931 W Arquilla Dr #133 · Glenwood, IL 60425

$125,000

2 bd · 2.0 ba · 1,100 sqft · Condo · 59 Days on market

Built 1970 $356/mo HOA · 19% 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 +17.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 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

Your search is over! Step into this great condo located in a beautifully maintained and secure building. This spacious unit features 2 large bedrooms-including a primary bedroom with dual closets-and 2 full baths. The unit comes with 2 parking spaces. Enjoy comfort year-round with three wall A/C units. The generous living room opens to a semi-private balcony where you can relax and take in the peaceful, tree-lined view. No rentals and no pets are permitted in the building, ensuring a quiet and stable community. This is an estate sale. Units 133 and 113 are being sold separately but can also be purchased together as a bundle.

Key facts

• Secure building
• Tree-lined view
• Semi-private balcony

Tags

• SECURE BUILDING
• SEMI-PRIVATE BALCONY
• TREE-LINED VIEW
• QUIET COMMUNITY

Property features AI

Finance

• Other: Managed community with commuter and school bus access and nearby train/interstate access; Located in the Glenwood Manor subdivision
• HOA & community: Monthly association fee; Association fees cover water, parking, insurance, clubhouse, pool, exterior maintenance, lawn care, refuse, and snow removal; Association amenities include coin laundry, elevators, storage, on-site manager/engineer, party room, pool, service elevator(s), tennis courts, and security door locks; On-site manager available Monday through Friday; self-management also noted; Pets not allowed

Exterior

• Parking: Two parking spaces total; Asphalt surfaces with circular driveway; On-site garage (owned); Unassigned and guest parking available; Parking lot available; Off-site parking options
• Security: Security system; Security door locks
• Utilities: Lake Michigan water source; Public sewer; Circuit breaker electric service (100 Amp); Cable available
• Home design: Attached single condo; Entry at level 1; Rehab completed in 2010; Disability access available; Building of approximately 51–60 years old
• Construction: Brick construction; Concrete perimeter foundation; Built before 1978
• Exterior features: In-ground pool; Balcony; Corner, landscaped lot

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level with full bath; Additional bedrooms (two) on main level
• Flooring: Vinyl flooring throughout listed rooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating with baseboard and individual controls; Wall cooling unit(s)
• Interior features: Elevator access; First-floor full bathroom; Storage; Window screens; Five 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 $125k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% 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; 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $70k; list at $125k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 1.52% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• 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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-13,676
• Equity at exit: $18,638

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-2,438
• 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 60425

• Home prices YoY: -10.6%
• Active inventory: 53
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$340 /mo · $4,077/yr
• Insurance: −$52
• HOA: −$356
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $98

Break-even live

Break-even rent $1,776

Max offer price $125,000

Occupancy floor 90%

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 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	1.11mi

HOA detail condo

• Monthly dues: $356 · $4,272/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $125,000 Active 59 DOM
2. 2026-06-17
   days on market $125,000 Active 58 DOM
3. 2026-06-16
   days on market $125,000 Active 57 DOM
4. 2026-06-15
   days on market $125,000 Active 56 DOM
5. 2026-06-13
   days on market $125,000 Active 54 DOM
6. 2026-06-09
   days on market $125,000 Active 50 DOM
7. 2026-06-08
   days on market $125,000 Active 49 DOM
8. 2026-06-07
   days on market $125,000 Active 48 DOM
9. 2026-06-04
   days on market $125,000 Active 45 DOM
10. 2026-06-03
    days on market $125,000 Active 44 DOM
11. 2026-06-02
    days on market $125,000 Active 43 DOM
12. 2026-06-01
    days on market $125,000 Active 42 DOM
13. 2026-05-31
    days on market $125,000 Active 41 DOM
14. 2026-04-20
    historical
15. 2026-04-20
    listed $125,000 Active
16. 2026-04-12
    status Active
17. 2026-03-14
    historical Contingent - Continue to Show
18. 2025-11-24
    listed Active
19. 2001-12-27
    soldstatus $70,000
20. 1999-10-08
    soldstatus $66,000

ⓘ 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: $4,077 · $340/mo
• Projected year-2 tax: $4,077 · $340/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 2/10 Low
• 🌡 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: $22,800
• − Mortgage interest: −$7,002
• − Property taxes: −$4,077
• − Insurance: −$625
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$4,272
• − Depreciation: −$3,636
• Taxable loss: −$460
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $1,282/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

+89.4% since first listed

7 events — show timeline

• 2026-04-20 Listed $125,000 MRED as Distributed by MLS Grid
• 2026-04-20 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-12 Relisted — MRED as Distributed by MLS Grid
• 2026-03-14 Contingent — MRED as Distributed by MLS Grid
• 2025-11-24 Listed — MRED as Distributed by MLS Grid
• 2001-12-27 Sold (Public Records) $70,000 Public Records
• 1999-10-08 Sold (Public Records) $66,000 Public Records

Property tax history

+3.2%/yr

Latest (2023): $4,077 · +64.8% YoY. Source: county tax records.