900 W Sunset Dr #309 · Glenwood, IL 60425

$175,000

3 bd · 2.0 ba · 1,480 sqft · Condo · 7 Days on market

Built 1976 $276/mo HOA · 9% of rent

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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
• 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

STEP INTO COMFORT, CONVENIENCE, AND ELEVATED LIVING WITH THIS BEAUTIFULLY MAINTAINED 3-BEDROOM, 2-BATH CONDO NESTLED IN A SECURE ELEVATOR BUILDING. DESIGNED FOR BOTH EVERYDAY LIVING AND EFFORTLESS ENTERTAINING, THIS HOME FEATURES A SPACIOUS LAYOUT, INCLUDING A PRIVATE PRIMARY SUITE WITH ITS OWN FULL BATH. YOUR PERFECT RETREAT AT THE END OF THE DAY. ENJOY A LIFESTYLE THAT GOES BEYOND YOUR FRONT DOOR WITH ACCESS TO PREMIUM COMMUNITY AMENITIES, INCLUDING A CLUBHOUSE, SWIMMING POOL, TENNIS COURT, AND A STYLISH PARTY ROOM THAT IS IDEAL FOR HOSTING GATHERINGS OR UNWINDING IN STYLE. LAUNDRY FACILITIES ARE CONVENIENTLY LOCATED ON EVERY FLOOR, MAKING DAILY ROUTINES SEAMLESS. FOR ADDED EASE, GARAGE P

Key facts

• $276 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Building fitness center

Exterior

• Home design: Condo; Located in a 6-story building
• Construction: Building contains 96 units; Elevator in building
• Exterior features: Community pool

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Air conditioning
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Cap rate 11.9% vs local median 8.0% in Glenwood — 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 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+, schools F, amenities 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.
• Market conditions: 53 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1976 — 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: 1.66% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.91%
• DSCR: 1.89
• GRM: 5.0

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: 12.1%
• Equity multiple: 1.48×
• Total profit: $23,634
• Equity at exit: $26,093

10-year hold

• IRR: 21.1%
• Equity multiple: 2.80×
• Total profit: $88,121
• Equity at exit: $15,131

Cash invested: $49,000 (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 60425

• Home prices YoY: -10.6%
• Active inventory: 53
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,909 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$276
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $813

Break-even live

Break-even rent $1,880

Max offer price $175,000

Occupancy floor 67%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 W Fitzhenry Ct Glenwood, IL	3.0	2.0	1700	$2,950	$1.74	24d	1	0.27mi
705 W Fitzhenry Ct Glenwood, IL	3.0	2.0	1600	$2,950	$1.84	20d	1	0.27mi
18117 Loomis Ave Homewood, IL	4.0	2.0	1500	$2,800	$1.87	4d	1	0.86mi
1601 183rd St Unit 1237861P Homewood, IL	3.0	1.5	1528	$8,665	$5.67	22d	1	1.15mi
1332 Jamie Ln Homewood, IL	4.0	2.5	1576	$3,171	$2.01	24d	1	1.18mi
1802 Evergreen Rd Homewood, IL	4.0	2.0	1716	$2,836	$1.65	6d	1	1.41mi
208 Blackstone St Thornton, IL	2.0	1.5	923	$2,200	$2.38	1d	1	1.46mi

HOA detail condo

• Monthly dues: $276 · $3,312/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $175,000 Active 7 DOM
2. 2026-06-17
   days on market $175,000 Active 6 DOM
3. 2026-06-16
   days on market $175,000 Active 5 DOM
4. 2026-06-15
   days on market $175,000 Active 4 DOM
5. 2026-06-13
   statusdays on marketlisting id $175,000 Active 2 DOM
6. 2026-06-09
   days on market $175,000 Coming Soon 35 DOM
7. 2026-06-08
   days on market $175,000 Coming Soon 34 DOM
8. 2026-06-07
   days on market $175,000 Coming Soon 33 DOM
9. 2026-06-04
   days on market $175,000 Coming Soon 30 DOM
10. 2026-06-03
    days on market $175,000 Coming Soon 29 DOM
11. 2026-06-02
    days on market $175,000 Coming Soon 28 DOM
12. 2026-06-01
    days on market $175,000 Coming Soon 27 DOM
13. 2026-05-31
    days on market $175,000 Coming Soon 26 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: $34,912
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,793
• − Management: −$2,793
• − HOA: −$3,312
• − Depreciation: −$5,091
• Taxable income: $7,620
• Est. tax owed @ 24.0%: −$1,829
• After-tax cash flow: $7,927/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