand — investors should expect to act quickly on listed deals and may need to source off-market for the best terms.
Logan Square supports several investor strategies: greystone restoration, 2-flat deconversion to single-family, luxury condo conversion. The right strategy depends on capital deployment timeline, management infrastructure, and personal risk preference. Logan Square is the canonical greystone deconversion market in Chicago. The deconversion ordinance debate is most active here — the 35th Ward has been the loudest voice for restrictions. Most flippers are now pursuing greystones with existing single-family character or pre-Civic Building Commission paperwork.
Financing FAQ
Yes. Logan Square 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 Logan Square 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 Logan Square investors with track records routinely price toward the lower end of these ranges.
Rehab budgets for Logan Square typically run $85K–$285K depending on scope. Cosmetic updates on the lower end; gut rehabs at the upper end. Common considerations on Logan Square housing stock include historic restoration and graystone façade repair — budget contingency accordingly.
The dominant investor-targeted property types in Logan Square are greystone 2-flat, greystone single-family, luxury condo, mixed-use. Single-family rehabs dominate the flip activity here.
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; Logan Square's premium graystone belt market characteristics generally support standard timelines.
Common investor exit strategies in Logan Square include greystone restoration, 2-flat deconversion to single-family, luxury condo 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.