420 Brentwood Rd #105 · Morton, IL 61550

$125,000

1 bd · 1.0 ba · 906 sqft · SingleFamily public records · 64 Days on market

Built 1968 $138/sqft · 28% above area Est $98k · 28% over $145/mo HOA · 11% of rent

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Why this score? — see what drove the F 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 +11.4/30.0
• 1% rule +5.2/10.0
• Schools +4.8/10.0
• Livability +4.3/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready efficient two-bedroom brick and vinyl sided attached condo with a carport and storage shed. Interior has been freshened up and awaits new ownership! The sensible layout includes an open living/dining/kitchen concept, hall laundry facilities, two nice sized bedrooms, and a full hall bath (accessed from main area as well as one bedroom). Quaint back patio plus all appliances including washer and dryer. $145.00/month association dues. Enjoy easy living here!

Key facts

• Attached condo
• Quaint back patio
• Move in ready

Tags

• MOVE IN READY
• ATTACHED CONDO
• OPEN LIVING DINING KITCHEN
• HALL LAUNDRY FACILITIES
• QUAINT BACK PATIO
• ALL APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-44 ($-530/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (6.2% below list).
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $117k (6.2% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 2.9% in Morton — 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 86/100 on livability (#22 in IL, #419 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute F.
• Morton CUSD 709 (suburban): math 48% / reading 59% proficiency, ranked #41 of 620 in IL (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Morton Jr High School (math 46% / reading 68%, grade B, #30 of 665 statewide, top 5%, 485 students, 0% FRL); Morton High School (math 52% / reading 51%, grade D+, #38 of 693 statewide, top 6%, 1,061 students, 0% FRL).
• Market conditions: 63 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 77 units permitted in Tazewell County in 2024 (0 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.
• Tazewell County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $125k implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $117,199 (6.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. 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: 1.02% ✓
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 8.2

CMA / ARV

• ARV (median comp): $97,803
• List price: $125,000
• Delta: 27.81%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
334 S Nelson Ave	0.58mi	2/1.0 (+1)	916 (+1%)	0mo	$148,900	$163	66
512 S Carol Ave	0.58mi	2/1.0 (+1)	875 (-3%)	12mo	$156,250	$179	52
210 W Wagler St	0.64mi	2/2.0 (+1)	982 (+8%)	8mo	$167,500	$171	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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-22,936
• Equity at exit: $18,638

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-23,060
• 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 61550

• Active inventory: 63
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$194 /mo · $2,328/yr
• Insurance: −$52
• HOA: −$145
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-44

Break-even live

Break-even rent $1,325

Max offer price $117,199

Occupancy floor 98%

Sensitivity live

Price	-10% $27	-5% $-9	+0% $-44	+5% $-80	+10% $-115
Rent	-10% $-144	-5% $-94	+0% $-44	+5% $6	+10% $56
Rate	-1.0pp $19	-0.5pp $-12	base $-44	+0.5pp $-77	+1.0pp $-110

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
514 N Main St Morton, IL	2.0	1.0	1087	$1,600	$1.47	23d	1	0.73mi
1240 S Main St Morton, IL	1.0–2.0	1.0–1.5	1000	$950	$0.95	15d	2	0.76mi

HOA detail

• Monthly dues: $145 · $1,740/yr

Listing history 23 events

1. 2026-06-22
   days on market $125,000 Active 64 DOM
2. 2026-06-19
   days on market $125,000 Active 62 DOM
3. 2026-06-18
   days on market $125,000 Active 61 DOM
4. 2026-06-17
   days on market $125,000 Active 60 DOM
5. 2026-06-16
   days on market $125,000 Active 59 DOM
6. 2026-06-15
   days on market $125,000 Active 58 DOM
7. 2026-06-14
   days on market $125,000 Active 56 DOM
8. 2026-06-13
   days on market $125,000 Active 55 DOM
9. 2026-06-10
   days on market $125,000 Active 53 DOM
10. 2026-06-09
    days on market $125,000 Active 52 DOM
11. 2026-06-08
    days on market $125,000 Active 51 DOM
12. 2026-06-07
    days on market $125,000 Active 50 DOM
13. 2026-06-05
    days on market $125,000 Active 47 DOM
14. 2026-06-02
    days on market $125,000 Active 45 DOM
15. 2026-06-01
    days on market $125,000 Active 44 DOM
16. 2026-05-31
    days on market $125,000 Active 43 DOM
17. 2026-05-30
    days on market $125,000 Active 42 DOM
18. 2026-05-06
    price $125,000 473-char remark

    Show marketing remark (473 chars)

    Move-in ready efficient two-bedroom brick and vinyl sided attached condo with a carport and storage shed. Interior has been freshened up and awaits new ownership! The sensible layout includes an open living/dining/kitchen concept, hall laundry facilities, two nice sized bedrooms, and a full hall bath (accessed from main area as well as one bedroom). Quaint back patio plus all appliances including washer and dryer. $145.00/month association dues. Enjoy easy living here!

19. 2026-04-13
    listed $135,000 Active 473-char remark

    Show marketing remark (473 chars)

    Move-in ready efficient two-bedroom brick and vinyl sided attached condo with a carport and storage shed. Interior has been freshened up and awaits new ownership! The sensible layout includes an open living/dining/kitchen concept, hall laundry facilities, two nice sized bedrooms, and a full hall bath (accessed from main area as well as one bedroom). Quaint back patio plus all appliances including washer and dryer. $145.00/month association dues. Enjoy easy living here!

20. 2015-06-04
    soldstatus $77,500
21. 2002-08-27
    soldstatus $69,100
22. 2002-08-26
    soldstatus $69,000 198-char remark

    Show marketing remark (198 chars)

    TWO BEDROOM RANCH CONDO WITH ROECKER CABINETS*A VERY NICE, CLEAN UNIT* FLOOR COVERING ALLOWANCE OF $2,500. (SEE FLOORING COSTS PROPOSAL ON COUNTER)*APPLIANCES NOT WARRANTED*WASHER AND DRYER TO STAY.

23. 2002-06-21
    listed $73,500 198-char remark

    Show marketing remark (198 chars)

    TWO BEDROOM RANCH CONDO WITH ROECKER CABINETS*A VERY NICE, CLEAN UNIT* FLOOR COVERING ALLOWANCE OF $2,500. (SEE FLOORING COSTS PROPOSAL ON COUNTER)*APPLIANCES NOT WARRANTED*WASHER AND DRYER TO STAY.

ⓘ 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: $2,328 · $194/mo
• Projected year-2 tax: $2,583 · $215/mo
• Expected delta: +$255/yr (+$21/mo · 10.9%)

ⓘ 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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,227
• − Mortgage interest: −$7,002
• − Property taxes: −$2,328
• − Insurance: −$625
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − HOA: −$1,740
• − Depreciation: −$3,636
• Taxable loss: −$2,541
• Est. tax savings @ 24.0%: +$610
• After-tax cash flow: $80/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: Morton CUSD 709
• NCES district ID: 1726800
• Math proficiency: 48% ▼ -3.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $71,729
• Composite: 47.72/100
• National rank: #2239
• State rank: #41 of 620 in IL

Livability — Morton

• Score: 86/100
• State rank: #22
• US rank: #419

Category grades

Amenities A- Commute F Cost of living A Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morton, IL
• City population: 18,688
• Population (ZIP): 18,688

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 131,252 people
• By 2030: 128,028 · -2.5%
• By 2040: 120,443 · -8.2%
• By 2050: 111,872 · -14.8%
• By 2075: 89,843 · -31.5%
• By 2100: 66,468 · -49.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Italian 4% Lithuanian 3% Romanian 2%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · Chinese 1% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Tazewell

• 2024 margin: Strong R (+26.7) · D 35.8% · R 62.5% · Other 1.8%
• 2008→2024 swing: -20.6pp toward R · 2008: -6.0pp · 2024: -26.7pp
• All cycles: 2024: R+26.7 2020: R+25.6 2016: R+28.5 2012: R+17.9 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.61%
• Current HPI: 159.6287
• 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

+70.1% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $125,000 RMLSA as Distributed by MLS Grid
• 2026-04-13 Listed $135,000 RMLSA as Distributed by MLS Grid
• 2015-06-04 Sold (Public Records) $77,500 Public Records
• 2002-08-27 Sold (Public Records) $69,100 Public Records
• 2002-08-26 Sold (MLS) $69,000 RMLSA as Distributed by MLS Grid
• 2002-06-21 Listed $73,500 RMLSA as Distributed by MLS Grid

Property tax history

+11.3%/yr

Latest (2024): $2,328 · +3.6% YoY. Source: county tax records.