6511 W Higgins Ave
Nothing on record for this building in the last seven years, and our model puts it at a low risk of maintenance problems over the next 12 months. No public enforcement record to go on. Walk the building, ask the current tenants how repairs get handled, and get any promises in writing.
This building has 0 building violations (7y), at or below the Norwood Park average of 0.5.
What's in the 6511 W Higgins Ave report
| Units | 2 |
|---|---|
| Year built | 1958 |
| Stories | — |
| Building area | 2,497 sq ft |
| Property class | 211 |
| PIN (Cook County parcel) | 13072310380000 |
Registered owner per Cook County Assessor records.
Landlord portfolio
Other Chicago properties this owner holds, with a risk rating for each.
Unlock complete reportThe two-unit residential property at 6511 W Higgins Ave in Norwood Park, owned by Roberto Garza Jr., was constructed in 1958 and has had minimal documented activity over the past seven years. The building's record shows a total of 11 service requests made through the 311 system during this period, with the majority occurring in the past two years (2024-2025). Recent complaints have primarily concerned issues with waste management, including three separate garbage cart-related incidents and a dead animal pick-up request, all of which have been resolved. Of particular note, there have been two vacant/abandoned building complaints filed in September and October 2025, though both are marked as closed. The building's permit history is minimal, showing only one building permit in the past seven years, which suggests limited recent renovations or major modifications to the property.
AI-generated · may contain errors · check the source data tables below
How 6511 W Higgins Ave's risk score is calculated
We trained a model on 7 years of Chicago code enforcement data — building violations, 311 complaint history, environmental enforcement, and owner track records. It estimates the probability that the City of Chicago will find a code violation at this address in the next 12 months. Lower % = safer.
What the score means for you
Lower risk — safer than most nearby
City inspectors rarely find violations here. Strong maintenance history and a clean complaint record.
Typical — about average for the neighborhood
Some past violations or complaints on record. Worth asking the landlord about any open issues before signing.
Higher risk — riskier than most nearby
Elevated violation and complaint history. City inspectors have found issues here before and are statistically likely to again.
Out of 907 buildings in this neighborhood, 454 are predicted to be safer. The band is relative to this neighborhood, so a share of every neighborhood falls in each colour.
violation
likely
What's driving this score
The data points that most influenced this building's risk rating — ranked by the weight the model placed on each one.
6511 W Higgins Ave apartment reviews
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6511 W Higgins Ave event timeline
Building violations, environmental complaints and enforcement, permits, scofflaw listings, and 311 calls — most recent records in order.
See all 5 events
Full history back to 2024 — violations, complaints, permits, and 311 calls.
Unlock complete timelineFull data for 6511 W Higgins Ave apartments
Chicago public datasets for this parcel — building violations, permits, 311 calls, environmental complaints and enforcement, scofflaw listings, and vacant building registrations.
What this is
Violations issued by the City of Chicago Department of Buildings against this parcel.
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What this is
Violations issued for failure to register or maintain a vacant or abandoned building.
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What this is
Building permits issued by the City of Chicago for new construction, alterations, and repairs at this parcel.
| Permit # | Issued | Status | Description |
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What this is
Chicago 311 service requests recorded at this parcel — maintenance complaints and quality-of-life requests.
| SR # | Created | Type | Department | Status |
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What this is
Environmental complaints filed about this property with the City of Chicago.
| Complaint # | Date | Type | Inspector | Resolution | Resolved |
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What this is
Formal environmental enforcement cases brought against this property.
| Case # | Date | Type | Violation | Disposition | Status | Fine |
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Cancel anytime · Data sourced from the City of Chicago Department of Buildings, Chicago 311, Cook County Assessor & the Chicago Data Portal