9730 Koch Ct Unit 2F · Orland Park, IL 60467

$299,999

2 bd · 2.0 ba · 1,500 sqft · Condo · 9 Days on market

Built 2005 $305/mo HOA · 11% of rent

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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 +10.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• Livability +4.2/5.0
• Schools +3.4/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Orland Park premier luxury 2br/2ba condo! Stunning glass elevator bldg w/ underground heated parking garage! Bright, spacious rooms and baths, gorgeous granite kitchen with separate dining area, fireplace, 9 ft ceilings, balcony, washer/dryer and more! Must see! Vacant, easy to show. As-is.

Key facts

• Covered balcony
• In unit laundry room
• New appliances

Tags

• ELEVATOR BUILDING
• COVERED BALCONY
• GRANITE COUNTERS
• NEW APPLIANCES
• SMART LIGHTING SYSTEM
• IN UNIT LAUNDRY ROOM

Property features AI

Finance

• Other: Building contains 24 units; Living area per assessor
• HOA & community: Monthly association fee of $305 covering insurance, exterior maintenance, lawn care, trash service and snow removal; Association amenities include storage, service elevators, elevators and security door locks; Pets not allowed

Exterior

• Parking: Attached heated garage with garage door opener (1 garage space; 1 total parking)
• Security: Building has security door locks
• Utilities: Water from Lake Michigan / public; Public sewer with storm sewer
• Home design: Attached single condo; Entry on 2nd level; Approximately 21–25 years old; Rehab completed in 2018
• Construction: Brick construction
• Exterior features: Balcony; Condo setting

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Master bedroom (main level) — 20 x 14, includes full bath; Additional bedroom (main level) — 12 x 12
• Flooring: Engineered hardwood in living room, dining room, kitchen and bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: 5 total rooms; Balcony; Gas-log fireplace with gas starter in family room
• Laundry & utility: In-unit laundry (washer and dryer included)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (4.7% below list).
• Recommended offer: $269k (10.5% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 4.5% in Orland Park — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 85/100 on livability (#29 in IL, #529 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+.
• 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: Fernway Park Elem School (math 32% / reading 17%, grade F, #850 of 2,056 statewide, top 45%, 348 students, 0% FRL); Prairie View Middle School (math 43% / reading 43%, grade D-, #107 of 665 statewide, top 16%, 605 students, 0% FRL); Victor J Andrew High School (math 32% / reading 36%, grade F, #147 of 693 statewide, top 22%, 2,259 students, 0% FRL).
• Market conditions: 118 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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 $198k; list at $300k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $268,566 (10.5% 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. 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. 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?
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: 0.95% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.54%
• DSCR: 0.89
• GRM: 8.7

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-59,679
• Equity at exit: $44,731

10-year hold

• IRR: -13.3%
• Equity multiple: 0.22×
• Total profit: $-65,475
• Equity at exit: $25,938

Cash invested: $84,000 (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 60467

• Home prices YoY: -30.4%
• Active inventory: 118
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,860 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$434 /mo · $5,210/yr
• Insurance: −$125
• HOA: −$305
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $-178

Break-even live

Break-even rent $3,085

Max offer price $268,566

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-93	+0% $-178	+5% $-263	+10% $-348
Rent	-10% $-404	-5% $-291	+0% $-178	+5% $-65	+10% $48
Rate	-1.0pp $-27	-0.5pp $-102	base $-178	+0.5pp $-256	+1.0pp $-335

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16610 Liberty Cir Unit 1N Orland Park, IL	2.0	2.0	1200	$2,400	$2.00	0d	1	0.34mi
9147 Boardwalk Ter Orland Hills, IL	3.0	2.0	2076	$3,500	$1.69	22d	1	0.72mi
9309 Wherry Ln Orland Park, IL	2.0	2.5	1500	$2,525	$1.68	26d	1	1.21mi
16450 Cherry Hill Ave Tinley Park, IL	3.0	2.0	1370	$3,100	$2.26	9d	1	1.45mi
15826 Farm Hill Dr Orland Park, IL	3.0	1.5	1500	$2,500	$1.67	12d	1	1.46mi
9234 Windsor Pkwy Tinley Park, IL	3.0	2.0	1800	$3,200	$1.78	16d	1	1.47mi
10608 Alice Mae Ct Orland Park, IL	3.0	3.5	2200	$3,708	$1.69	26d	1	1.49mi
16180 Apple Ln #2 Tinley Park, IL	3.0	2.5	1250	$2,900	$2.32	6d	1	1.49mi
10600 Alice Mae Ct Unit 10604 Orland Park, IL	3.0	3.5	2200	$3,300	$1.50	1d	1	1.49mi

HOA detail condo

• Monthly dues: $305 · $3,660/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-18
   status Pending
2. 2026-05-11
   historical Contingent - Continue to Show
3. 2026-05-09
   listed $299,999 Active
4. 2009-09-30
   soldstatus $198,000 Closed Sale 291-char remark

   Show marketing remark (291 chars)

   Orland Park premier luxury 2br/2ba condo! Stunning glass elevator bldg w/ underground heated parking garage! Bright, spacious rooms and baths, gorgeous granite kitchen with separate dining area, fireplace, 9 ft ceilings, balcony, washer/dryer and more! Must see! Vacant, easy to show. As-is.

5. 2009-09-05
   historical Contingent 291-char remark

   Show marketing remark (291 chars)

   Orland Park premier luxury 2br/2ba condo! Stunning glass elevator bldg w/ underground heated parking garage! Bright, spacious rooms and baths, gorgeous granite kitchen with separate dining area, fireplace, 9 ft ceilings, balcony, washer/dryer and more! Must see! Vacant, easy to show. As-is.

6. 2009-08-28
   listed $189,500 New 291-char remark

   Show marketing remark (291 chars)

   Orland Park premier luxury 2br/2ba condo! Stunning glass elevator bldg w/ underground heated parking garage! Bright, spacious rooms and baths, gorgeous granite kitchen with separate dining area, fireplace, 9 ft ceilings, balcony, washer/dryer and more! Must see! Vacant, easy to show. As-is.

7. 2006-11-24
   soldstatus $285,000

ⓘ 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: $5,210 · $434/mo
• Projected year-2 tax: $6,010 · $501/mo
• Expected delta: +$800/yr (+$67/mo · 15.4%)

ⓘ 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 (unshaded) · 0% 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,320
• − Mortgage interest: −$16,805
• − Property taxes: −$5,210
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,746
• − Management: −$2,746
• − HOA: −$3,660
• − Depreciation: −$8,727
• Taxable loss: −$7,072
• Est. tax savings @ 24.0%: +$1,697
• After-tax cash flow: $-438/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: 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 — Orland Park

• Score: 85/100
• State rank: #29
• US rank: #529

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orland Park, IL
• City population: 41,456
• Population (ZIP): 24,952

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Asian 5% Two or more races 4% Black 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 15% Armenian 2% Iranian 2%
• Foreign-born: 14% · Canada, South Korea, China
• Languages at home: 78% English-only · Arabic 9% Russian/Polish/Slavic 4% Other Indo-European 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: ▼ -82.13%
• Current HPI: 188.3676
• 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

+5.3% since first listed

7 events — show timeline

• 2026-05-18 Pending — MRED as Distributed by MLS Grid
• 2026-05-11 Contingent — MRED as Distributed by MLS Grid
• 2026-05-09 Listed $299,999 MRED as Distributed by MLS Grid
• 2009-09-30 Sold (MLS) $198,000 MRED as Distributed by MLS Grid
• 2009-09-05 Contingent — MRED as Distributed by MLS Grid
• 2009-08-28 Listed $189,500 MRED as Distributed by MLS Grid
• 2006-11-24 Sold (Public Records) $285,000 Public Records

Property tax history

-0.3%/yr

Latest (2023): $5,210 · -0.6% YoY. Source: county tax records.