421 25th Ave · Bellwood, IL 60104

$99,900

2 bd · 1.0 ba · 620 sqft · SingleFamily public records · 41 Days on market

Built 1925 3,750 sqft lot Est $71k · 41% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity! This home sits on a 30' x 125' fenced lot and features 1 bedroom plus additional rooms that offer flexible space for storage, office use, or expansion potential. Bring your ideas and transform this property into a solid rental investment or an affordable first home. Home does need work, but it's a fantastic value with plenty of upside. See Additional Information for the list of village requirements.

Key facts

• 3,750 sq ft lot
• Built 1925
• Listed 41 days

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Off-alley parking and additional unspecified parking
• Utilities: Water source: Lake Michigan; Public sewer; Electric service with circuit breakers and 100 Amp service
• Home design: Detached single-family home; One-story layout; Property is over 100 years old; Built before 1978
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Fenced lot; Lot dimensions about 30 x 125

Interior

• Kitchen: Kitchen with eating area/table space
• Bedrooms: One bedroom (main level); Additional attic space that could serve as extra bedroom or storage (second level)
• Flooring: Vinyl flooring in living areas, dining room, kitchen and master bedroom; Carpet in the attic
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Window air conditioning units
• Interior features: Six total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 5.3% in Bellwood — 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 77/100 on livability (#155 in IL, #2,847 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F.
• Proviso Twp Hsd 209 (suburban): math 12% / reading 17% proficiency, ranked #507 of 620 in IL (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Proviso East High School (math 4% / reading 6%, grade F, #614 of 693 statewide, top 95%, 1,658 students, 0% FRL).
• Market conditions: 41 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $691 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $100k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.49% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.91%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $70,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 N 21st Ave	0.60mi	2/1.0	613 (-1%)	15mo	$70,000	$114	58

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: 13.3%
• Equity multiple: 1.53×
• Total profit: $14,880
• Equity at exit: $14,895

10-year hold

• IRR: 22.2%
• Equity multiple: 2.90×
• Total profit: $53,024
• Equity at exit: $8,638

Cash invested: $27,972 (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 60104

• Active inventory: 41
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,491 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $487

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 62%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 22nd Ave Unit G Bellwood, IL	2.0	1.0	750	$1,750	$2.33	24d	1	0.20mi
3108 Saint Charles Rd Unit 2B Bellwood, IL	2.0	1.0	750	$1,550	$2.07	24d	1	0.45mi
3108 Saint Charles Rd Unit 1B Bellwood, IL	1.0	1.0	650	$1,250	$1.92	2d	1	0.45mi
1500 N 22nd Ave Apt B2 Melrose Park, IL	1.0	1.0	575	$1,350	$2.35	1d	1	1.08mi
1618 Division St Unit 3 Melrose Park, IL	1.0	1.0	750	$1,545	$2.06	17d	1	1.16mi
1937 S 17th Ave Unit 1S Broadview, IL	1.0	1.0	660	$1,345	$2.04	1d	1	1.28mi
903 S 5th Ave Apt 2C Maywood, IL	1.0	1.0	585	$1,100	$1.88	22d	1	1.31mi
404 School St Maywood, IL	2.0	1.0	737	$1,565	$2.12	1d	1	1.34mi
2112 S 17th Ave Apt L Broadview, IL	1.0	1.0	535	$1,215	$2.27	1d	1	1.45mi
2320 W Roosevelt Rd Apt Gn Broadview, IL	1.0	1.0	695	$1,345	$1.94	24d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $99,900 Active 41 DOM
2. 2026-06-17
   days on market $99,900 Active 40 DOM
3. 2026-06-16
   days on market $99,900 Active 39 DOM
4. 2026-06-15
   days on market $99,900 Active 38 DOM
5. 2026-06-13
   days on market $99,900 Active 36 DOM
6. 2026-06-13
   days on market $99,900 Active 35 DOM
7. 2026-06-09
   days on market $99,900 Active 32 DOM
8. 2026-06-08
   days on market $99,900 Active 31 DOM
9. 2026-06-07
   days on market $99,900 Active 30 DOM
10. 2026-06-04
    days on market $99,900 Active 27 DOM
11. 2026-06-03
    days on market $99,900 Active 26 DOM
12. 2026-06-02
    days on market $99,900 Active 25 DOM
13. 2026-06-01
    days on market $99,900 Active 24 DOM
14. 2026-05-31
    days on market $99,900 Active 23 DOM
15. 2026-05-08
    listed $124,900 Active
16. 1998-10-09
    soldstatus $25,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,891
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$2,906
• Taxable income: $4,528
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $4,762/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: Proviso Twp Hsd 209
• NCES district ID: 1732910
• Math proficiency: 12% ▼ -4.00%
• Reading proficiency: 17% ▼ -3.00%
• Median HH income: $51,744
• Composite: 13.5/100
• National rank: #9518
• State rank: #507 of 620 in IL

Livability — Bellwood

• Score: 77/100
• State rank: #155
• US rank: #2847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellwood, IL
• City population: 18,390
• Population (ZIP): 18,390

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 (70%)
• Race & ethnicity: Black 70% Hispanic / Latino 23% Two or more races 7% White 4% Asian 1%
• Hispanic origin (detail): Mexican 18% Puerto Rican 4%
• Common ancestry: Romanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 20% Other Indo-European 1%

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: ▼ -212.49%
• Current HPI: 290.8215
• 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

+399.6% since first listed

2 events — show timeline

• 2026-05-08 Listed $124,900 MRED as Distributed by MLS Grid
• 1998-10-09 Sold (Public Records) $25,000 Public Records

Property tax history

+3.1%/yr

Latest (2023): $5,869 · -4.3% YoY. Source: county tax records.