807 W Manor Ct W · Glenwood, IL 60425

$239,900

3 bd · 1.5 ba · 1,232 sqft · SingleFamily public records · 73 Days on market

Built 1968 7,750 sqft lot Est $245k · at est.

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Why this score? — see what drove the D+ 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 +16.3/30.0
• ARV discount +8.5/15.0
• 1% rule +5.7/10.0
• DSCR +5.1/10.0
• 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

Welcome FHA & VA buyers! This beautiful bi-level home shows extremely well. .. The exterior & interior compliment this well cared for home. Fenced rear yard accompanied by a shed. Current sellers are relocating. During the time of ownership this house has been well cared for. The full bath has an accessible shower, however there is no standard bathtub in this home. Sellers may be willing to sell off some of their current furniture upon relocating. Lots of updates & improvements, schedule your showing. ..

Key facts

• Shed
• Fenced in large yard
• 7,750 sq ft lot

Tags

• FENCED IN LARGE YARD
• SHED

Property features AI

Finance

• Other: Property is fee simple ownership; Living area reported as estimated; total finished area approx. 2,032; Lot dimensions approximately 62 x 125 (less than 0.25 acre); Built before 1978
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with 2 garage spaces; Concrete driveway; Garage door opener; garage is owned
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; Raised ranch / bi-level design; Entry level spans main and lower levels; Facing direction not specified
• Construction: Built approximately 51–60 years ago; Brick and frame construction; Asphalt roof; Concrete perimeter foundation
• Exterior features: Patio

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eating area with breakfast bar (kitchen approx. 13 x 12, vinyl flooring)
• Bedrooms: 4 bedrooms total; Master bedroom on the main level (16 x 12, carpet); Bedroom 2 on the main level (13 x 12, vinyl); Bedroom 3 on the main level (10 x 12, vinyl); Bedroom 4 on the lower level (13 x 10)
• Flooring: Vinyl flooring in living areas, dining room and most bedrooms; Carpet in master bedroom and family room
• Bathrooms: 1 full bathroom; 1 half bathroom; Accessible shower, no tub
• Heating & cooling: Forced air natural gas heating; Central air conditioning
• Interior features: Dining combo layout; Screens on windows; One fireplace in the family room; Eight total rooms
• Laundry & utility: In-unit laundry with gas dryer hookup, sink (laundry room approx. 4 x 6, vinyl); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.

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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $124k; list at $240k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $225,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.07% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $245,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 W Manor Ct W	0.00mi	4/1.5 (+1)	1,232 (0%)	1mo	$245,000	$199	94
900 W Strieff Ln	0.30mi	3/1.5	1,269 (+3%)	3mo	$210,000	$165	78
705 W Fitzhenry Ct	0.17mi	3/2.0	1,367 (+11%)	4mo	$164,000	$120	68
18430 Aberdeen St	0.65mi	3/2.0	1,223 (-1%)	0mo	$242,000	$198	66
914 Coach Rd	0.66mi	3/1.5	1,197 (-3%)	0mo	$275,000	$230	64
527 N Virginia Ave	0.27mi	4/2.0 (+1)	1,100 (-11%)	0mo	$297,797	$271	62
1129 183rd St	0.67mi	3/2.0	1,216 (-1%)	5mo	$219,150	$180	61
330 N Illinois Ave	0.55mi	3/1.5	1,309 (+6%)	5mo	$235,000	$180	60
945 W 187th St	0.67mi	4/1.5 (+1)	1,197 (-3%)	4mo	$244,000	$204	56
313 N Park Dr	0.40mi	4/2.0 (+1)	1,064 (-14%)	2mo	$210,000	$197	50
214 N Gay Ct	0.49mi	4/2.0 (+1)	1,088 (-12%)	3mo	$294,000	$270	48
18144 Aberdeen St	0.68mi	4/2.0 (+1)	1,100 (-11%)	4mo	$245,000	$223	40

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-30,219
• Equity at exit: $35,770

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-14,665
• Equity at exit: $20,742

Cash invested: $67,172 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,561 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$532 /mo · $6,389/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $133

Break-even live

Break-even rent $2,393

Max offer price $239,900

Occupancy floor 90%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18117 Loomis Ave Homewood, IL	4.0	2.0	1500	$2,800	$1.87	3d	1	1.04mi
208 Blackstone St Thornton, IL	2.0	1.5	923	$2,200	$2.38	1d	1	1.44mi

Listing history 6 events

1. 2026-04-18
   historical Contingent - Continue to Show
2. 2026-03-30
   status Active
3. 2026-03-20
   historical Contingent - Continue to Show
4. 2026-03-12
   listed $239,900 Active
5. 1999-07-22
   soldstatus $123,500
6. 1977-04-04
   soldstatus $54,000

ⓘ 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: $6,389 · $532/mo
• Projected year-2 tax: $6,389 · $532/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 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: $30,737
• − Mortgage interest: −$13,438
• − Property taxes: −$6,389
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,459
• − Management: −$2,459
• − Depreciation: −$6,979
• Taxable loss: −$2,187
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $2,121/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

+344.3% since first listed

6 events — show timeline

• 2026-04-18 Contingent — MRED as Distributed by MLS Grid
• 2026-03-30 Relisted — MRED as Distributed by MLS Grid
• 2026-03-20 Contingent — MRED as Distributed by MLS Grid
• 2026-03-12 Listed $239,900 MRED as Distributed by MLS Grid
• 1999-07-22 Sold (Public Records) $123,500 Public Records
• 1977-04-04 Sold (Public Records) $54,000 Public Records

Property tax history

+4.2%/yr

Latest (2023): $6,389 · +87.5% YoY. Source: county tax records.