9371 Windsor Pkwy #160 · Tinley Park, IL 60487

$274,900

3 bd · 2.0 ba · 1,800 sqft · Townhouse · 17 Days on market

Built 1987 Good condition Est $281k · at est. $430/mo HOA · 13% 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 +17.2/30.0
• ARV discount +8.4/15.0
• 1% rule +6.6/10.0
• DSCR +5.4/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is the one you have been waiting for, 3 bedrooms, 2 full baths with two separate living areas, perfect for an overnight guest, relative, or a teenager needing their own space. Two bedrooms up with a full kitchen, dining room, living room & a full bath, the lower level has the 3rd bedroom, a full bath, a family room, laundry room with a sink & the huge 2 1/2 car garage which is on the same level. Off the kitchen is a nice balcony with just a few stairs down to a beautiful deck area. The majority of the upper level has beautiful original hardwood floors. In the past 8 years both bathrooms have been remodeled, the kitchen has all new granite countertops, new custom white cabinets, ceramic backsplash, all new paint throughout the entire house, all new Premium Pella windows-blinds including a new sliding patio door in the kitchen, new furnace & air conditioner, new hot water heater, new roof & new appliances including washer & dryer. Nothing to worry about here, just move in and enjoy. HOA fee includes water & scavenger, you pay only for gas & electric. This is a home you'll want to live in, don't wait, arrange viewing today!!

Key facts

• Bright open layout
• Stunning kitchen
• Granite countertops

Tags

• TWO SEPARATE LIVING AREAS
• BRIGHT OPEN LAYOUT
• STUNNING KITCHEN
• GRANITE COUNTERTOPS
• CUSTOM WHITE CABINETRY
• CERAMIC BACKSPLASH

Property features AI

Finance

• Other: Part of a 4-unit building; Living area is estimated
• HOA & community: Monthly association fee of $430; HOA fee includes water, insurance, exterior maintenance, lawn care, scavenger (trash), and snow removal; Pets allowed (cats and dogs) with limits — max pet weight ~40 lb

Exterior

• Parking: Attached garage owned with 2 garage spaces; Asphalt driveway/parking; Garage door opener
• Security: Carbon monoxide detectors
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single (end unit) townhouse — 2-story; Entry level is 2; Fee simple ownership with homeowners association
• Construction: Brick and cedar construction; Asphalt roof; Concrete perimeter foundation; Built approximately 31–40 years ago; Not built before 1978
• Exterior features: Deck; Balcony; School bus service available

Interior

• Kitchen: Eating area/table space; Galley layout; Custom cabinetry; Granite counters; Range; Microwave; Dishwasher; Refrigerator; Disposal
• Bedrooms: Master bedroom on main level (has full bath); Second bedroom on main level (12 x 10) with blinds and double-pane windows, hardwood flooring; Third bedroom on lower level (13 x 11) with blinds, carpeted
• Flooring: Hardwood in main living areas; Carpet in some bedrooms and lower-level family room; Vinyl in laundry
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; CO detectors and ceiling fans
• Interior features: Storage; Walk-in closet(s); Screens and skylights on windows; Seven total rooms
• Laundry & utility: In-unit laundry with sink; Washer and dryer; Humidifier

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.3% in Tinley Park — 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 74/100 on livability (#246 in IL, #4,453 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities F, health & safety F.
• Cons Hsd 230 (suburban): math 35% / reading 39% proficiency, ranked #146 of 620 in IL (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Victor J Andrew High School (math 32% / reading 36%, grade F, #147 of 693 statewide, top 22%, 2,259 students, 0% FRL).
• Market conditions: 52 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,776 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $280,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9371 Windsor Pkwy #160	0.00mi	3/2.0	1,800 (0%)	1mo	$282,500	$157	99
17565 Windsor Pkwy	0.20mi	3/2.0	1,800 (0%)	2mo	$255,000	$142	89
17550 Drummond Dr #0	0.10mi	2/2.0 (-1)	1,800 (0%)	3mo	$268,000	$149	88
17551 Drummond Dr #17551	0.10mi	2/2.0 (-1)	1,800 (0%)	4mo	$255,000	$142	87
17595 Drummond Dr #0	0.05mi	2/2.0 (-1)	1,800 (0%)	8mo	$279,900	$156	86
9280 Windsor Pkwy	0.10mi	2/2.0 (-1)	1,800 (0%)	6mo	$260,000	$144	86
9334 Drummond Dr #9334	0.15mi	2/2.0 (-1)	1,800 (0%)	7mo	$256,000	$142	82
9395 Windsor Pkwy #163	0.16mi	2/2.0 (-1)	1,800 (0%)	8mo	$250,000	$139	81
9422 Quail Trl	0.16mi	2/2.5 (-1)	1,690 (-6%)	0mo	$330,000	$195	75
9432 Quail Trl	0.19mi	3/1.5	1,589 (-12%)	6mo	$322,500	$203	65
9424 Quail Trl	0.17mi	2/1.5 (-1)	1,589 (-12%)	2mo	$270,000	$170	64
9302 Kimmel Ct	0.32mi	3/3.0	1,645 (-9%)	6mo	$385,000	$234	62

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-31,608
• Equity at exit: $40,988

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-9,997
• Equity at exit: $23,768

Cash invested: $76,972 (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 60487

• Active inventory: 52
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,124/yr
• Insurance: −$115
• HOA: −$430
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $198

Break-even live

Break-even rent $2,949

Max offer price $274,900

Occupancy floor 89%

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9264 Windsor Pkwy Tinley Park, IL	3.0	2.0	1800	$3,200	$1.78	1d	1	0.11mi
9234 Windsor Pkwy Tinley Park, IL	3.0	2.0	1800	$3,200	$1.78	15d	1	0.15mi

HOA detail

• Monthly dues: $430 · $5,160/yr
• Likely covers: watergaselectric

Listing history 6 events

1. 2026-05-18
   status Pending
2. 2026-05-05
   historical Contingent - Continue to Show
3. 2026-05-01
   listed $274,900 Active
4. 2023-09-01
   soldstatus $259,995 Closed 1172-char remark

   Show marketing remark (1172 chars)

   This is the one you have been waiting for, 3 bedrooms, 2 full baths with two separate living areas, perfect for an overnight guest, relative, or a teenager needing their own space. Two bedrooms up with a full kitchen, dining room, living room & a full bath, the lower level has the 3rd bedroom, a full bath, a family room, laundry room with a sink & the huge 2 1/2 car garage which is on the same level. Off the kitchen is a nice balcony with just a few stairs down to a beautiful deck area. The majority of the upper level has beautiful original hardwood floors. In the past 8 years both bathrooms have been remodeled, the kitchen has all new granite countertops, new custom white cabinets, ceramic backsplash, all new paint throughout the entire house, all new Premium Pella windows-blinds including a new sliding patio door in the kitchen, new furnace & air conditioner, new hot water heater, new roof & new appliances including washer & dryer. Nothing to worry about here, just move in and enjoy. HOA fee includes water & scavenger, you pay only for gas & electric. This is a home you'll want to live in, don't wait, arrange viewing today!!

5. 2023-08-08
   historical Contingent - Continue to Show 1172-char remark

   Show marketing remark (1172 chars)

   This is the one you have been waiting for, 3 bedrooms, 2 full baths with two separate living areas, perfect for an overnight guest, relative, or a teenager needing their own space. Two bedrooms up with a full kitchen, dining room, living room & a full bath, the lower level has the 3rd bedroom, a full bath, a family room, laundry room with a sink & the huge 2 1/2 car garage which is on the same level. Off the kitchen is a nice balcony with just a few stairs down to a beautiful deck area. The majority of the upper level has beautiful original hardwood floors. In the past 8 years both bathrooms have been remodeled, the kitchen has all new granite countertops, new custom white cabinets, ceramic backsplash, all new paint throughout the entire house, all new Premium Pella windows-blinds including a new sliding patio door in the kitchen, new furnace & air conditioner, new hot water heater, new roof & new appliances including washer & dryer. Nothing to worry about here, just move in and enjoy. HOA fee includes water & scavenger, you pay only for gas & electric. This is a home you'll want to live in, don't wait, arrange viewing today!!

6. 2023-08-04
   listed $259,995 Active 1172-char remark

   Show marketing remark (1172 chars)

   This is the one you have been waiting for, 3 bedrooms, 2 full baths with two separate living areas, perfect for an overnight guest, relative, or a teenager needing their own space. Two bedrooms up with a full kitchen, dining room, living room & a full bath, the lower level has the 3rd bedroom, a full bath, a family room, laundry room with a sink & the huge 2 1/2 car garage which is on the same level. Off the kitchen is a nice balcony with just a few stairs down to a beautiful deck area. The majority of the upper level has beautiful original hardwood floors. In the past 8 years both bathrooms have been remodeled, the kitchen has all new granite countertops, new custom white cabinets, ceramic backsplash, all new paint throughout the entire house, all new Premium Pella windows-blinds including a new sliding patio door in the kitchen, new furnace & air conditioner, new hot water heater, new roof & new appliances including washer & dryer. Nothing to worry about here, just move in and enjoy. HOA fee includes water & scavenger, you pay only for gas & electric. This is a home you'll want to live in, don't wait, arrange viewing today!!

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $38,400
• − Mortgage interest: −$15,399
• − Property taxes: −$4,124
• − Insurance: −$1,374
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − HOA: −$5,160
• − Depreciation: −$7,997
• Taxable loss: −$1,798
• Est. tax savings @ 24.0%: +$431
• After-tax cash flow: $2,810/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained townhouse is ready for move-in with good condition and minimal repairs needed.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps property in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cons Hsd 230
• NCES district ID: 1708400
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $73,953
• Composite: 34.29/100
• National rank: #5244
• State rank: #146 of 620 in IL

Livability — Tinley Park

• Score: 74/100
• State rank: #246
• US rank: #4453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tinley Park, IL
• City population: 35,976
• Population (ZIP): 25,881

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 White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Black 7% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Romanian 15% Iranian 2% Armenian 1%
• Foreign-born: 10% · Canada
• Languages at home: 82% English-only · Arabic 7% Spanish 3% Other Indo-European 3%

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: ▼ -129.80%
• Current HPI: 181.7726
• 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

+5.7% since first listed

6 events — show timeline

• 2026-05-18 Pending — MRED as Distributed by MLS Grid
• 2026-05-05 Contingent — MRED as Distributed by MLS Grid
• 2026-05-01 Listed $274,900 MRED as Distributed by MLS Grid
• 2023-09-01 Sold (MLS) $259,995 MRED as Distributed by MLS Grid
• 2023-08-08 Contingent — MRED as Distributed by MLS Grid
• 2023-08-04 Listed $259,995 MRED as Distributed by MLS Grid