700 N Bruce Ln #312 · Glenwood, IL 60425

$137,500

2 bd · 2.0 ba · 1,200 sqft · Condo public records · 68 Days on market

Built 1971 $385/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 +25.4/30.0
• 1% rule +9.9/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 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

DON'T MISS THIS MOVE-IN READY 2-BEDROOM, 2-BATH CONDO OFFERING THE PERFECT BLEND OF COMFORT, STYLE, AND CONVENIENCE. THIS WELL-MAINTAINED UNIT FEATURES AN UPDATED KITCHEN WITH STAINLESS STEEL APPLIANCES, UPDATED BATHROOMS, AND A SPACIOUS PRIMARY SUITE COMPLETE WITH A WALK-IN CLOSET. FRESH PAINT & NEWER CARPET THROUGHOUT ADDS A CLEAN, MODERN FEEL. ENJOY YOUR OWN PRIVATE BALCONY ALONG WITH THE CONVENIENCE OF LAUNDRY LOCATED ON THE SAME FLOOR. RESIDENTS HAVE ACCESS TO A FULL RANGE OF AMENITIES INCLUDING ASSIGNED PARKING, A FITNESS CENTER, POOL, CLUBHOUSE, TENNIS COURTS, AND ADDITIONAL STORAGE. IDEALLY LOCATED NEAR SHOPPING, DINING, AND EASY ACCESS TO I-80, ALL WITHIN A HIGHLY SOUGHT-AFTE

Key facts

• $385 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: 96 units in the building; Commuter-friendly location with bus, train, and interstate access
• HOA & community: Monthly association fee of $385; Association covers water, insurance, exercise facilities, exterior maintenance, lawn care, scavenger, and snow removal; Building amenities include coin laundry, exercise room, storage, on-site manager/engineer, pool, receiving room, clubhouse, laundry facilities, and elevators; On-site manager available Monday through Friday; No pets allowed

Exterior

• Parking: Two parking spaces (unassigned / other)
• Utilities: Water from Lake Michigan / public water; Public sewer
• Home design: Attached single-unit condo; Entry level: 3rd floor; Non-smoking building; Disability access available; Rehab completed in 2025
• Construction: Brick and conventional construction; Building age approximately 51–60 years; Built before 1978; Cellar basement
• Exterior features: Balcony; In-ground pool; Common lot / shared grounds

Interior

• Kitchen: Granite counters; Pantry closet; Eating area with breakfast bar and table space; Range, Gas cooktop, Gas oven, Cooktop; Microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: Master bedroom on main level with full bath and blinds; Second bedroom on main level (13 x 11) with blinds
• Flooring: Carpet in primary rooms; Wood laminate in walk-in closet
• Bathrooms: Two full bathrooms; Separate shower, double sink, soaking tub
• Heating & cooling: Natural gas heating; Central air conditioning; Intercom system
• Interior features: Walk-in closet(s); Dining area combined with living room; Drapes / curtains
• Laundry & utility: Common area laundry; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $138k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $129k (6.0% 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: Longwood Elem School (math 2% / reading 8%, grade F, #1,741 of 2,056 statewide, top 93%, 330 students, 0% FRL); Brookwood Jr High School (math 5% / reading 20%, grade F, #545 of 665 statewide, top 83%, 241 students, 0% FRL); 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; 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 $951 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y ago; this cycle's ask is 48% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $80k; list at $138k implies a 72% gain — meaningful room to come down on a strong offer.

Recommended offer $129,249 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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 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: 1.49% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.82%
• DSCR: 1.44
• GRM: 5.6

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,966
• Equity at exit: $20,502

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $25,139
• Equity at exit: $11,888

Cash invested: $38,500 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,052 medium
• Mortgage (P&I): −$721
• Tax from tax record: −$143 /mo · $1,710/yr
• Insurance: −$57
• HOA: −$385
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $315

Break-even live

Break-even rent $1,653

Max offer price $137,500

Occupancy floor 80%

Sensitivity live

Price	-10% $393	-5% $354	+0% $315	+5% $276	+10% $237
Rent	-10% $153	-5% $234	+0% $315	+5% $396	+10% $477
Rate	-1.0pp $384	-0.5pp $350	base $315	+0.5pp $279	+1.0pp $243

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: $34,375
• Closing costs: $4,125
• 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	0d	1	1.16mi
208 Blackstone St Thornton, IL	2.0	1.5	923	$2,200	$2.38	3d	1	1.49mi

HOA detail condo

• Monthly dues: $385 · $4,620/yr
• Likely covers: poolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-22
   days on market $137,500 Active 68 DOM
2. 2026-06-21
   days on market $137,500 Active 67 DOM
3. 2026-06-18
   days on market $137,500 Active 64 DOM
4. 2026-06-17
   days on market $137,500 Active 63 DOM
5. 2026-06-16
   days on market $137,500 Active 62 DOM
6. 2026-06-15
   days on market $137,500 Active 61 DOM
7. 2026-06-13
   days on market $137,500 Active 59 DOM
8. 2026-06-09
   days on market $137,500 Active 55 DOM
9. 2026-06-08
   days on market $137,500 Active 54 DOM
10. 2026-06-07
    days on market $137,500 Active 53 DOM
11. 2026-06-04
    days on market $137,500 Active 50 DOM
12. 2026-06-03
    days on market $137,500 Active 49 DOM
13. 2026-06-02
    days on market $137,500 Active 48 DOM
14. 2026-06-01
    days on market $137,500 Active 47 DOM
15. 2026-05-31
    days on market $137,500 Active 46 DOM
16. 2026-05-15
    price $137,500
17. 2026-05-08
    price $137,000
18. 2026-05-05
    price $144,999
19. 2026-04-04
    historical
20. 2026-03-21
    price
21. 2026-03-13
    listed Active
22. 2026-03-12
    historical
23. 2026-02-05
    status Active
24. 2025-12-02
    historical Contingent - Continue to Show
25. 2025-10-30
    price
26. 2025-10-08
    listed Active
27. 2025-10-03
    historical
28. 2025-09-21
    status Active
29. 2025-09-19
    historical
30. 2025-09-13
    status Active
31. 2025-09-13
    historical
32. 2025-08-22
    status Active
33. 2025-06-03
    historical Contingent - Continue to Show
34. 2025-05-21
    status Active
35. 2025-04-26
    historical Contingent - Continue to Show
36. 2025-04-10
    listed Active
37. 2009-07-30
    soldstatus $80,000
38. 2009-07-09
    soldstatus $79,900 Closed Sale
39. 2009-05-01
    historical
40. 2009-04-20
    price $79,900
41. 2009-03-05
    listed $92,900
42. 1998-06-26
    soldstatus $75,000

ⓘ 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: $1,710 · $143/mo
• Projected year-2 tax: $2,416 · $201/mo
• Expected delta: +$706/yr (+$59/mo · 41.3%)

ⓘ 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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,622
• − Mortgage interest: −$7,702
• − Property taxes: −$1,710
• − Insurance: −$688
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − HOA: −$4,620
• − Depreciation: −$4,000
• Taxable income: $1,962
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $3,310/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

+83.3% since first listed

27 events — show timeline

• 2026-05-15 Price Changed $137,500 MRED as Distributed by MLS Grid
• 2026-05-08 Price Changed $137,000 MRED as Distributed by MLS Grid
• 2026-05-05 Price Changed $144,999 MRED as Distributed by MLS Grid
• 2026-04-04 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-21 Price Changed — MRED as Distributed by MLS Grid
• 2026-03-13 Listed — MRED as Distributed by MLS Grid
• 2026-03-12 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-05 Relisted — MRED as Distributed by MLS Grid
• 2025-12-02 Contingent — MRED as Distributed by MLS Grid
• 2025-10-30 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-08 Listed — MRED as Distributed by MLS Grid
• 2025-10-03 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-21 Relisted — MRED as Distributed by MLS Grid
• 2025-09-19 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-13 Relisted — MRED as Distributed by MLS Grid
• 2025-09-13 Listing Removed — MRED as Distributed by MLS Grid
• 2025-08-22 Relisted — MRED as Distributed by MLS Grid
• 2025-06-03 Contingent — MRED as Distributed by MLS Grid
• 2025-05-21 Relisted — MRED as Distributed by MLS Grid
• 2025-04-26 Contingent — MRED as Distributed by MLS Grid
• 2025-04-10 Listed — MRED as Distributed by MLS Grid
• 2009-07-30 Sold (Public Records) $80,000 Public Records
• 2009-07-09 Sold (MLS) $79,900 MRED as Distributed by MLS Grid
• 2009-05-01 Contingent — MRED as Distributed by MLS Grid
• 2009-04-20 Price Changed $79,900 MRED as Distributed by MLS Grid
• 2009-03-05 Listed $92,900 MRED as Distributed by MLS Grid
• 1998-06-26 Sold (Public Records) $75,000 Public Records

Property tax history

+5.0%/yr

Latest (2023): $1,710 · +272.0% YoY. Source: county tax records.