520 E Birch Dr · Glenwood, IL 60425

$115,000

3 bd · 2.0 ba · 993 sqft · SingleFamily public records · 17 Days on market

Built 1965 7,140 sqft lot Est $170k · 32% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

3 BEDROOM HOME WITH 1.5 BATH AND 2 CAR ATTACHED GARAGE FULL FINISHED BASEMENT, NEW HOT WATER HEATER. * * * * * * * * * * * * * * NOTE: THIS HOME IS NOT A PREFORECLOSURE. WE CAN CLOSE IN LESS THAN A MONTH. * * * * * * * * * * * * * * *

Key facts

• 7,140 sq ft lot
• 2 garage spots
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.6% 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; 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $23k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.11% ✓
• Cap rate: 14.64%
• Cash-on-cash: 29.80%
• DSCR: 2.33
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $169,803
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
337 E Rose St	0.29mi	4/1.5 (+1)	993 (0%)	10mo	$200,000	$201	71
34 S Chestnut Ct	0.30mi	3/1.5	1,067 (+8%)	2mo	$189,900	$178	70
117 S Willow Ln	0.27mi	3/2.0	941 (-5%)	18mo	$150,000	$159	64
43 N Oak Ln	0.45mi	3/1.0	950 (-4%)	5mo	$162,000	$171	64
208 E Mulberry Dr	0.43mi	3/1.0	975 (-2%)	11mo	$162,500	$167	63
409 E Clark St	0.30mi	3/1.0	970 (-2%)	20mo	$140,000	$144	62
101 N Walnut Ln	0.08mi	4/1.5 (+1)	1,084 (+9%)	16mo	$138,000	$127	60
330 E Tulip Dr	0.24mi	3/1.5	1,067 (+8%)	17mo	$205,000	$192	60
301 E Maple Dr	0.34mi	3/1.5	1,067 (+8%)	13mo	$206,000	$193	59
39 N Elm Ln	0.39mi	3/1.0	1,035 (+4%)	18mo	$160,000	$155	56
126 N Cedar Ln	0.55mi	3/1.0	950 (-4%)	19mo	$178,000	$187	47
116 N Campbell Ave	0.72mi	3/1.0	1,104 (+11%)	11mo	$71,400	$65	35

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: 22.0%
• Equity multiple: 1.90×
• Total profit: $29,018
• Equity at exit: $17,147

10-year hold

• IRR: 30.1%
• Equity multiple: 3.71×
• Total profit: $87,370
• Equity at exit: $9,943

Cash invested: $32,200 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,422 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$463 /mo · $5,554/yr
• Insurance: −$48
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $744

Break-even live

Break-even rent $1,480

Max offer price $115,000

Occupancy floor 64%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-20
   status Pending
2. 2025-02-24
   historical Contingent - Continue to Show
3. 2025-02-24
   historical
4. 2025-02-23
   price
5. 2025-02-15
   status Active
6. 2025-02-06
   historical Contingent - No Showings
7. 2025-01-27
   listed Active
8. 2008-06-23
   soldstatus $137,000
9. 2008-06-20
   soldstatus $137,000 262-char remark

   Show marketing remark (262 chars)

   3 BEDROOM HOME WITH 1.5 BATH AND 2 CAR ATTACHED GARAGE FULL FINISHED BASEMENT, NEW HOT WATER HEATER. * * * * * * * * * * * * * * NOTE: THIS HOME IS NOT A PREFORECLOSURE. WE CAN CLOSE IN LESS THAN A MONTH. * * * * * * * * * * * * * * *

10. 2008-05-01
    historical 262-char remark

    Show marketing remark (262 chars)

    3 BEDROOM HOME WITH 1.5 BATH AND 2 CAR ATTACHED GARAGE FULL FINISHED BASEMENT, NEW HOT WATER HEATER. * * * * * * * * * * * * * * NOTE: THIS HOME IS NOT A PREFORECLOSURE. WE CAN CLOSE IN LESS THAN A MONTH. * * * * * * * * * * * * * * *

11. 2007-01-29
    listed $137,777 262-char remark

    Show marketing remark (262 chars)

    3 BEDROOM HOME WITH 1.5 BATH AND 2 CAR ATTACHED GARAGE FULL FINISHED BASEMENT, NEW HOT WATER HEATER. * * * * * * * * * * * * * * NOTE: THIS HOME IS NOT A PREFORECLOSURE. WE CAN CLOSE IN LESS THAN A MONTH. * * * * * * * * * * * * * * *

12. 2000-11-06
    soldstatus $88,000
13. 1998-04-06
    soldstatus $85,000
14. 1986-09-01
    soldstatus $59,850

ⓘ 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: $5,554 · $463/mo
• Projected year-2 tax: $5,554 · $463/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $29,064
• − Mortgage interest: −$6,442
• − Property taxes: −$5,554
• − Insurance: −$1,242
• − Repairs & maintenance: −$2,325
• − Management: −$2,325
• − Depreciation: −$3,345
• Taxable income: $7,831
• Est. tax owed @ 24.0%: −$1,879
• After-tax cash flow: $7,049/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

+128.9% since first listed

14 events — show timeline

• 2026-04-20 Pending — MRED as Distributed by MLS Grid
• 2025-02-24 Contingent — MRED as Distributed by MLS Grid
• 2025-02-24 Listing Removed — MRED as Distributed by MLS Grid
• 2025-02-23 Price Changed — MRED as Distributed by MLS Grid
• 2025-02-15 Relisted — MRED as Distributed by MLS Grid
• 2025-02-06 Contingent — MRED as Distributed by MLS Grid
• 2025-01-27 Listed — MRED as Distributed by MLS Grid
• 2008-06-23 Sold (Public Records) $137,000 Public Records
• 2008-06-20 Sold (MLS) $137,000 MRED as Distributed by MLS Grid
• 2008-05-01 Listing Removed — MRED as Distributed by MLS Grid
• 2007-01-29 Listed $137,777 MRED as Distributed by MLS Grid
• 2000-11-06 Sold (Public Records) $88,000 Public Records
• 1998-04-06 Sold (Public Records) $85,000 Public Records
• 1986-09-01 Sold (Public Records) $59,850 Public Records

Property tax history

+4.7%/yr

Latest (2023): $5,554 · +24.7% YoY. Source: county tax records.