38 N Rebecca St · Glenwood, IL 60425

$155,000

2 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 112 Days on market

Built 1927 0.25 ac lot Est $186k · 17% under

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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 +18.8/30.0
• ARV discount +15.0/15.0
• 1% rule +8.1/10.0
• DSCR +5.9/10.0
• 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 MLS

BEING SOLD AS IS. NICE HOME ON A QUIET STREET. SELLER EXCEMPT FROM DISCLOSURE. SELLER DOES NOT PROVIDE SURVEY OR TERMITE. THIS PROPERTY IS A MUST SEE FOR THE 1ST TIME HOME BUYER. CASH ONLY.

Key facts

• Nice-sized backyard
• Refreshed kitchen
• Remodeled home

Tags

• REMODELED HOME
• REFRESHED KITCHEN
• NICE-SIZED BACKYARD
• BRIGHT INTERIOR

Property features AI

Finance

• Other: Subdivision: Brookwood Point; Located in Glenwood (Thornton Township)
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage owned (2 garage spaces, 2 total parking spaces)
• Utilities: Public water service; Public sewer
• Home design: Detached single-family home; One-story entry (1 Story); Fee simple ownership; Estimated living area; Built before 1978
• Construction: Frame construction; Home age approximately 91-100 years; Not rebuilt or rehabbed
• Exterior features: Lot dimensions approximately 50 x 208; Lot is less than 0.25 acre; Public water; Public sewer

Interior

• Kitchen: Kitchen on main level (10 x 13)
• Bedrooms: Master bedroom on second level (12 x 13); Two additional bedrooms on main level (7 x 13 and 7 x 9)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 7 total rooms; Some photos virtually staged
• Laundry & utility: Main-level laundry room (5 x 5)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $155 ($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: $141k (9.0% 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+, 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; 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 112 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask is 62% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $30k; list at $155k implies a 417% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $186,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 N State St	0.18mi	2/1.0	1,336 (+8%)	1mo	$90,000	$67	78
32 E Center St	0.22mi	2/1.0	1,184 (-4%)	13mo	$119,900	$101	71
202 E Rose St	0.43mi	2/1.5	1,313 (+6%)	1mo	$137,000	$104	67
116 N Campbell Ave	0.10mi	3/1.0 (+1)	1,104 (-11%)	11mo	$71,400	$65	63
110 E Main St	0.42mi	3/1.0 (+1)	1,276 (+3%)	12mo	$140,000	$110	61
424 E Clark St	0.74mi	3/2.0 (+1)	1,276 (+3%)	4mo	$240,000	$188	48
22 W Main St	0.26mi	3/2.0 (+1)	1,416 (+14%)	9mo	$212,000	$150	48
110 S Willow Ln	0.68mi	3/1.0 (+1)	1,179 (-5%)	10mo	$175,000	$148	47
304 E Center St	0.52mi	3/1.5 (+1)	1,324 (+7%)	14mo	$209,000	$158	46
34 S Chestnut Ct	0.57mi	3/1.5 (+1)	1,067 (-14%)	2mo	$189,900	$178	42
301 E Maple Dr	0.51mi	3/1.5 (+1)	1,067 (-14%)	13mo	$206,000	$193	35
330 E Tulip Dr	0.56mi	3/1.5 (+1)	1,067 (-14%)	17mo	$205,000	$192	30

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: -9.4%
• Equity multiple: 0.65×
• Total profit: $-14,984
• Equity at exit: $23,111

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $739
• 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: $2,037 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$577 /mo · $6,923/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $155

Break-even live

Break-even rent $1,841

Max offer price $155,000

Occupancy floor 87%

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	1d	1	0.20mi
105 S Sycamore Ln Glenwood, IL	3.0	1.5	1201	$2,300	$1.92	1d	1	0.65mi

Listing history 33 events

1. 2026-06-18
   days on market $155,000 Active 112 DOM
2. 2026-06-17
   days on market $155,000 Active 111 DOM
3. 2026-06-16
   days on market $155,000 Active 110 DOM
4. 2026-06-15
   days on market $155,000 Active 109 DOM
5. 2026-06-13
   days on market $155,000 Active 107 DOM
6. 2026-06-13
   days on market $155,000 Active 106 DOM
7. 2026-06-09
   days on market $155,000 Active 103 DOM
8. 2026-06-08
   pricedays on market $155,000 Active 102 DOM
9. 2026-06-07
   days on market $157,500 Active 101 DOM
10. 2026-06-04
    days on market $157,500 Active 98 DOM
11. 2026-06-03
    days on market $157,500 Active 97 DOM
12. 2026-06-02
    days on market $157,500 Active 96 DOM
13. 2026-06-01
    days on market $157,500 Active 95 DOM
14. 2026-05-31
    days on market $157,500 Active 94 DOM
15. 2026-05-20
    price $157,500
16. 2026-03-27
    price $159,900
17. 2026-03-03
    price $165,000
18. 2026-01-23
    historical
19. 2025-12-26
    listed Active
20. 2009-06-15
    soldstatus $30,000 Closed Sale 189-char remark

    Show marketing remark (189 chars)

    BEING SOLD AS IS. NICE HOME ON A QUIET STREET. SELLER EXCEMPT FROM DISCLOSURE. SELLER DOES NOT PROVIDE SURVEY OR TERMITE. THIS PROPERTY IS A MUST SEE FOR THE 1ST TIME HOME BUYER. CASH ONLY.

21. 2009-06-07
    historical 189-char remark

    Show marketing remark (189 chars)

    BEING SOLD AS IS. NICE HOME ON A QUIET STREET. SELLER EXCEMPT FROM DISCLOSURE. SELLER DOES NOT PROVIDE SURVEY OR TERMITE. THIS PROPERTY IS A MUST SEE FOR THE 1ST TIME HOME BUYER. CASH ONLY.

22. 2009-05-12
    price $33,900 189-char remark

    Show marketing remark (189 chars)

    BEING SOLD AS IS. NICE HOME ON A QUIET STREET. SELLER EXCEMPT FROM DISCLOSURE. SELLER DOES NOT PROVIDE SURVEY OR TERMITE. THIS PROPERTY IS A MUST SEE FOR THE 1ST TIME HOME BUYER. CASH ONLY.

23. 2009-03-27
    price $49,900 189-char remark

    Show marketing remark (189 chars)

    BEING SOLD AS IS. NICE HOME ON A QUIET STREET. SELLER EXCEMPT FROM DISCLOSURE. SELLER DOES NOT PROVIDE SURVEY OR TERMITE. THIS PROPERTY IS A MUST SEE FOR THE 1ST TIME HOME BUYER. CASH ONLY.

24. 2009-03-09
    price $53,900 189-char remark

    Show marketing remark (189 chars)

    BEING SOLD AS IS. NICE HOME ON A QUIET STREET. SELLER EXCEMPT FROM DISCLOSURE. SELLER DOES NOT PROVIDE SURVEY OR TERMITE. THIS PROPERTY IS A MUST SEE FOR THE 1ST TIME HOME BUYER. CASH ONLY.

25. 2009-02-14
    price $57,900 189-char remark

    Show marketing remark (189 chars)

    BEING SOLD AS IS. NICE HOME ON A QUIET STREET. SELLER EXCEMPT FROM DISCLOSURE. SELLER DOES NOT PROVIDE SURVEY OR TERMITE. THIS PROPERTY IS A MUST SEE FOR THE 1ST TIME HOME BUYER. CASH ONLY.

26. 2009-01-22
    price $81,900 189-char remark

    Show marketing remark (189 chars)

    BEING SOLD AS IS. NICE HOME ON A QUIET STREET. SELLER EXCEMPT FROM DISCLOSURE. SELLER DOES NOT PROVIDE SURVEY OR TERMITE. THIS PROPERTY IS A MUST SEE FOR THE 1ST TIME HOME BUYER. CASH ONLY.

27. 2009-01-01
    price $85,900 189-char remark

    Show marketing remark (189 chars)

    BEING SOLD AS IS. NICE HOME ON A QUIET STREET. SELLER EXCEMPT FROM DISCLOSURE. SELLER DOES NOT PROVIDE SURVEY OR TERMITE. THIS PROPERTY IS A MUST SEE FOR THE 1ST TIME HOME BUYER. CASH ONLY.

28. 2008-12-10
    price $90,900 189-char remark

    Show marketing remark (189 chars)

    BEING SOLD AS IS. NICE HOME ON A QUIET STREET. SELLER EXCEMPT FROM DISCLOSURE. SELLER DOES NOT PROVIDE SURVEY OR TERMITE. THIS PROPERTY IS A MUST SEE FOR THE 1ST TIME HOME BUYER. CASH ONLY.

29. 2008-11-28
    listed $95,900 189-char remark

    Show marketing remark (189 chars)

    BEING SOLD AS IS. NICE HOME ON A QUIET STREET. SELLER EXCEMPT FROM DISCLOSURE. SELLER DOES NOT PROVIDE SURVEY OR TERMITE. THIS PROPERTY IS A MUST SEE FOR THE 1ST TIME HOME BUYER. CASH ONLY.

30. 2005-12-14
    soldstatus $106,500
31. 2005-12-14
    soldstatus $106,500
32. 1994-04-04
    soldstatus $55,000
33. 1993-04-20
    soldstatus $17,000

ⓘ 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: $6,923 · $577/mo
• Projected year-2 tax: $6,923 · $577/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $24,445
• − Mortgage interest: −$8,682
• − Property taxes: −$6,923
• − Insurance: −$775
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$4,509
• Taxable loss: −$356
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $1,944/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

+826.5% since first listed

19 events — show timeline

• 2026-05-20 Price Changed $157,500 MRED as Distributed by MLS Grid
• 2026-03-27 Price Changed $159,900 MRED as Distributed by MLS Grid
• 2026-03-03 Price Changed $165,000 MRED as Distributed by MLS Grid
• 2026-01-23 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-26 Listed — MRED as Distributed by MLS Grid
• 2009-06-15 Sold (MLS) $30,000 MRED as Distributed by MLS Grid
• 2009-06-07 Listing Removed — MRED as Distributed by MLS Grid
• 2009-05-12 Price Changed $33,900 MRED as Distributed by MLS Grid
• 2009-03-27 Price Changed $49,900 MRED as Distributed by MLS Grid
• 2009-03-09 Price Changed $53,900 MRED as Distributed by MLS Grid
• 2009-02-14 Price Changed $57,900 MRED as Distributed by MLS Grid
• 2009-01-22 Price Changed $81,900 MRED as Distributed by MLS Grid
• 2009-01-01 Price Changed $85,900 MRED as Distributed by MLS Grid
• 2008-12-10 Price Changed $90,900 MRED as Distributed by MLS Grid
• 2008-11-28 Listed $95,900 MRED as Distributed by MLS Grid
• 2005-12-14 Sold (Public Records) $106,500 Public Records
• 2005-12-14 Sold (Public Records) $106,500 Public Records
• 1994-04-04 Sold (Public Records) $55,000 Public Records
• 1993-04-20 Sold (Public Records) $17,000 Public Records

Property tax history

+7.2%/yr

Latest (2023): $6,923 · +34.5% YoY. Source: county tax records.