2024 residential / Jefferson Township
6913 W Summerdale Ave, Chicago
PIN 13-07-124-059-0000 · Class 203 · Neighborhood 71430
- CCAO certified AV
- $33,000
- BOR final AV
- $27,362
- Recorded change
- −$5,638 (−17.08%)
Finding from the reconstructed five-property set
The public comparable case does not independently support the historical reduction.
The subject’s certified improvement AV per building square foot was $23.116. The retained-comparable median was also $23.116. Both the subject and comparable median had a certified total assessed value of $33,000.
Retained set / five properties
Value-blind screening, then feature review
Certified improvement AV / building sf
Scroll horizontally to inspect every field
| Property | Distance | Year | Building sf | Certified total AV | Improvement AV/sf |
|---|---|---|---|---|---|
| Subject ↗ | — | 1953 | 1,022 | $33,000 | $23.116 |
| 6917 W Summerdale Ave ↗Adjacent; exact area, lot and age. Extra half bath and superior interior features disclosed. | 0.007 mi | 1953 | 1,022 | $33,000 | $23.116 |
| 6916 W Summerdale Ave ↗Same block; higher assessed value retained. Warm-air heat and a 48 sf size difference. | 0.033 mi | 1954 | 1,070 | $38,400 | $27.126 |
| 6920 W Summerdale Ave ↗Same block; no garage and a formal recreation room are offsetting differences. | 0.035 mi | 1954 | 1,070 | $33,000 | $22.079 |
| 6917 W Farragut Ave ↗Nearby; slightly newer and larger, with a smaller 1.5-car garage. | 0.107 mi | 1955 | 1,056 | $34,000 | $23.319 |
| 6965 W Balmoral Ave ↗Lower value retained; smaller lot and garage, partial attic and recreation room disclosed. | 0.111 mi | 1954 | 1,022 | $30,803 | $21.600 |
6917 W Summerdale Ave — Adjacent; exact area, lot and age. Extra half bath and superior interior features disclosed.
6916 W Summerdale Ave — Same block; higher assessed value retained. Warm-air heat and a 48 sf size difference.
6920 W Summerdale Ave — Same block; no garage and a formal recreation room are offsetting differences.
6917 W Farragut Ave — Nearby; slightly newer and larger, with a smaller 1.5-car garage.
6965 W Balmoral Ave — Lower value retained; smaller lot and garage, partial attic and recreation room disclosed.
Inspect the selection method and its limits
Screen: Same 2024 year, neighborhood and class; within one mile and ±25% building area. Then single-card, non-multiland (one land line), whole-tieback parcels with matching use, story, quality, basement and A/C; building and land area within ±15%, age within ten years.
Rank: Distance in miles + proportional building-area difference + year-built difference / 30 + proportional land-area difference. Lower is closer. Assessment level was not an input. Manual feature review excluded the fourth-ranked, two-full-bath property before retaining five.
Important limit: This case was deliberately selected from historical reductions. It is not random, representative or a success-rate estimate. The analysis is retrospective, not preregistered; no physical-feature adjustments or market-value appraisal were performed.
Stages stay separate: The comparison uses certified, pre-BOR assessments. Final BOR values are shown only as historical outcomes. The higher-assessed candidate’s home-improvement-exemption field remains unresolved; the displayed figures are gross certified values, not exemption-adjusted taxable amounts.
Exclusions stay visible
A low number is not enough.
- $11,200 total AV6905 W Balmoral: hard excluded—0.2 tieback, smaller site, slab, no A/C and different room count.
- $11,400 total AV6911 W Berwyn: hard excluded—0.2 tieback and land area outside tolerance.
- $37,000 total AV6913 W Farragut: excluded after manual review—two full baths versus the subject’s one.
- $32,000 total AV6755 W Higgins: disclosed, not cherry-picked—larger home and lot, no garage and materially lower similarity rank.
Open questions before professional use
The missing evidence matters.
- 01
Actual appeal fileThe public outcome omits submitted exhibits, hearing notes and decision detail.
- 02
Record cards and photosPublic characteristics can be stale; physical facts and condition need confirmation.
- 03
Sale qualificationThe 2018 trustee-deed sale needs deed, closing and market context before use.
- 04
Exemption contextThe source reports a $2,400 certified HIE field for 6916 W Summerdale; its treatment needs confirmation.
- 05
Method sensitivityAnalyst-set distance and feature tolerances need replication and robustness review.