700 N Bruce Ln #211 · Glenwood, IL 60425

$135,000

2 bd · 2.0 ba · 1,200 sqft · Condo · 29 Days on market

Built 1975 $379/mo HOA · 18% of rent

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Why this score? — see what drove the C+ 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 +26.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• 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

Welcome home to this beautifully maintained 2/bedroom, 2/bathroom 2nd floor Condo offering comfort, space and endless potential! From the moment you walk in, you'll appreciate the generous layout featuring a spacious carpeted living room perfect for relaxing or entertaining, along with a separate carpeted dinning area ideal for gathering and everyday living. The eat-in kitchen features tiled flooring, an electric stove, refrigerator, and a cozy breakfast nook perfect for morning coffee or casual dinning. Step outside onto your private balcony and enjoy fresh air and peaceful views. The Spacious primary suite includes updated wood laminate flooring and a private attached master bath featuri

Key facts

• Tiled flooring
• Private balcony
• Eat-in kitchen

Tags

• PRIVATE BALCONY
• EAT-IN KITCHEN
• TILED FLOORING
• UPDATED WOOD LAMINATE FLOORING
• SPACIOUS CARPETED LIVING ROOM
• SEPARATE CARPETED DINING AREA

Property features AI

Finance

• Other: On-site manager available Monday through Friday; Access to commuter bus and train, interstate access, and school bus service
• Financial info: Not currently leased
• HOA & community: Monthly association fee of $379; HOA covers water, insurance, clubhouse, exercise facilities, pool, exterior maintenance, lawn care, scavenger, and snow removal; Building amenities include coin laundry, exercise room, storage, pool, tennis courts, clubhouse, laundry, and elevators; Pets not allowed

Exterior

• Parking: One parking space (unassigned); Guest parking available
• Utilities: Water from Lake Michigan; Public sewer; Electric with circuit breakers
• Home design: Attached single condo; Entry level: 2; Condo ownership; Non-smoking building; Manager on-site weekdays; Built of brick; Estimated living area
• Construction: Brick construction; Built approximately 51–60 years ago; Built before 1978
• Exterior features: Balcony; Common lot/dimensions

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Eating area with table space
• Bedrooms: Master bedroom on main level with a full bath; Second bedroom on main level (12 x 7); Additional bedrooms
• Flooring: Laminate throughout and wood laminate in bedrooms; Tile in kitchen; Carpet in living and dining areas
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor bedroom; Storage; Walk-in closet(s); Screens on windows; Separate dining room; 5 total rooms
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% 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: 54 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 $933 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 $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $59k; list at $135k implies a 129% gain — meaningful room to come down on a strong offer.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.52% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.83%
• DSCR: 1.48
• GRM: 5.5

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $103
• Equity at exit: $20,129

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $29,069
• Equity at exit: $11,672

Cash invested: $37,800 (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: 54
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,052 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$136 /mo · $1,637/yr
• Insurance: −$56
• HOA: −$379
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $341

Break-even live

Break-even rent $1,620

Max offer price $135,000

Occupancy floor 78%

Sensitivity live

Price	-10% $418	-5% $379	+0% $341	+5% $303	+10% $265
Rent	-10% $179	-5% $260	+0% $341	+5% $422	+10% $503
Rate	-1.0pp $409	-0.5pp $376	base $341	+0.5pp $306	+1.0pp $271

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: $33,750
• Closing costs: $4,050
• 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	0d	1	1.16mi
208 Blackstone St Thornton, IL	2.0	1.5	923	$2,200	$2.38	2d	1	1.49mi

HOA detail condo

• Monthly dues: $379 · $4,548/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $135,000 Active 29 DOM
2. 2026-06-18
   days on market $135,000 Active 26 DOM
3. 2026-06-17
   days on market $135,000 Active 25 DOM
4. 2026-06-16
   days on market $135,000 Active 24 DOM
5. 2026-06-15
   days on market $135,000 Active 23 DOM
6. 2026-06-13
   days on market $135,000 Active 21 DOM
7. 2026-06-09
   days on market $135,000 Active 17 DOM
8. 2026-06-08
   days on market $135,000 Active 16 DOM
9. 2026-06-07
   days on market $135,000 Active 15 DOM
10. 2026-06-04
    days on market $135,000 Active 12 DOM
11. 2026-06-03
    days on market $135,000 Active 11 DOM
12. 2026-06-02
    days on market $135,000 Active 10 DOM
13. 2026-06-01
    days on market $135,000 Active 9 DOM
14. 2026-05-31
    days on market $135,000 Active 8 DOM
15. 2026-05-24
    listed $135,000 Active
16. 1987-02-01
    soldstatus $59,000

ⓘ 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: $1,637 · $136/mo
• Projected year-2 tax: $2,351 · $196/mo
• Expected delta: +$714/yr (+$59/mo · 43.6%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,622
• − Mortgage interest: −$7,562
• − Property taxes: −$1,637
• − Insurance: −$675
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − HOA: −$4,548
• − Depreciation: −$3,927
• Taxable income: $2,332
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $3,535/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

+128.8% since first listed

2 events — show timeline

• 2026-05-24 Listed $135,000 MRED as Distributed by MLS Grid
• 1987-02-01 Sold (Public Records) $59,000 Public Records

Property tax history

+0.2%/yr

Latest (2023): $1,637 · +789.5% YoY. Source: county tax records.