830 E 191st Pl #709 · Glenwood, IL 60425

$118,700

2 bd · 1.0 ba · 809 sqft · Condo · 570 Days on market

Built 1954 $300/mo HOA · 16% of rent ↓ 10% 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 +29.6/30.0
• 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 +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Whether You Are Tired of Paying Rent or Ready for a Change in Address, This Two Bedroom One Bath Condo Offers a Great Choice Priced Comfortably! Kitchen and Bathroom Updated! Condo is Upstairs and Provides a Good Location for Easy Commute. Seller Lived Here for Years and Enjoyed Ownership. Units Are Owner Occupied-No Rentals.

Key facts

• $300 HOA
• 2 parking spots
• Built 1954

Tags

• KITCHEN AND BATHROOM UPDATED

Property features AI

Finance

• Other: Part of a 12-unit building
• Financial info: Tax exemptions: Homeowner, Senior Freeze
• HOA & community: Monthly association fee of $300; Pets not allowed

Exterior

• Parking: Two parking spaces
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single-family style condo; Entry level: 2; Condo ownership; Rehab completed in 2024
• Construction: Brick construction; Building age: 61–70 years; Built before 1978
• Exterior features: Common lot/grounds

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on the main level (approx. 11 x 15); Second bedroom on the main level (approx. 11 x 12); Additional bedrooms noted (no dimensions provided)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Five total rooms; School bus service available
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 1 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 $821 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 $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 570 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,456 (12.0% below list)

Questions for the listing agent

1. It's been on market 570 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 1954 — 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: 1.60% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.42%
• DSCR: 1.69
• GRM: 5.2

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $8,144
• Equity at exit: $17,699

10-year hold

• IRR: 15.8%
• Equity multiple: 2.29×
• Total profit: $42,859
• Equity at exit: $10,263

Cash invested: $33,236 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$622
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$49
• HOA: −$300
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $427

Break-even live

Break-even rent $1,360

Max offer price $118,700

Occupancy floor 73%

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: $29,675
• Closing costs: $3,561
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.44mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $118,700 Active 570 DOM
2. 2026-06-17
   days on market $118,700 Active 569 DOM
3. 2026-06-16
   days on market $118,700 Active 568 DOM
4. 2026-06-15
   days on market $118,700 Active 567 DOM
5. 2026-06-13
   days on market $118,700 Active 565 DOM
6. 2026-06-13
   days on market $118,700 Active 564 DOM
7. 2026-06-09
   days on market $118,700 Active 561 DOM
8. 2026-06-08
   days on market $118,700 Active 560 DOM
9. 2026-06-07
   days on market $118,700 Active 559 DOM
10. 2026-06-04
    days on market $118,700 Active 556 DOM
11. 2026-06-03
    days on market $118,700 Active 555 DOM
12. 2026-06-02
    days on market $118,700 Active 554 DOM
13. 2026-06-01
    days on market $118,700 Active 553 DOM
14. 2026-05-31
    days on market $118,700 Active 552 DOM
15. 2026-05-01
    price $118,700
16. 2025-10-17
    status Active
17. 2025-09-19
    historical Contingent - Continue to Show
18. 2025-09-04
    price $119,700
19. 2025-07-27
    price $120,700
20. 2025-06-30
    status Active
21. 2025-06-16
    historical Contingent - Continue to Show
22. 2025-05-28
    price $124,700
23. 2024-11-25
    listed $132,000 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: $1,225 · $102/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: +$735/yr (+$61/mo · 60.0%)

ⓘ 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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$6,649
• − Property taxes: −$1,225
• − Insurance: −$594
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$3,600
• − Depreciation: −$3,453
• Taxable income: $3,631
• Est. tax owed @ 24.0%: −$872
• After-tax cash flow: $4,252/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

-10.1% since first listed

9 events — show timeline

• 2026-05-01 Price Changed $118,700 MRED as Distributed by MLS Grid
• 2025-10-17 Relisted — MRED as Distributed by MLS Grid
• 2025-09-19 Contingent — MRED as Distributed by MLS Grid
• 2025-09-04 Price Changed $119,700 MRED as Distributed by MLS Grid
• 2025-07-27 Price Changed $120,700 MRED as Distributed by MLS Grid
• 2025-06-30 Relisted — MRED as Distributed by MLS Grid
• 2025-06-16 Contingent — MRED as Distributed by MLS Grid
• 2025-05-28 Price Changed $124,700 MRED as Distributed by MLS Grid
• 2024-11-25 Listed $132,000 MRED as Distributed by MLS Grid

Property tax history

+9.5%/yr

Latest (2019): $1,225 · +4.3% YoY. Source: county tax records.