7509 W 175 St #232 · Tinley Park, IL 60477

$194,900

2 bd · 2.0 ba · 1,000 sqft · Condo · 9 Days on market

Built 1980 $288/mo HOA · 13% 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 +16.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +5.1/10.0
• Livability +3.7/5.0
• 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

W O W !!!! Mirrored foyer entry!Park-like setting with gazebo and pond nearby! Quality upgrades! Wall art in kitchen plus brkfast bar that adjoins dining area!White trim w/6 panel doors thru-out!In unit laundry! Quality lighting fixtures & recessed lighting! Mstr bdrm has dressing area & walk-in closet! Contemporary-trendy! show & sell. Taxes do not reflect Homeowners exempt. Feedback please!

Key facts

• Tile kitchen
• Great location
• Close to train

Tags

• GREAT LOCATION
• CLOSE TO TRAIN
• STEPS FROM A PARK
• SUNNY BALCONY
• TILE KITCHEN
• IN UNIT LAUNDRY

Property features AI

Finance

• Other: School bus service and interstate access nearby; Subdivision: Whispering Cove; Located in Tinley Park (Orland township)
• HOA & community: Monthly association fee of $288; Association covers parking, insurance, security, exterior maintenance, lawn care, scavenger, snow removal, and lake rights; Pets allowed (cats and dogs) with max pet weight around 50 lbs; Manager off-site

Exterior

• Parking: Two parking spaces; Asphalt off-street parking
• Security: Manager off-site (community management)
• Utilities: Lake Michigan water; Public sewer; Circuit breaker electrical service; Cable available
• Home design: Attached single condo; Condo ownership; Entry level 3; Part of a 12-unit building; Estimated living area; Not rebuilt or rehabbed
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Building age approximately 41–50 years; Not built before 1978
• Exterior features: Patio; Balcony; Common grounds

Interior

• Kitchen: Galley-style kitchen; Range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level with a full bath; Additional bedrooms (two others) on main level
• Flooring: Carpet in living areas and bedrooms; Terracotta flooring in dining room and kitchen; Other flooring in laundry room
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Storage; Window screens
• Laundry & utility: Laundry in unit; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 7.0% 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.
• Market conditions: 151 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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 $140k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $194,900

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: 1.13% ✓
• Cap rate: 7.02%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 7.4

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: 0.56×
• Total profit: $-23,900
• Equity at exit: $29,060

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-10,365
• Equity at exit: $16,851

Cash invested: $54,572 (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 60477

• Active inventory: 151
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,196 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$226 /mo · $2,717/yr
• Insurance: −$81
• HOA: −$288
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $117

Break-even live

Break-even rent $2,048

Max offer price $194,900

Occupancy floor 90%

Sensitivity live

Price	-10% $228	-5% $173	+0% $117	+5% $62	+10% $7
Rent	-10% $-56	-5% $31	+0% $117	+5% $204	+10% $291
Rate	-1.0pp $216	-0.5pp $167	base $117	+0.5pp $67	+1.0pp $16

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17545 71st Ave Tinley Park, IL	3.0	1.5	1144	$1,800	$1.57	2d	1	0.48mi
17537 70th Ct Tinley Park, IL	3.0	1.5	1170	$3,000	$2.56	1d	1	0.54mi
17385 70th Ave Apt I Tinley Park, IL	2.0	1.0	900	$1,350	$1.50	16d	1	0.61mi
17212 Oak Park Ave Unit 2SE Tinley Park, IL	2.0	2.0	1200	$2,600	$2.17	10d	1	0.91mi
16851 Harlem Ave Tinley Park, IL	1.0–2.0	1.0–2.0	857	$3,065	$3.58	1d	24	0.91mi
7050 183rd St #411 Tinley Park, IL	2.0	2.0	1500	$2,600	$1.73	1d	1	1.03mi
6661 Glenview Dr Tinley Park, IL	3.0	2.0	1125	$3,200	$2.84	1d	1	1.19mi

HOA detail condo

• Monthly dues: $288 · $3,456/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $194,900 Active 9 DOM
2. 2026-06-17
   days on market $194,900 Active 8 DOM
3. 2026-06-16
   days on market $194,900 Active 7 DOM
4. 2026-06-15
   days on market $194,900 Active 6 DOM
5. 2026-06-13
   days on market $194,900 Active 4 DOM
6. 2026-06-10
   remarks 430-char remark
7. 2026-06-10
   listed $194,900 Active 1 DOM

ⓘ 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: $2,717 · $226/mo
• Projected year-2 tax: $3,571 · $298/mo
• Expected delta: +$853/yr (+$71/mo · 31.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $26,358
• − Mortgage interest: −$10,917
• − Property taxes: −$2,717
• − Insurance: −$974
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − HOA: −$3,456
• − Depreciation: −$5,670
• Taxable loss: −$1,595
• Est. tax savings @ 24.0%: +$383
• After-tax cash flow: $1,793/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 — 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
• County: Cook County · 4,486,803 people
• City population: 35,976
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 35,976
• Household income: $94,927
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 753.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Two or more races 9% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Romanian 14% Iranian 3% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 85% English-only · Spanish 6% Arabic 5% Other Indo-European 1%

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: ▼ -272.64%
• Current HPI: 190.7548
• Rent YoY: —
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

+151.5% since first listed

10 events — show timeline

• 2026-06-09 Listed $194,900 MRED as Distributed by MLS Grid
• 2025-09-12 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-03 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-14 Listed — MRED as Distributed by MLS Grid
• 2007-06-15 Sold (Public Records) $140,000 Public Records
• 2007-06-08 Sold (MLS) $139,700 MRED as Distributed by MLS Grid
• 2007-05-11 Listing Removed — MRED as Distributed by MLS Grid
• 2007-03-31 Listed $144,900 MRED as Distributed by MLS Grid
• 2005-07-21 Sold (Public Records) $130,000 Public Records
• 2000-07-31 Sold (Public Records) $77,500 Public Records

Property tax history

+0.3%/yr

Latest (2023): $2,717 · +27.2% YoY. Source: county tax records.