11921 Windemere Ct #204 · Orland Park, IL 60467

$299,900

2 bd · 2.0 ba · 1,600 sqft · Condo · 20 Days on market

Built 2004 $341/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 +17.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +5.0/10.0
• Livability +4.2/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• $341 HOA
• Garage
• Built 2004

Property features AI

Finance

• Other: Building contains 12 units; School bus service available; Pets allowed (cats and dogs; maximum listed weight 999); Property not currently leased; Possession at closing
• HOA & community: Monthly association fee of $341; Association fee covers insurance, exterior maintenance, lawn care, and snow removal; Manager off-site; Storage available through association

Exterior

• Parking: One garage space (heated, attached garage with garage door opener; garage owned); Two parking spaces total; Asphalt parking; unassigned/owned spaces
• Security: Security system; Security door locks; CO detectors; Fire sprinklers
• Utilities: Water from Lake Michigan; Public sewer; Electric with circuit breakers
• Home design: Attached single condo (end unit); Entry level is 2; Disability accessible/equipped; Building of approximately 21–25 years old
• Construction: Brick construction; Asphalt roof
• Exterior features: Balcony; Common grounds with landscaped areas, mature trees, and wooded sections

Interior

• Kitchen: Kitchen with eating area/table space and pantry-closet (18 x 13); Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level (16 x 13) with full bath; Second bedroom on main level (16 x 12); Additional bedrooms (two other bedroom spaces)
• Bathrooms: Two full bathrooms; Whirlpool tub and separate shower
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Elevator; First-floor full bathroom; Storage; Flexicore construction; Walk-in closets; One fireplace in the living room with gas log and attached doors/screen; L-shaped dining room; Five total rooms
• Laundry & utility: Main-level laundry (8 x 7) with in-unit washer and dryer

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 $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.3% in Orland 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 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.
• Market conditions: 119 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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

• It's been on market 20 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask is 50% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $198k; list at $300k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $295,401 (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. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.88%
• DSCR: 1.13
• GRM: 8.3

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-35,672
• Equity at exit: $44,716

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-14,113
• Equity at exit: $25,930

Cash invested: $83,972 (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 60467

• Home prices YoY: -30.4%
• Active inventory: 119
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,012 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$140 /mo · $1,676/yr
• Insurance: −$125
• HOA: −$341
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $201

Break-even live

Break-even rent $2,757

Max offer price $299,900

Occupancy floor 88%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14100 Sheffield Dr Unit 203 Homer Glen, IL	2.0	2.0	1690	$2,800	$1.66	1d	1	0.76mi
14130 Sheffield Dr Unit 103 Homer Glen, IL	2.0	2.0	1690	$3,100	$1.83	19d	1	0.77mi
14130 Sheffield Dr Unit 102 Homer Glen, IL	2.0	2.0	1690	$3,100	$1.83	1d	1	0.77mi
14130 Sheffield Dr #202 Homer Glen, IL	2.0	2.0	1690	$3,050	$1.80	1d	1	0.77mi

HOA detail condo

• Monthly dues: $341 · $4,092/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-11
   historical Contingent - Continue to Show
2. 2019-10-07
   soldstatus $198,000
3. 2019-10-02
   soldstatus $198,000 Closed Sale 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

4. 2019-09-10
   historical Contingent 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

5. 2019-08-26
   listed $199,900 New 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

6. 2019-08-26
   historical

   Show marketing remark (31 chars)

   There are no remarks available.

7. 2019-05-22
   listed New
8. 2019-05-22
   historical
9. 2019-04-16
   price
10. 2019-02-14
    listed New

ⓘ 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: $1,676 · $140/mo
• Projected year-2 tax: $4,242 · $354/mo
• Expected delta: +$2,566/yr (+$214/mo · 153.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,145
• − Mortgage interest: −$16,799
• − Property taxes: −$1,676
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,892
• − Management: −$2,892
• − HOA: −$4,092
• − Depreciation: −$8,724
• Taxable loss: −$2,429
• Est. tax savings @ 24.0%: +$583
• After-tax cash flow: $2,997/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

-1.0% since first listed

10 events — show timeline

• 2026-05-11 Contingent — MRED as Distributed by MLS Grid
• 2019-10-07 Sold (Public Records) $198,000 Public Records
• 2019-10-02 Sold (MLS) $198,000 MRED as Distributed by MLS Grid
• 2019-09-10 Contingent — MRED as Distributed by MLS Grid
• 2019-08-26 Listing Removed — MRED as Distributed by MLS Grid
• 2019-08-26 Listed $199,900 MRED as Distributed by MLS Grid
• 2019-05-22 Listing Removed — MRED as Distributed by MLS Grid
• 2019-05-22 Listed — MRED as Distributed by MLS Grid
• 2019-04-16 Price Changed — MRED as Distributed by MLS Grid
• 2019-02-14 Listed — MRED as Distributed by MLS Grid

Property tax history

-1.6%/yr

Latest (2023): $1,676 · -19.0% YoY. Source: county tax records.