1028 Bellwood Ave Unit E · Bellwood, IL 60104

$180,000

2 bd · 1.0 ba · 896 sqft · Townhouse public records · 88 Days on market

Built 1953 Est $174k · at est.

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Why this score? — see what drove the D 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 +15.2/30.0
• ARV discount +5.9/15.0
• DSCR +4.7/10.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Solid 2-bedroom, 1-bath 2-story townhouse in Bellwood with a finished basement and 2024 improvements. This well-maintained property offers a comfortable layout with bright living spaces and a functional finished basement for added flexibility. Convenient location near transportation, parks, and local amenities. Currently tenant occupied, making it a strong option for an investor seeking immediate rental income.

Key facts

• Parking
• Built 1953
• Listed 88 days

Property features AI

Finance

• Other: Possession negotiable (tenant's rights); Some photos are not virtually staged
• Financial info: Property currently being leased; Special service area: No
• HOA & community: Association fees payable monthly; Master association fees not required; Management available Monday through Sunday; Pets allowed (cats and dogs); large max pet weight allowed

Exterior

• Parking: 1 parking space; Unassigned off-street parking (off alley), owned
• Utilities: Water source: Lake Michigan; Public sewer; Electric service with circuit breakers
• Home design: Attached single, townhouse - 2 story; Entry level is 1; Fee simple ownership; Property was rehabbied in 2024; Built 71-80 years ago; Includes units in a 6-unit building
• Construction: Brick construction; Built before 1978
• Exterior features: Lot dimensions 787 (per county records)

Interior

• Kitchen: Galley kitchen; Range; Refrigerator; Ceramic tile flooring in kitchen
• Bedrooms: 2 bedrooms total; Master bedroom on second level (13 x 11); Second bedroom on second level (11 x 10)
• Flooring: Carpet in living room and dining room; Ceramic tile in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Partially finished full basement; 6 rooms total
• Laundry & utility: Laundry room; Washer hookup; Utility room in basement (9 x 8)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $63 ($759/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (3.6% below list).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 5.3% in Bellwood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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+, schools F, 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.
• Market conditions: 41 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago 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 $75k; list at $180k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $173,824
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3616 Jackson St	0.07mi	2/1.0	891 (-1%)	0mo	$225,000	$253	95
3624 Van Buren St Unit A	0.07mi	2/1.0	877 (-2%)	0mo	$189,000	$216	93
1027 Bellwood Ave Unit E	0.04mi	2/1.0	880 (-2%)	12mo	$204,000	$232	86
1024 Bellwood Ave Unit B	0.01mi	2/1.0	900 (+0%)	20mo	$175,000	$194	82
1105 Bellwood Ave Unit C	0.08mi	2/1.0	884 (-1%)	22mo	$160,500	$182	76
4010 Monroe St #202	0.33mi	2/1.0	900 (+0%)	16mo	$150,000	$167	70
1010 Eastern Ave Unit B	0.26mi	2/1.0	926 (+3%)	22mo	$180,000	$194	64
3512 Warren Ave #5	0.39mi	2/1.0	800 (-11%)	4mo	$60,000	$75	61
3914 Madison St	0.34mi	2/1.0	1,005 (+12%)	7mo	$204,000	$203	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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-25,073
• Equity at exit: $26,839

10-year hold

• IRR: -5.0%
• Equity multiple: 0.68×
• Total profit: $-16,378
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,736 high
• Mortgage (P&I): −$944
• Tax from tax record: −$289 /mo · $3,469/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $63

Break-even live

Break-even rent $1,656

Max offer price $180,000

Occupancy floor 91%

Sensitivity live

Price	-10% $165	-5% $114	+0% $63	+5% $12	+10% $-39
Rent	-10% $-74	-5% $-5	+0% $63	+5% $132	+10% $200
Rate	-1.0pp $154	-0.5pp $109	base $63	+0.5pp $17	+1.0pp $-31

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1013 Bellwood Ave Unit 2W Bellwood, IL	2.0	1.0	925	$1,850	$2.00	20d	1	0.06mi
1104 Rice Ave Bellwood, IL	2.0	1.0	995	$1,725	$1.73	22d	1	0.18mi
631 Balmoral Ave Westchester, IL	2.0	1.0	903	$2,100	$2.33	25d	1	0.24mi
1 Acerra Dr Hillside, IL	1.0	1.0	800	$1,325	$1.66	8d	1	0.86mi
3108 Saint Charles Rd Unit 2B Bellwood, IL	2.0	1.0	750	$1,550	$2.07	25d	1	1.01mi
3108 Saint Charles Rd Unit 1B Bellwood, IL	1.0	1.0	650	$1,250	$1.92	2d	1	1.01mi
2416 W Roosevelt Rd Apt 1S Broadview, IL	2.0	1.0	884	$1,475	$1.67	25d	1	1.04mi
2320 W Roosevelt Rd Apt Gn Broadview, IL	1.0	1.0	695	$1,345	$1.94	25d	1	1.08mi
10351 Canterbury St Unit 2E Westchester, IL	2.0	1.0	850	$1,650	$1.94	25d	1	1.21mi
312 23rd Ave Unit 2 Bellwood, IL	2.0	1.0	850	$1,775	$2.09	21d	1	1.29mi
323 22nd Ave Unit G Bellwood, IL	2.0	1.0	750	$1,750	$2.33	25d	1	1.33mi
1937 S 17th Ave Unit 1S Broadview, IL	1.0	1.0	660	$1,345	$2.04	0d	1	1.34mi
517 N Wolf Rd Unit 1F Hillside, IL	1.0	1.0	723	$1,430	$1.98	21d	1	1.34mi
2112 S 17th Ave Apt L Broadview, IL	1.0	1.0	535	$1,215	$2.27	0d	1	1.37mi
2040 16th Ave Unit 2C Broadview, IL	2.0	1.0	900	$1,595	$1.77	14d	1	1.44mi
4900 Butterfield Rd Unit JER & Associates 4970-223 Hillside, IL	1.0	1.0	777	$1,430	$1.84	25d	1	1.46mi
4900 Butterfield Rd Unit JER & Associates 4920-322 Hillside, IL	1.0	1.0	777	$1,430	$1.84	5d	1	1.46mi

Listing history 21 events

1. 2026-06-13
   statusdays on market $180,000 Pending 88 DOM
2. 2026-06-13
   days on market $180,000 Contingent - No Showings 87 DOM
3. 2026-06-09
   days on market $180,000 Contingent - No Showings 84 DOM
4. 2026-06-08
   days on market $180,000 Contingent - No Showings 83 DOM
5. 2026-06-07
   days on market $180,000 Contingent - No Showings 82 DOM
6. 2026-06-04
   days on market $180,000 Contingent - No Showings 79 DOM
7. 2026-06-03
   days on market $180,000 Contingent - No Showings 78 DOM
8. 2026-06-02
   days on market $180,000 Contingent - No Showings 77 DOM
9. 2026-06-02
   status $180,000 Contingent - No Showings 76 DOM
10. 2026-06-01
    days on market $180,000 Active 76 DOM
11. 2026-05-31
    days on market $180,000 Active 75 DOM
12. 2026-05-08
    status Active
13. 2026-05-02
    historical Contingent - Continue to Show
14. 2026-03-17
    listed $180,000 Active
15. 2009-08-01
    historical
16. 2009-02-26
    price
17. 2009-02-19
    price
18. 2009-01-07
    price
19. 2008-12-04
    price
20. 2008-11-10
    listed
21. 1999-05-12
    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: $3,469 · $289/mo
• Projected year-2 tax: $3,778 · $315/mo
• Expected delta: +$308/yr (+$26/mo · 8.9%)

ⓘ 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 (shaded) · 0% 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: $20,830
• − Mortgage interest: −$10,083
• − Property taxes: −$3,469
• − Insurance: −$900
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$5,236
• Taxable loss: −$2,191
• Est. tax savings @ 24.0%: +$526
• After-tax cash flow: $1,285/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

+140.0% since first listed

10 events — show timeline

• 2026-05-08 Relisted — MRED as Distributed by MLS Grid
• 2026-05-02 Contingent — MRED as Distributed by MLS Grid
• 2026-03-17 Listed $180,000 MRED as Distributed by MLS Grid
• 2009-08-01 Listing Removed — MRED as Distributed by MLS Grid
• 2009-02-26 Price Changed — MRED as Distributed by MLS Grid
• 2009-02-19 Price Changed — MRED as Distributed by MLS Grid
• 2009-01-07 Price Changed — MRED as Distributed by MLS Grid
• 2008-12-04 Price Changed — MRED as Distributed by MLS Grid
• 2008-11-10 Listed — MRED as Distributed by MLS Grid
• 1999-05-12 Sold (Public Records) $75,000 Public Records

Property tax history

+3.6%/yr

Latest (2023): $3,469 · +52.3% YoY. Source: county tax records.