2869 Glenwood Lansing Rd · Lynwood, IL 60411

$125,000

4 bd · 2.0 ba · 2,447 sqft · MultiFamily public records · 41 Days on market

Built 1908 0.61 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Cook County Zoning is Multi-Unit, Lynwood Zoning is Residential. and upstairs has a separate outside entrance. Upstairs has one bedroom, kitchen, living room and bath. Downstairs has two bedrooms. Property sits on over a half acre of land. This property presents an exceptional opportunity, though requires some work. Buyers will be responsible for full property clean-out and any necessary repairs. The property is being sold strictly "as is, " with no survey provided. All offers must include proof of funding and a pre-approval letter. All earnest money must be submitted in certified funds. Please note that the property details, including room count and lot size, are not guaranteed.

Key facts

• 0.61 acre lot
• 2 garage spots
• Built 1908

Property features AI

Finance

• Other: Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Water source: Lake Michigan; Natural gas heating
• Home design: Detached single-family home; 1.5-story layout; Fee simple ownership; Property age over 100 years; Vinyl siding
• Construction: Built before 1978; Vinyl siding exterior
• Exterior features: Lot dimensions approximately 100 x 265

Interior

• Kitchen: Main-level kitchen; Second-level kitchen (12 x 12)
• Bedrooms: Three bedrooms (master and another bedroom on main level; additional bedrooms on second level); Bedroom dimensions include 10 x 10 (master and one other) and 12 x 12
• Bathrooms: Two full bathrooms
• Interior features: Five total rooms; Crawl space basement
• Laundry & utility: Main-level laundry (4 x 6)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 3.5% in Lynwood — 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 65/100 on livability (#635 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: schools F, amenities F, commute F.
• Thornton Fractional Twp Hsd 215 (suburban): math 9% / reading 13% proficiency, ranked #563 of 620 in IL (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.5%/yr); 224 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).
• At $2,517/mo this rent would consume 49% of the median local household income ($62k/yr) (locally 1714% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $50k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (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 1908 — 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 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: 2.01% ✓
• Cap rate: 17.09%
• Cash-on-cash: 38.57%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.48% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 2.73×
• Total profit: $60,547
• Equity at exit: $18,638

10-year hold

• IRR: 46.8%
• Equity multiple: 6.30×
• Total profit: $185,340
• 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 60411

• Home prices YoY: -33.9%
• Rents YoY: 6.5%
• Active inventory: 224
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,517 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $1,125

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,211	-5% $1,168	+0% $1,125	+5% $1,082	+10% $1,038
Rent	-10% $926	-5% $1,025	+0% $1,125	+5% $1,224	+10% $1,324
Rate	-1.0pp $1,188	-0.5pp $1,157	base $1,125	+0.5pp $1,092	+1.0pp $1,060

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2520 Cedar Glen Dr N Lynwood, IL	3.0	2.5	1992	$2,600	$1.31	0d	1	1.04mi
18343 Oakwood Ave Lansing, IL	4.0	2.0	1700	$2,700	$1.59	0d	1	1.29mi

Listing history 20 events

1. 2026-06-21
   days on market $125,000 Active 41 DOM
2. 2026-06-18
   days on market $125,000 Active 38 DOM
3. 2026-06-17
   days on market $125,000 Active 37 DOM
4. 2026-06-16
   days on market $125,000 Active 36 DOM
5. 2026-06-15
   days on market $125,000 Active 35 DOM
6. 2026-06-13
   pricedays on market $125,000 Active 33 DOM
7. 2026-06-09
   days on market $175,000 Active 29 DOM
8. 2026-06-08
   days on market $175,000 Active 28 DOM
9. 2026-06-07
   days on market $175,000 Active 27 DOM
10. 2026-06-04
    days on market $175,000 Active 24 DOM
11. 2026-06-03
    days on market $175,000 Active 23 DOM
12. 2026-06-02
    days on market $175,000 Active 22 DOM
13. 2026-06-01
    days on market $175,000 Active 21 DOM
14. 2026-05-31
    days on market $175,000 Active 20 DOM
15. 2026-05-11
    listed $175,000 Active
16. 2017-07-13
    historical
17. 2017-01-25
    status Price Change
18. 2017-01-24
    historical
19. 2017-01-21
    price
20. 2017-01-13
    listed New

ⓘ 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 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: $30,208
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,417
• − Management: −$2,417
• − Depreciation: −$3,636
• Taxable income: $12,236
• Est. tax owed @ 24.0%: −$2,937
• After-tax cash flow: $10,561/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: Thornton Fractional Twp Hsd 215
• NCES district ID: 1738940
• Math proficiency: 9% ▼ -3.00%
• Reading proficiency: 13% ▼ -3.00%
• Median HH income: $48,207
• Composite: 10.27/100
• National rank: #9793
• State rank: #563 of 620 in IL

Livability — Lynwood

• Score: 65/100
• State rank: #635
• US rank: #12997

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lynwood, IL
• County: Cook County · 4,486,803 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 52,175
• Household income: $62,073
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 1714.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 49% Hispanic / Latino 26% White 19% Two or more races 11%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Romanian 4% Portuguese 1% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 76% English-only · Spanish 21% Russian/Polish/Slavic 1% 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: ▼ -108.75%
• Current HPI: 212.4058
• Rent YoY: ▲ 6.48%
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

6 events — show timeline

• 2026-05-11 Listed $175,000 MRED as Distributed by MLS Grid
• 2017-07-13 Listing Removed — MRED as Distributed by MLS Grid
• 2017-01-25 Relisted — MRED as Distributed by MLS Grid
• 2017-01-24 Listing Removed — MRED as Distributed by MLS Grid
• 2017-01-21 Price Changed — MRED as Distributed by MLS Grid
• 2017-01-13 Listed — MRED as Distributed by MLS Grid

Property tax history

+8.3%/yr

Latest (2023): $6,295 · -19.3% YoY. Source: county tax records.