15027 W Quincy Cir · Manhattan, IL 60442

$307,000

3 bd · 2.5 ba · 1,760 sqft · Townhouse · 51 Days on market

Built 2020 6,812 sqft lot Est $313k · at est. $182/mo HOA · 7% of rent

---

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 +11.7/30.0
• ARV discount +8.4/15.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Stonegate-Presented by Lennar--The Hottest Subdivision in the Southwest Burbs! Check out this Stunning 2 Story End Unit Town Home --Ready in November! 3 beds & 2.5 baths! Large kitchen w/ island! Our Everything's Included new town homes include top of the line features! Our fully appointed kitchen includes; quartz counter tops, farmhouse under mount sinks, Flagstone cabinets and stainless steel GE appliances. Homes also feature; LED surface mounted lighting in the hallways and bedrooms, modern two panel interior doors and colonist trim, vinyl plank flooring in kitchen, family room, foyer (entire first floor!), bathrooms and laundry room, a garage door opener, 30 year architectural shingles and so much more, all of which are included with your new home at no extra cost. Plus, the new homes at Stonegate have WiFi CERTIFIED designation that keeps you connected and will be built with superior Smart Home Automation (Ring doorbell, Schlage Smartlock plus WiFi Thermostat!) Great location within Manhattan! Don't miss this fantastic opportunity! Stock photos are being used and may differ from home.

Key facts

• Quartz countertops
• Walk-in closet
• Primary suite

Tags

• PRIMARY SUITE
• WALK-IN CLOSET
• LARGE ISLAND
• QUARTZ COUNTERTOPS
• UNDER-MOUNT FARMHOUSE SINK
• FLAGSTONE CABINETRY

Property features AI

Finance

• Other: Part of a 6-unit building; Ownership is fee simple with HOA
• Financial info: Special service area applies
• HOA & community: Monthly association fee of $149; Association covers insurance, lawn care, and snow removal; Master association fee of $400 yearly; Pets allowed (cats and dogs permitted)

Exterior

• Parking: Attached garage with 2 garage spaces; Asphalt driveway; Garage door opener, garage owned
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Attached single property; 2-story townhouse; Entry level is 1 (main level); Vinyl siding with brick accents
• Construction: Built 6–10 years ago; Vinyl siding and brick construction
• Exterior features: End unit townhome; School bus service and commuter train access; Lot dimensions approximately 52 x 131

Interior

• Kitchen: Island and pantry closet; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on the second floor (16 x 14); Second bedroom on the second floor (18 x 12); Third bedroom on the second floor (11 x 10)
• Flooring: Vinyl flooring in foyer and kitchen; Carpet in bedrooms (including master and other upstairs bedrooms)
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Six total rooms; Carbon monoxide detectors
• Laundry & utility: In-unit laundry (second floor, 9 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $307k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (8.8% below list).
• Recommended offer: $280k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.5% in Manhattan — 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 69/100 on livability (#396 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Lincoln Way Chsd 210 (suburban): math 44% / reading 49% proficiency, ranked #60 of 620 in IL (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln-Way East High School (math 46% / reading 53%, grade D, #44 of 693 statewide, top 7%, 2,749 students, 0% FRL).
• Market conditions: 117 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,028 units permitted in Will County in 2024 (530 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 $9k of value loss. Plan a longer hold.
• Will County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($298k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $206k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $279,965 (8.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.91% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $313,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15007 W Quincy Cir	0.04mi	2/2.5 (-1)	1,558 (-12%)	1mo	$288,500	$185	73
24949 Clare Cir	0.30mi	3/1.5	1,642 (-7%)	1mo	$268,000	$163	70
25029 Clare Cir	0.24mi	3/1.5	1,611 (-8%)	3mo	$262,500	$163	68
25109 Colligan St	0.38mi	3/2.5	1,629 (-7%)	2mo	$295,000	$181	68
25047 Clare Cir	0.28mi	3/2.5	1,556 (-12%)	1mo	$281,000	$181	66
15352 Kenmare Cir	0.28mi	2/1.5 (-1)	1,642 (-7%)	1mo	$261,000	$159	66
25340 Colligan St	0.52mi	3/2.5	1,629 (-7%)	1mo	$311,500	$191	63
15238 Kenmare Cir	0.23mi	3/1.5	1,510 (-14%)	2mo	$265,000	$175	60
25463 Colligan St	0.61mi	3/2.5	1,629 (-7%)	1mo	$290,000	$178	58
25116 Colligan St	0.40mi	2/1.5 (-1)	1,613 (-8%)	2mo	$289,000	$179	57
25461 Colligan St	0.61mi	3/2.5	1,613 (-8%)	2mo	$265,000	$164	56
25109 Clare Cir	0.35mi	2/1.5 (-1)	1,520 (-14%)	3mo	$262,000	$172	50

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: -18.3%
• Equity multiple: 0.35×
• Total profit: $-55,445
• Equity at exit: $45,775

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-55,190
• Equity at exit: $26,544

Cash invested: $85,960 (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 60442

• Home prices YoY: -9.3%
• Active inventory: 117
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,610
• Tax est. 1.5%: −$384 /mo · $4,605/yr
• Insurance: −$128
• HOA: −$182
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-92

Break-even live

Break-even rent $2,916

Max offer price $293,704

Occupancy floor 98%

Sensitivity live

Price	-10% $120	-5% $14	+0% $-92	+5% $-198	+10% $-304
Rent	-10% $-313	-5% $-202	+0% $-92	+5% $19	+10% $129
Rate	-1.0pp $63	-0.5pp $-14	base $-92	+0.5pp $-171	+1.0pp $-252

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: $76,750
• Closing costs: $9,210
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15030 W Cyrus Dr Manhattan, IL	3.0	2.5	1760	$2,900	$1.65	44d	1	0.34mi
15749 W Crobally Way Manhattan, IL	2.0	2.5	1508	$2,900	$1.92	45d	1	0.97mi
25273 Faraday Rd Manhattan, IL	2.0	1.5	1274	$2,250	$1.77	11d	1	1.04mi

HOA detail

• Monthly dues: $182 · $2,184/yr
• Likely covers: internet

Listing history 20 events

1. 2026-06-21
   days on market $307,000 Active 51 DOM
2. 2026-06-18
   days on market $307,000 Active 48 DOM
3. 2026-06-17
   days on market $307,000 Active 47 DOM
4. 2026-06-16
   days on market $307,000 Active 46 DOM
5. 2026-06-15
   days on market $307,000 Active 45 DOM
6. 2026-06-13
   days on market $307,000 Active 43 DOM
7. 2026-06-13
   days on market $307,000 Active 42 DOM
8. 2026-06-09
   days on market $307,000 Active 39 DOM
9. 2026-06-08
   days on market $307,000 Active 38 DOM
10. 2026-06-07
    days on market $307,000 Active 37 DOM
11. 2026-06-04
    days on market $307,000 Active 34 DOM
12. 2026-06-03
    days on market $307,000 Active 33 DOM
13. 2026-06-02
    days on market $307,000 Active 32 DOM
14. 2026-06-01
    days on market $307,000 Active 31 DOM
15. 2026-05-31
    days on market $307,000 Active 30 DOM
16. 2020-11-30
    historical 1125-char remark

    Show marketing remark (1125 chars)

    Welcome to Stonegate-Presented by Lennar--The Hottest Subdivision in the Southwest Burbs! Check out this Stunning 2 Story End Unit Town Home --Ready in November! 3 beds & 2.5 baths! Large kitchen w/ island! Our Everything's Included new town homes include top of the line features! Our fully appointed kitchen includes; quartz counter tops, farmhouse under mount sinks, Flagstone cabinets and stainless steel GE appliances. Homes also feature; LED surface mounted lighting in the hallways and bedrooms, modern two panel interior doors and colonist trim, vinyl plank flooring in kitchen, family room, foyer (entire first floor!), bathrooms and laundry room, a garage door opener, 30 year architectural shingles and so much more, all of which are included with your new home at no extra cost. Plus, the new homes at Stonegate have WiFi CERTIFIED designation that keeps you connected and will be built with superior Smart Home Automation (Ring doorbell, Schlage Smartlock plus WiFi Thermostat!) Great location within Manhattan! Don't miss this fantastic opportunity! Stock photos are being used and may differ from home.

17. 2020-11-30
    soldstatus $206,245 Closed Sale 1125-char remark

    Show marketing remark (1125 chars)

    Welcome to Stonegate-Presented by Lennar--The Hottest Subdivision in the Southwest Burbs! Check out this Stunning 2 Story End Unit Town Home --Ready in November! 3 beds & 2.5 baths! Large kitchen w/ island! Our Everything's Included new town homes include top of the line features! Our fully appointed kitchen includes; quartz counter tops, farmhouse under mount sinks, Flagstone cabinets and stainless steel GE appliances. Homes also feature; LED surface mounted lighting in the hallways and bedrooms, modern two panel interior doors and colonist trim, vinyl plank flooring in kitchen, family room, foyer (entire first floor!), bathrooms and laundry room, a garage door opener, 30 year architectural shingles and so much more, all of which are included with your new home at no extra cost. Plus, the new homes at Stonegate have WiFi CERTIFIED designation that keeps you connected and will be built with superior Smart Home Automation (Ring doorbell, Schlage Smartlock plus WiFi Thermostat!) Great location within Manhattan! Don't miss this fantastic opportunity! Stock photos are being used and may differ from home.

18. 2020-09-28
    status Pending 1125-char remark

    Show marketing remark (1125 chars)

    Welcome to Stonegate-Presented by Lennar--The Hottest Subdivision in the Southwest Burbs! Check out this Stunning 2 Story End Unit Town Home --Ready in November! 3 beds & 2.5 baths! Large kitchen w/ island! Our Everything's Included new town homes include top of the line features! Our fully appointed kitchen includes; quartz counter tops, farmhouse under mount sinks, Flagstone cabinets and stainless steel GE appliances. Homes also feature; LED surface mounted lighting in the hallways and bedrooms, modern two panel interior doors and colonist trim, vinyl plank flooring in kitchen, family room, foyer (entire first floor!), bathrooms and laundry room, a garage door opener, 30 year architectural shingles and so much more, all of which are included with your new home at no extra cost. Plus, the new homes at Stonegate have WiFi CERTIFIED designation that keeps you connected and will be built with superior Smart Home Automation (Ring doorbell, Schlage Smartlock plus WiFi Thermostat!) Great location within Manhattan! Don't miss this fantastic opportunity! Stock photos are being used and may differ from home.

19. 2020-09-02
    listed $207,045 New 1125-char remark

    Show marketing remark (1125 chars)

    Welcome to Stonegate-Presented by Lennar--The Hottest Subdivision in the Southwest Burbs! Check out this Stunning 2 Story End Unit Town Home --Ready in November! 3 beds & 2.5 baths! Large kitchen w/ island! Our Everything's Included new town homes include top of the line features! Our fully appointed kitchen includes; quartz counter tops, farmhouse under mount sinks, Flagstone cabinets and stainless steel GE appliances. Homes also feature; LED surface mounted lighting in the hallways and bedrooms, modern two panel interior doors and colonist trim, vinyl plank flooring in kitchen, family room, foyer (entire first floor!), bathrooms and laundry room, a garage door opener, 30 year architectural shingles and so much more, all of which are included with your new home at no extra cost. Plus, the new homes at Stonegate have WiFi CERTIFIED designation that keeps you connected and will be built with superior Smart Home Automation (Ring doorbell, Schlage Smartlock plus WiFi Thermostat!) Great location within Manhattan! Don't miss this fantastic opportunity! Stock photos are being used and may differ from home.

20. 2018-06-26
    soldstatus $886,474

ⓘ 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: $33,596
• − Mortgage interest: −$17,197
• − Property taxes: −$4,605
• − Insurance: −$1,535
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − HOA: −$2,184
• − Depreciation: −$8,931
• Taxable loss: −$6,231
• Est. tax savings @ 24.0%: +$1,495
• After-tax cash flow: $393/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: Lincoln Way Chsd 210
• NCES district ID: 1723070
• Math proficiency: 44% ▼ -13.00%
• Reading proficiency: 49% ▼ -9.00%
• Median HH income: $86,879
• Composite: 43.4/100
• National rank: #3019
• State rank: #60 of 620 in IL

Livability — Manhattan

• Score: 69/100
• State rank: #396
• US rank: #8289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manhattan, IL
• City population: 13,467
• Population (ZIP): 13,467

Population outlook (Will County) Hauer SSP2

• Today (2025): 705,368 people
• By 2030: 708,154 · +0.4%
• By 2040: 702,692 · -0.4%
• By 2050: 680,249 · -3.6%
• By 2075: 611,990 · -13.2%
• By 2100: 516,215 · -26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 11% Hispanic / Latino 10% Black 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 15% Iranian 3% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 3%

Political lean MEDSL · Will

• 2024 margin: Toss-up / Even · D 50.1% · R 48.5% · Other 1.4%
• 2008→2024 swing: -11.6pp toward R · 2008: 13.2pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+8.3 2016: D+5.7 2012: D+3.7 2008: D+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.77%
• Current HPI: 232.3641
• 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

-76.7% since first listed

5 events — show timeline

• 2020-11-30 Listing Removed — MRED as Distributed by MLS Grid
• 2020-11-30 Sold (MLS) $206,245 MRED as Distributed by MLS Grid
• 2020-09-28 Pending — MRED as Distributed by MLS Grid
• 2020-09-02 Listed $207,045 MRED as Distributed by MLS Grid
• 2018-06-26 Sold (Public Records) $886,474 Public Records

Property tax history

-27.0%/yr

Latest (2018): $210 · -0.5% YoY. Source: county tax records.