17259 Lakebrook Dr · Orland Park, IL 60467

$304,900

2 bd · 2.5 ba · 1,604 sqft · Townhouse public records · 26 Days on market

Built 1992 Est $353k · 14% under $354/mo HOA · 9% 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 +19.7/30.0
• ARV discount +13.6/15.0
• 1% rule +7.5/10.0
• DSCR +6.2/10.0
• 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

Absolutely pristine and totally updated Brook Hills townhome! Beautiful bamboo & hardwood floors throughout the first and second level. The family room is sure to impress with soaring 2 story ceilings & attractive brick fireplace with large hearth. Highly desirable first floor master suite which features en suite bath w/ whirlpool tub and large walk in closet. Massive 2nd floor loft offers many flexible uses, or convert into an additional bedroom. Additional bedroom and full bath on 2nd floor. Kitchen boasts vaulted ceilings and has an all stainless steel appliance package. Huge finished basement with 3rd bedroom, family room, bar, office and even an additional den! Nice concrete patio off in the backyard. Only steps away from discovery park!

Key facts

• $354 HOA
• 2 garage spots
• Built 1992

Property features AI

Finance

• Other: Part of a building with 5 units; Lot labeled as common
• Financial info: Special service area: No
• HOA & community: Monthly association fee of $354; Association covers insurance, exterior maintenance, lawn care, snow removal, and other services; Pets allowed (cats and dogs permitted; limits on number and size)

Exterior

• Parking: Attached garage (2 spaces); 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Attached single property; Townhouse — 2 story; Condo ownership; Entry level 1; 31–40 years old
• Construction: Brick and frame construction
• Exterior features: Patio

Interior

• Kitchen: Kitchen on main level (13 x 10)
• Bedrooms: Master bedroom on main level (15 x 14); Second bedroom on second level (14 x 15); Additional bedroom in basement (17 x 11); Home can accommodate up to 3 bedrooms
• Bathrooms: Two full baths; One half bath
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished full basement; One fireplace; 10 total rooms
• Laundry & utility: Main level laundry (5 x 5)

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $305k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $305k).
• Recommended offer: $300k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 1 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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 $260k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $300,326 (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: 1.25% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $352,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17396 Brook Crossing Ln	0.14mi	2/2.5	1,645 (+3%)	8mo	$335,000	$204	83
17394 Brook Crossing Ln	0.14mi	2/3.0	1,645 (+3%)	8mo	$335,000	$204	80
17330 Lakebrook Dr	0.06mi	3/2.5 (+1)	1,456 (-9%)	2mo	$350,000	$240	75
17273 Lakebrook Dr	0.04mi	2/2.5	1,428 (-11%)	5mo	$302,000	$211	75
17292 Lakebrook Dr	0.08mi	2/2.5	1,750 (+9%)	7mo	$324,000	$185	75
11424 Lakebrook Ct	0.12mi	2/2.5	1,456 (-9%)	7mo	$363,000	$249	73
11011 New Mexico Ct #11011	0.74mi	2/2.0	1,500 (-6%)	4mo	$330,000	$220	49
11238 Cameron Pkwy	0.58mi	2/2.0	1,785 (+11%)	5mo	$325,000	$182	48
17722 Rhode Island Ct	0.72mi	2/2.0	1,500 (-6%)	8mo	$335,000	$223	46
11101 Louetta Ln	0.59mi	2/2.0	1,400 (-13%)	6mo	$335,000	$239	44
17709 Pennsylvania Ct	0.70mi	2/2.0	1,400 (-13%)	0mo	$310,000	$221	44
11220 Cameron Pkwy	0.54mi	3/2.0 (+1)	1,785 (+11%)	9mo	$325,000	$182	41

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-26,158
• Equity at exit: $45,462

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $8,232
• Equity at exit: $26,362

Cash invested: $85,372 (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: 6.7×

Monthly cashflow live

• Estimated rent: $3,800 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$563 /mo · $6,757/yr
• Insurance: −$127
• HOA: −$354
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $359

Break-even live

Break-even rent $3,346

Max offer price $304,900

Occupancy floor 86%

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: $76,225
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16527 Orange Ave Orland Park, IL	3.0	3.5	1870	$3,800	$2.03	3d	1	0.98mi

HOA detail

• Monthly dues: $354 · $4,248/yr
• Likely covers: pool

Listing history 27 events

1. 2026-06-18
   days on market $304,900 Active 26 DOM
2. 2026-06-17
   days on market $304,900 Active 25 DOM
3. 2026-06-16
   days on market $304,900 Active 24 DOM
4. 2026-06-15
   days on market $304,900 Active 23 DOM
5. 2026-06-13
   days on market $304,900 Active 21 DOM
6. 2026-06-10
   price $304,900 Active 17 DOM
7. 2026-06-09
   days on market $309,900 Active 17 DOM
8. 2026-06-08
   status $309,900 Active 16 DOM
9. 2026-05-01
   status Pending
10. 2026-04-13
    listed $309,900 Active
11. 2025-10-29
    status Pending
12. 2025-10-29
    historical
13. 2025-10-08
    listed Auction
14. 2020-09-16
    soldstatus $260,000
15. 2020-07-16
    soldstatus $260,000 Closed Sale 764-char remark

    Show marketing remark (764 chars)

    Absolutely pristine and totally updated Brook Hills townhome! Beautiful bamboo & hardwood floors throughout the first and second level. The family room is sure to impress with soaring 2 story ceilings & attractive brick fireplace with large hearth. Highly desirable first floor master suite which features en suite bath w/ whirlpool tub and large walk in closet. Massive 2nd floor loft offers many flexible uses, or convert into an additional bedroom. Additional bedroom and full bath on 2nd floor. Kitchen boasts vaulted ceilings and has an all stainless steel appliance package. Huge finished basement with 3rd bedroom, family room, bar, office and even an additional den! Nice concrete patio off in the backyard. Only steps away from discovery park!

16. 2020-06-07
    status Contingent 764-char remark

    Show marketing remark (764 chars)

    Absolutely pristine and totally updated Brook Hills townhome! Beautiful bamboo & hardwood floors throughout the first and second level. The family room is sure to impress with soaring 2 story ceilings & attractive brick fireplace with large hearth. Highly desirable first floor master suite which features en suite bath w/ whirlpool tub and large walk in closet. Massive 2nd floor loft offers many flexible uses, or convert into an additional bedroom. Additional bedroom and full bath on 2nd floor. Kitchen boasts vaulted ceilings and has an all stainless steel appliance package. Huge finished basement with 3rd bedroom, family room, bar, office and even an additional den! Nice concrete patio off in the backyard. Only steps away from discovery park!

17. 2020-06-03
    listed $256,900 New 764-char remark

    Show marketing remark (764 chars)

    Absolutely pristine and totally updated Brook Hills townhome! Beautiful bamboo & hardwood floors throughout the first and second level. The family room is sure to impress with soaring 2 story ceilings & attractive brick fireplace with large hearth. Highly desirable first floor master suite which features en suite bath w/ whirlpool tub and large walk in closet. Massive 2nd floor loft offers many flexible uses, or convert into an additional bedroom. Additional bedroom and full bath on 2nd floor. Kitchen boasts vaulted ceilings and has an all stainless steel appliance package. Huge finished basement with 3rd bedroom, family room, bar, office and even an additional den! Nice concrete patio off in the backyard. Only steps away from discovery park!

18. 2019-02-19
    soldstatus $233,000
19. 2019-02-06
    soldstatus $233,000 Closed Sale
20. 2018-12-27
    historical Contingent
21. 2018-12-26
    status Reactivated
22. 2018-12-22
    historical Contingent
23. 2018-12-18
    listed $234,900 New
24. 2013-06-27
    soldstatus $182,000
25. 2013-06-04
    soldstatus $182,000 Closed Sale
26. 2013-05-05
    historical Contingent
27. 2013-05-01
    listed $189,900 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: $6,757 · $563/mo
• Projected year-2 tax: $6,839 · $570/mo
• Expected delta: +$82/yr (+$7/mo · 1.2%)

ⓘ 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: $45,600
• − Mortgage interest: −$17,079
• − Property taxes: −$6,757
• − Insurance: −$1,524
• − Repairs & maintenance: −$3,648
• − Management: −$3,648
• − HOA: −$4,248
• − Depreciation: −$8,870
• Taxable loss: −$174
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $4,349/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

+63.2% since first listed

19 events — show timeline

• 2026-05-01 Pending — MRED as Distributed by MLS Grid
• 2026-04-13 Listed $309,900 MRED as Distributed by MLS Grid
• 2025-10-29 Pending — MRED as Distributed by MLS Grid
• 2025-10-29 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-08 Listed — MRED as Distributed by MLS Grid
• 2020-09-16 Sold (Public Records) $260,000 Public Records
• 2020-07-16 Sold (MLS) $260,000 MRED as Distributed by MLS Grid
• 2020-06-07 Pending — MRED as Distributed by MLS Grid
• 2020-06-03 Listed $256,900 MRED as Distributed by MLS Grid
• 2019-02-19 Sold (Public Records) $233,000 Public Records
• 2019-02-06 Sold (MLS) $233,000 MRED as Distributed by MLS Grid
• 2018-12-27 Contingent — MRED as Distributed by MLS Grid
• 2018-12-26 Relisted — MRED as Distributed by MLS Grid
• 2018-12-22 Contingent — MRED as Distributed by MLS Grid
• 2018-12-18 Listed $234,900 MRED as Distributed by MLS Grid
• 2013-06-27 Sold (Public Records) $182,000 Public Records
• 2013-06-04 Sold (MLS) $182,000 MRED as Distributed by MLS Grid
• 2013-05-05 Contingent — MRED as Distributed by MLS Grid
• 2013-05-01 Listed $189,900 MRED as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2023): $6,757 · -1.3% YoY. Source: county tax records.