931 W Arquilla Dr #413 · Glenwood, IL 60425

$130,000

2 bd · 2.0 ba · 1,100 sqft · Condo · 13 Days on market

Built 1966 $391/mo HOA · 21% 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 +22.2/30.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 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

Spacious two bedroom condo with 2 full baths, one located in the primary bedroom. This condo also comes with a 1 car garage and 2 additional parking spaces in the open parking area. The unit also includes an eat in kitchen with appliances, separate dining area and a front and back door entrance. Right off the living room are sliding patio sliding doors which leads to a semi-private balcony for a relaxing tree lined view. The assessments include a pool, tennis court, clubhouse and secured entry access.

Key facts

• $391 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Manager on-site Monday through Friday; Directions: South on Halsted to 183rd St, left onto Arquilla Dr.
• Financial info: Special service area: No; Tax exemptions noted: Homeowner, Senior, Senior Freeze
• HOA & community: Monthly association fee of $391; Association fee includes water, parking, insurance, clubhouse, pool, exterior maintenance, lawn care, trash collection, and snow removal; On-site manager available Monday through Friday; Association amenities: coin laundry, storage, on-site manager/engineer, security door locks, tennis courts, clubhouse, in-ground pool; Pets not allowed

Exterior

• Parking: Detached garage (garage owned) with 1 garage space; Total of 3 parking spaces; Asphalt surfaces; Circular driveway and shared driveway; Garage door opener; Guest and unassigned parking available; Owned parking
• Security: Security door locks (association amenity)
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single-family style condo; Condo ownership; Entry level: 4; Disability access equipped; School bus access and interstate access
• Construction: Brick construction; Concrete perimeter foundation; Building approximately 51–60 years old; Part of a 64-unit building
• Exterior features: Balcony

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eating area / table space
• Bedrooms: Master bedroom on the main level (13 x 10) with full bath; Second bedroom on the main level (12 x 11); Additional bedrooms (listed)
• Flooring: Carpet in living areas and bedrooms; Ceramic tile in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating with baseboard and individual controls; Wall cooling unit(s)
• Interior features: Five total rooms; Cellar basement; Common area laundry
• Laundry & utility: Laundry room; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).

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: 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; 1 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.46% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.98%
• DSCR: 1.31
• GRM: 5.7

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-7,320
• Equity at exit: $19,383

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $12,072
• Equity at exit: $11,240

Cash invested: $36,400 (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 60425

• Home prices YoY: -10.6%
• Active inventory: 53
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$391
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $212

Break-even live

Break-even rent $1,632

Max offer price $130,000

Occupancy floor 84%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1d	1	1.11mi

HOA detail condo

• Monthly dues: $391 · $4,692/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $130,000 Active 13 DOM
2. 2026-06-17
   days on market $130,000 Active 12 DOM
3. 2026-06-16
   days on market $130,000 Active 11 DOM
4. 2026-06-15
   days on market $130,000 Active 10 DOM
5. 2026-06-13
   days on market $130,000 Active 8 DOM
6. 2026-06-09
   days on market $130,000 Active 4 DOM
7. 2026-06-08
   days on market $130,000 Active 3 DOM
8. 2026-06-07
   statusdays on marketlisting id $130,000 Active 2 DOM
9. 2026-06-04
   remarks 506-char remark
10. 2026-06-04
    listed $130,000 Coming Soon 1 DOM

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

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$4,692
• − Depreciation: −$3,782
• Taxable income: $796
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $2,348/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