105 E Center St · Glenwood, IL 60425

$160,000

3 bd · 1.0 ba · 955 sqft · SingleFamily public records · 85 Days on market

Built 1971 Est $170k · 6% under ↓ 6% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +10.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

THIS HOME HAS GONE THROUGH A GLOWUP! FRESH PAINT THROUGHOUT THE INTERIOR. NEW PHOTOS TO COME! Welcome to this charming 3 bed/ 1.5 bath home in Glenwood. Upon entering, the cozy Living Room invites you in and opens up to an ample eat-in kitchen. All 3 bedrooms are located on the second floor. The primary bedroom has had a half-bath added! The full bath has been recently updated for you! The family room, located on the lower level, is centered around a beautiful wood-burning fireplace! Perfect for gatherings and entertaining. Newer roof (8 years) new heat thermostat. The sellers have removed a lot of wallpaper!

Key facts

• Half-bath added
• Newer roof
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• WOOD-BURNING FIREPLACE
• RECENTLY UPDATED BATH
• HALF-BATH ADDED
• NEW HEAT THERMOSTAT
• NEWER ROOF

Property features AI

Finance

• Other: Living area sourced from assessor; Parcel number available
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Split-level design; Fee simple ownership; Built before 1978 (home is 51–60 years old); Entry facing information not provided
• Construction: Vinyl siding with frame construction; Not rebuilt or rehabilitated
• Exterior features: Corner property location; Lot less than 0.25 acre

Interior

• Kitchen: Kitchen on the main level (about 15 x 11)
• Bedrooms: Three bedrooms total; Master bedroom on the second level (with a half bath); Two additional bedrooms on the second level (each about 12 x 10)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas forced air heating; Window air conditioning units
• Interior features: Six total rooms; Crawl space basement; One fireplace in the family room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 8.0% in Glenwood — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#545 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D+, schools F, amenities F.
• Bloom Twp Hsd 206 (suburban): math 8% / reading 9% proficiency, ranked #591 of 620 in IL (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 53 active listings in the ZIP; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.50% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.06%
• DSCR: 1.80
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $169,990
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 N Oak Ln	0.13mi	3/1.0	950 (-0%)	5mo	$162,000	$171	89
208 E Mulberry Dr	0.15mi	3/1.0	975 (+2%)	11mo	$162,500	$167	80
113 N Rebecca St	0.26mi	3/1.5	964 (+1%)	6mo	$182,500	$189	80
126 N Cedar Ln	0.17mi	3/1.0	950 (-0%)	19mo	$178,000	$187	75
139 N Wabash Ave	0.37mi	3/1.0	950 (-0%)	20mo	$166,900	$176	66
39 N Elm Ln	0.16mi	3/1.0	1,035 (+8%)	18mo	$160,000	$155	63
34 S Chestnut Ct	0.30mi	3/1.5	1,067 (+12%)	2mo	$189,900	$178	63
337 E Rose St	0.35mi	4/1.5 (+1)	993 (+4%)	10mo	$200,000	$201	62
117 S Willow Ln	0.44mi	3/2.0	941 (-2%)	18mo	$150,000	$159	58
301 E Maple Dr	0.32mi	3/1.5	1,067 (+12%)	13mo	$206,000	$193	53
330 E Tulip Dr	0.33mi	3/1.5	1,067 (+12%)	17mo	$205,000	$192	49
101 N Walnut Ln	0.58mi	4/1.5 (+1)	1,084 (+14%)	16mo	$138,000	$127	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.38×
• Total profit: $17,132
• Equity at exit: $23,857

10-year hold

• IRR: 18.9%
• Equity multiple: 2.58×
• Total profit: $70,666
• Equity at exit: $13,834

Cash invested: $44,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 60425

• Home prices YoY: -10.6%
• Active inventory: 53
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,403 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$318 /mo · $3,816/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $674

Break-even live

Break-even rent $1,549

Max offer price $160,000

Occupancy floor 67%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $160,000 Active 85 DOM
2. 2026-06-17
   days on market $160,000 Active 84 DOM
3. 2026-06-16
   days on market $160,000 Active 83 DOM
4. 2026-06-15
   price $160,000 Active 82 DOM
5. 2026-06-15
   days on market $170,000 Active 82 DOM
6. 2026-06-13
   days on market $170,000 Active 80 DOM
7. 2026-06-13
   days on market $170,000 Active 79 DOM
8. 2026-06-09
   days on market $170,000 Active 76 DOM
9. 2026-06-08
   days on market $170,000 Active 75 DOM
10. 2026-06-07
    days on market $170,000 Active 74 DOM
11. 2026-06-04
    days on market $170,000 Active 71 DOM
12. 2026-06-03
    days on market $170,000 Active 70 DOM
13. 2026-06-02
    days on market $170,000 Active 69 DOM
14. 2026-06-01
    days on market $170,000 Active 68 DOM
15. 2026-05-31
    days on market $170,000 Active 67 DOM
16. 2026-05-08
    price $170,000
17. 2026-03-25
    listed $180,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $3,816 · $318/mo
• Projected year-2 tax: $3,816 · $318/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,831
• − Mortgage interest: −$8,962
• − Property taxes: −$3,816
• − Insurance: −$800
• − Repairs & maintenance: −$2,307
• − Management: −$2,307
• − Depreciation: −$4,655
• Taxable income: $5,986
• Est. tax owed @ 24.0%: −$1,437
• After-tax cash flow: $6,656/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Bloom Twp Hsd 206
• NCES district ID: 1706420
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 9% ▼ -8.00%
• Median HH income: $39,795
• Composite: 7.4/100
• National rank: #9952
• State rank: #591 of 620 in IL

Livability — Glenwood

• Score: 66/100
• State rank: #545
• US rank: #11292

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment B Housing A+ Health & safety D+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenwood, IL
• City population: 8,730
• Population (ZIP): 8,730

Population outlook (Cook County) Hauer SSP2

• Today (2025): 5,347,519 people
• By 2030: 5,357,703 · +0.2%
• By 2040: 5,324,924 · -0.4%
• By 2050: 5,230,762 · -2.2%
• By 2075: 4,785,735 · -10.5%
• By 2100: 4,188,836 · -21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 22% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Cook

• 2024 margin: Solid D (+42.0) · D 70.4% · R 28.4% · Other 1.2%
• 2008→2024 swing: -11.4pp toward R · 2008: 53.4pp · 2024: 42.0pp
• All cycles: 2024: D+42.0 2020: D+50.3 2016: D+53.0 2012: D+49.4 2008: D+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.24%
• Current HPI: 314.1777
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

-5.6% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $170,000 MRED as Distributed by MLS Grid
• 2026-03-25 Listed $180,000 MRED as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2023): $3,816 · +170.4% YoY. Source: county tax records.