629 N Carroll Pkwy #208 · Glenwood, IL 60425

$125,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 160 Days on market

Built 1970 $249/mo HOA · 12% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

IMMACULATE 2 BED CONDO TUCKED AWAY ON A QUIET TREE LINED ST. MOVE-IN COND. FEATURES PRIVATE BALCONY W/DBL SLIDING DOORS, UPDATED KITCHEN, SECURE BLDG.Bank of America, N.A. employees and employees' household members and HTS business partners of the Bank are prohibited from purchasing this property, whether directly or indirectly. BANK OF AMERICA PRE-QUAL REQ'D WITH ALL FINANCED OFFERS.

Key facts

• Open floor plan
• Private balcony
• Modern kitchen

Tags

• OPEN FLOOR PLAN
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WHIRLPOOL SOAKING TUB
• PRIVATE BALCONY

Property features AI

Finance

• Other: Not currently leased; Possession at closing; Parcel number available
• Financial info: Homeowner tax exemption
• HOA & community: Monthly association fee of $249; Association covers water, parking, insurance, exterior maintenance, lawn care, and snow removal; Association amenities include coin laundry and storage; Pets not allowed

Exterior

• Parking: 2 assigned/owned parking spaces
• Security: Security door locks
• Utilities: Public water; Public sewer
• Home design: Attached condo; Entry level: 2; Built before 1978
• Construction: Brick construction; Building age approximately 51–60 years; Part of a 12-unit building
• Exterior features: Common lot/shared grounds

Interior

• Kitchen: Granite counters; Range; Microwave; Dishwasher; Refrigerator; Electric oven
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom on the main level
• Flooring: Wood laminate in living and dining areas
• Bathrooms: 1 full bathroom with whirlpool and separate shower
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: 5 total rooms; Some photos virtually staged
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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+, amenities F, commute F.
• Homewood Flossmoor Chsd 233 (suburban): math 21% / reading 27% proficiency, ranked #272 of 620 in IL (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Homewood-Flossmoor High School (math 21% / reading 27%, grade F, #304 of 693 statewide, top 44%, 2,798 students, 0% FRL).
• Market conditions: 53 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $1; list at $125k implies a 12499900% gain — meaningful room to come down on a strong offer.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.64% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.78%
• DSCR: 1.79
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.4%
• Equity multiple: 1.37×
• Total profit: $12,945
• Equity at exit: $18,638

10-year hold

• IRR: 18.6%
• Equity multiple: 2.56×
• Total profit: $54,516
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,052 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$146 /mo · $1,750/yr
• Insurance: −$52
• HOA: −$249
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $518

Break-even live

Break-even rent $1,396

Max offer price $125,000

Occupancy floor 70%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 N Glenwood Ave Glenwood, IL	1.0	1.0	700	$1,900	$2.71	1d	1	0.93mi
208 Blackstone St Thornton, IL	2.0	1.5	923	$2,200	$2.38	1d	1	1.19mi

HOA detail condo

• Monthly dues: $249 · $2,988/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $125,000 Active 160 DOM
2. 2026-06-17
   days on market $125,000 Active 159 DOM
3. 2026-06-16
   days on market $125,000 Active 158 DOM
4. 2026-06-15
   days on market $125,000 Active 157 DOM
5. 2026-06-13
   days on market $125,000 Active 155 DOM
6. 2026-06-09
   days on market $125,000 Active 151 DOM
7. 2026-06-08
   days on market $125,000 Active 150 DOM
8. 2026-06-07
   days on market $125,000 Active 149 DOM
9. 2026-06-04
   days on market $125,000 Active 146 DOM
10. 2026-06-03
    days on market $125,000 Active 145 DOM
11. 2026-06-02
    days on market $125,000 Active 144 DOM
12. 2026-06-01
    days on market $125,000 Active 143 DOM
13. 2026-05-31
    days on market $125,000 Active 142 DOM
14. 2026-03-05
    price $125,000
15. 2026-01-09
    listed $110,000 Active
16. 2026-01-09
    historical
17. 2025-12-17
    listed Active
18. 2012-09-07
    soldstatus $1 Closed Sale 387-char remark

    Show marketing remark (387 chars)

    IMMACULATE 2 BED CONDO TUCKED AWAY ON A QUIET TREE LINED ST. MOVE-IN COND. FEATURES PRIVATE BALCONY W/DBL SLIDING DOORS, UPDATED KITCHEN, SECURE BLDG.Bank of America, N.A. employees and employees' household members and HTS business partners of the Bank are prohibited from purchasing this property, whether directly or indirectly. BANK OF AMERICA PRE-QUAL REQ'D WITH ALL FINANCED OFFERS.

19. 2012-07-19
    status Pending 387-char remark

    Show marketing remark (387 chars)

    IMMACULATE 2 BED CONDO TUCKED AWAY ON A QUIET TREE LINED ST. MOVE-IN COND. FEATURES PRIVATE BALCONY W/DBL SLIDING DOORS, UPDATED KITCHEN, SECURE BLDG.Bank of America, N.A. employees and employees' household members and HTS business partners of the Bank are prohibited from purchasing this property, whether directly or indirectly. BANK OF AMERICA PRE-QUAL REQ'D WITH ALL FINANCED OFFERS.

20. 2012-07-17
    status Reactivated 387-char remark

    Show marketing remark (387 chars)

    IMMACULATE 2 BED CONDO TUCKED AWAY ON A QUIET TREE LINED ST. MOVE-IN COND. FEATURES PRIVATE BALCONY W/DBL SLIDING DOORS, UPDATED KITCHEN, SECURE BLDG.Bank of America, N.A. employees and employees' household members and HTS business partners of the Bank are prohibited from purchasing this property, whether directly or indirectly. BANK OF AMERICA PRE-QUAL REQ'D WITH ALL FINANCED OFFERS.

21. 2012-04-20
    status Pending 387-char remark

    Show marketing remark (387 chars)

    IMMACULATE 2 BED CONDO TUCKED AWAY ON A QUIET TREE LINED ST. MOVE-IN COND. FEATURES PRIVATE BALCONY W/DBL SLIDING DOORS, UPDATED KITCHEN, SECURE BLDG.Bank of America, N.A. employees and employees' household members and HTS business partners of the Bank are prohibited from purchasing this property, whether directly or indirectly. BANK OF AMERICA PRE-QUAL REQ'D WITH ALL FINANCED OFFERS.

22. 2012-04-02
    listed $24,900 New 387-char remark

    Show marketing remark (387 chars)

    IMMACULATE 2 BED CONDO TUCKED AWAY ON A QUIET TREE LINED ST. MOVE-IN COND. FEATURES PRIVATE BALCONY W/DBL SLIDING DOORS, UPDATED KITCHEN, SECURE BLDG.Bank of America, N.A. employees and employees' household members and HTS business partners of the Bank are prohibited from purchasing this property, whether directly or indirectly. BANK OF AMERICA PRE-QUAL REQ'D WITH ALL FINANCED OFFERS.

23. 2010-12-11
    historical
24. 2010-04-04
    listed New
25. 2008-02-18
    historical
26. 2007-09-18
    listed
27. 2006-01-19
    soldstatus $89,000
28. 1991-05-06
    soldstatus $43,000

ⓘ 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: $1,750 · $146/mo
• Projected year-2 tax: $2,294 · $191/mo
• Expected delta: +$544/yr (+$45/mo · 31.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,622
• − Mortgage interest: −$7,002
• − Property taxes: −$1,750
• − Insurance: −$625
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − HOA: −$2,988
• − Depreciation: −$3,636
• Taxable income: $4,681
• Est. tax owed @ 24.0%: −$1,123
• After-tax cash flow: $5,098/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: Homewood Flossmoor Chsd 233
• NCES district ID: 1719560
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 27% ▼ -13.00%
• Median HH income: $83,564
• Composite: 24.42/100
• National rank: #7681
• State rank: #272 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

+190.7% since first listed

15 events — show timeline

• 2026-03-05 Price Changed $125,000 MRED as Distributed by MLS Grid
• 2026-01-09 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-09 Listed $110,000 MRED as Distributed by MLS Grid
• 2025-12-17 Listed — MRED as Distributed by MLS Grid
• 2012-09-07 Sold (MLS) $1 MRED as Distributed by MLS Grid
• 2012-07-19 Pending — MRED as Distributed by MLS Grid
• 2012-07-17 Relisted — MRED as Distributed by MLS Grid
• 2012-04-20 Pending — MRED as Distributed by MLS Grid
• 2012-04-02 Listed $24,900 MRED as Distributed by MLS Grid
• 2010-12-11 Listing Removed — MRED as Distributed by MLS Grid
• 2010-04-04 Listed — MRED as Distributed by MLS Grid
• 2008-02-18 Listing Removed — MRED as Distributed by MLS Grid
• 2007-09-18 Listed — MRED as Distributed by MLS Grid
• 2006-01-19 Sold (Public Records) $89,000 Public Records
• 1991-05-06 Sold (Public Records) $43,000 Public Records

Property tax history

+1.8%/yr

Latest (2023): $1,750 · +63.5% YoY. Source: county tax records.