700 N Bruce Ln #616 · Glenwood, IL 60425

$155,000

2 bd · 2.0 ba · 1,200 sqft · Condo · 128 Days on market

Built 1977 $409/mo HOA · 20% 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 +19.3/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 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 MLS

Top Floor with Beautiful Views! The condo has 2 Bedrooms and 2 Full Bathrooms located in Glenwood Manor. Spacious unit on 6th floor close to elevator and laundry room. Master bedroom has a full bathroom and walk-in closet. Large living room and dining room great for entertaining and leads out to the balcony. Includes Dishwasher, Stove, Refrigerator and Microwave. Unit also comes with a storage space in the basement. Building amenities includes Laundry Room, Mailroom, Inground pool, Clubhouse, Tennis Court and plenty of parking! Close to shopping and public transportation. The condo is located in the Homewood-Flossmoor school district. Conventional or Cash Buyers only. No Pets

Key facts

• Monitoring system
• Private balcony
• Plenty of parking

Tags

• TOP FLOOR CONDO
• PRIVATE BALCONY
• PLENTY OF PARKING
• MONITORING SYSTEM
• QUIET TREELINE NEIGHBORHOOD
• CLOSE TO PUBLIC TRANSPORTATION

Property features AI

Finance

• Other: Building has 96 units; Manager on-site weekdays; Commuter bus and train access; interstate access; school bus service
• Financial info: Special service area: No
• HOA & community: Monthly association fee of $409; Association covers water, insurance, clubhouse, exercise facilities, pool, exterior maintenance, lawn care, trash (scavenger) and snow removal; Association amenities include coin laundry, exercise room, storage, pool, tennis courts, clubhouse, laundry facilities and elevators; Pets are not allowed; On-site manager available

Exterior

• Parking: 2 parking spaces (unassigned)
• Security: On-site manager (Monday through Friday)
• Utilities: Water from Lake Michigan and public supply; Public sewer
• Home design: Attached single-unit condominium; Mid-rise building (4-6 stories); Entry located on 6th level; Condo ownership
• Construction: Brick construction; Concrete perimeter foundation; Building age approximately 41-50 years; Built before 1978
• Exterior features: In-ground pool; Balcony; Door monitored by TV; Common lot/grounds

Interior

• Kitchen: Eating area/table space; Granite counters
• Bedrooms: Master bedroom on main level with full bath (shower only); Additional bedroom on main level (13 x 12)
• Flooring: Luxury vinyl flooring throughout main living areas
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Walk-in closet(s); Granite counters; Lobby; 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 $155k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $126k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1977 — 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: 1.32% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 6.3

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-14,091
• Equity at exit: $23,111

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,662
• Equity at exit: $13,402

Cash invested: $43,400 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,052 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$166 /mo · $1,987/yr
• Insurance: −$65
• HOA: −$409
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $169

Break-even live

Break-even rent $1,838

Max offer price $155,000

Occupancy floor 87%

Sensitivity live

Price	-10% $257	-5% $213	+0% $169	+5% $125	+10% $81
Rent	-10% $7	-5% $88	+0% $169	+5% $250	+10% $331
Rate	-1.0pp $247	-0.5pp $208	base $169	+0.5pp $129	+1.0pp $88

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: $38,750
• Closing costs: $4,650
• 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	2d	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: $409 · $4,908/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $155,000 Active 128 DOM
2. 2026-06-17
   days on market $155,000 Active 127 DOM
3. 2026-06-16
   days on market $155,000 Active 126 DOM
4. 2026-06-15
   days on market $155,000 Active 125 DOM
5. 2026-06-13
   days on market $155,000 Active 123 DOM
6. 2026-06-09
   days on market $155,000 Active 119 DOM
7. 2026-06-08
   days on market $155,000 Active 118 DOM
8. 2026-06-07
   days on market $155,000 Active 117 DOM
9. 2026-06-04
   days on market $155,000 Active 114 DOM
10. 2026-06-03
    days on market $155,000 Active 113 DOM
11. 2026-06-02
    days on market $155,000 Active 112 DOM
12. 2026-06-01
    days on market $155,000 Active 111 DOM
13. 2026-05-31
    days on market $155,000 Active 110 DOM
14. 2026-05-22
    price $155,000
15. 2023-11-16
    soldstatus $126,000
16. 2023-10-31
    soldstatus $126,000 Closed 686-char remark

    Show marketing remark (686 chars)

    Top Floor with Beautiful Views! The condo has 2 Bedrooms and 2 Full Bathrooms located in Glenwood Manor. Spacious unit on 6th floor close to elevator and laundry room. Master bedroom has a full bathroom and walk-in closet. Large living room and dining room great for entertaining and leads out to the balcony. Includes Dishwasher, Stove, Refrigerator and Microwave. Unit also comes with a storage space in the basement. Building amenities includes Laundry Room, Mailroom, Inground pool, Clubhouse, Tennis Court and plenty of parking! Close to shopping and public transportation. The condo is located in the Homewood-Flossmoor school district. Conventional or Cash Buyers only. No Pets

17. 2023-09-27
    status Pending 686-char remark

    Show marketing remark (686 chars)

    Top Floor with Beautiful Views! The condo has 2 Bedrooms and 2 Full Bathrooms located in Glenwood Manor. Spacious unit on 6th floor close to elevator and laundry room. Master bedroom has a full bathroom and walk-in closet. Large living room and dining room great for entertaining and leads out to the balcony. Includes Dishwasher, Stove, Refrigerator and Microwave. Unit also comes with a storage space in the basement. Building amenities includes Laundry Room, Mailroom, Inground pool, Clubhouse, Tennis Court and plenty of parking! Close to shopping and public transportation. The condo is located in the Homewood-Flossmoor school district. Conventional or Cash Buyers only. No Pets

18. 2023-09-14
    status Active 686-char remark

    Show marketing remark (686 chars)

    Top Floor with Beautiful Views! The condo has 2 Bedrooms and 2 Full Bathrooms located in Glenwood Manor. Spacious unit on 6th floor close to elevator and laundry room. Master bedroom has a full bathroom and walk-in closet. Large living room and dining room great for entertaining and leads out to the balcony. Includes Dishwasher, Stove, Refrigerator and Microwave. Unit also comes with a storage space in the basement. Building amenities includes Laundry Room, Mailroom, Inground pool, Clubhouse, Tennis Court and plenty of parking! Close to shopping and public transportation. The condo is located in the Homewood-Flossmoor school district. Conventional or Cash Buyers only. No Pets

19. 2023-08-21
    status Pending 686-char remark

    Show marketing remark (686 chars)

    Top Floor with Beautiful Views! The condo has 2 Bedrooms and 2 Full Bathrooms located in Glenwood Manor. Spacious unit on 6th floor close to elevator and laundry room. Master bedroom has a full bathroom and walk-in closet. Large living room and dining room great for entertaining and leads out to the balcony. Includes Dishwasher, Stove, Refrigerator and Microwave. Unit also comes with a storage space in the basement. Building amenities includes Laundry Room, Mailroom, Inground pool, Clubhouse, Tennis Court and plenty of parking! Close to shopping and public transportation. The condo is located in the Homewood-Flossmoor school district. Conventional or Cash Buyers only. No Pets

20. 2023-08-21
    historical Contingent - No Showings 686-char remark

    Show marketing remark (686 chars)

    Top Floor with Beautiful Views! The condo has 2 Bedrooms and 2 Full Bathrooms located in Glenwood Manor. Spacious unit on 6th floor close to elevator and laundry room. Master bedroom has a full bathroom and walk-in closet. Large living room and dining room great for entertaining and leads out to the balcony. Includes Dishwasher, Stove, Refrigerator and Microwave. Unit also comes with a storage space in the basement. Building amenities includes Laundry Room, Mailroom, Inground pool, Clubhouse, Tennis Court and plenty of parking! Close to shopping and public transportation. The condo is located in the Homewood-Flossmoor school district. Conventional or Cash Buyers only. No Pets

21. 2023-08-01
    listed $140,000 Active 686-char remark

    Show marketing remark (686 chars)

    Top Floor with Beautiful Views! The condo has 2 Bedrooms and 2 Full Bathrooms located in Glenwood Manor. Spacious unit on 6th floor close to elevator and laundry room. Master bedroom has a full bathroom and walk-in closet. Large living room and dining room great for entertaining and leads out to the balcony. Includes Dishwasher, Stove, Refrigerator and Microwave. Unit also comes with a storage space in the basement. Building amenities includes Laundry Room, Mailroom, Inground pool, Clubhouse, Tennis Court and plenty of parking! Close to shopping and public transportation. The condo is located in the Homewood-Flossmoor school district. Conventional or Cash Buyers only. No Pets

22. 2005-05-03
    soldstatus $100,000
23. 1989-10-01
    soldstatus $66,000
24. 1987-02-01
    soldstatus $62,000

ⓘ 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: $1,987 · $166/mo
• Projected year-2 tax: $2,753 · $229/mo
• Expected delta: +$766/yr (+$64/mo · 38.6%)

ⓘ 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: −$8,682
• − Property taxes: −$1,987
• − Insurance: −$775
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − HOA: −$4,908
• − Depreciation: −$4,509
• Taxable loss: −$179
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $2,070/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

+150.0% since first listed

11 events — show timeline

• 2026-05-22 Price Changed $155,000 MRED as Distributed by MLS Grid
• 2023-11-16 Sold (Public Records) $126,000 Public Records
• 2023-10-31 Sold (MLS) $126,000 MRED as Distributed by MLS Grid
• 2023-09-27 Pending — MRED as Distributed by MLS Grid
• 2023-09-14 Relisted — MRED as Distributed by MLS Grid
• 2023-08-21 Pending — MRED as Distributed by MLS Grid
• 2023-08-21 Contingent — MRED as Distributed by MLS Grid
• 2023-08-01 Listed $140,000 MRED as Distributed by MLS Grid
• 2005-05-03 Sold (Public Records) $100,000 Public Records
• 1989-10-01 Sold (Public Records) $66,000 Public Records
• 1987-02-01 Sold (Public Records) $62,000 Public Records

Property tax history

+0.6%/yr

Latest (2023): $1,987 · +298.3% YoY. Source: county tax records.