9421 Lindsay St · Orland Hills, IL 60487

$279,999

2 bd · 2.5 ba · 1,474 sqft · Townhouse public records · 33 Days on market

Built 1997 Est $289k · at est. $184/mo HOA · 7% 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 +13.4/30.0
• ARV discount +8.9/15.0
• 1% rule +5.0/10.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• 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

Move right into this spacious 2 bed/2.5 bath townhome in prime Orland Hills location. The oversized family room and open floor plan is great for entertaining. Patio door leads to a deck in a private outdoor space. Kitchen has all new appliances and tons of cabinet and counter space. Master bedroom has vaulted ceilings, a walk-in closet, and a master bath complete with skylight and soaker tub. Second bedroom has its own private full bath! New in the last five years...kitchen appliances, hot water heater, dryer, and roof. Great schools, great locations....truly turn key and ready to make your dream home.

Key facts

• Walk-in closet
• Deck
• $184 HOA

Tags

• OPEN CONCEPT FLOOR PLAN
• OVERSIZED FAMILY ROOM
• WALK-IN CLOSET
• PRIVATE OUTDOOR SPACE
• DECK

Property features AI

Finance

• Other: Two-unit building (duplex/two-unit structure); Living area source: estimated; Not rebuilt or rehabbed; Special service area: No
• HOA & community: Monthly association fee of $184; Association covers insurance, exterior maintenance, lawn care, scavenger (trash) and snow removal; Manager off-site; Pets allowed (cats and dogs), max pet weight around 100 lbs

Exterior

• Parking: Attached garage with one garage space; Concrete driveway; Garage door opener
• Utilities: Water from Lake Michigan; Public sewer; 200+ amp electrical service with circuit breakers
• Home design: Attached single-family (townhouse, 2-story); Entry level: 1
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Estimated age: 26–30 years
• Exterior features: Common lot; Subdivision: Royal Ridge Estates

Interior

• Kitchen: Galley kitchen (14 x 8); Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on second floor (15 x 13) with full bath; Second bedroom on second floor (14 x 11); Two additional bedrooms (listed)
• Flooring: Laminate flooring in main living areas; Wood laminate in living and dining rooms; Carpet in bedrooms; Ceramic tile in kitchen
• Bathrooms: Two full bathrooms; One half bathroom; Garden tub
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Skylights; Five total rooms; Crawl space basement
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $4 ($47/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#73 in IL, #1,211 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, crime A-; Watch: commute D.
• 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: 53 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $168k; list at $280k implies a 67% gain — meaningful room to come down on a strong offer.

Recommended offer $271,599 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.00% ✓
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $288,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9404 Lindsay St	0.06mi	2/3.5	1,474 (0%)	5mo	$270,000	$183	89
16662 Seton Pl	0.10mi	2/2.0	1,445 (-2%)	8mo	$335,000	$232	83
9400 Lindsay St	0.07mi	2/2.5	1,609 (+9%)	0mo	$315,000	$196	81
9730 Koch Ct Unit 2F	0.56mi	2/2.0	1,500 (+2%)	1mo	$300,000	$200	68
16422 Sharon Ct	0.43mi	2/2.0	1,578 (+7%)	14mo	$305,000	$193	55
16601 Liberty Cir Unit M-A	0.57mi	2/2.0	1,400 (-5%)	12mo	$255,000	$182	54
9750 Koch Ct Unit 3E	0.61mi	2/2.0	1,415 (-4%)	14mo	$267,000	$189	51
9750 Koch Ct Unit 3H	0.61mi	2/2.0	1,400 (-5%)	13mo	$229,500	$164	51
17330 Carlyle Ct	0.74mi	2/2.0	1,338 (-9%)	4mo	$349,900	$262	44
9338 Meadowview Dr #9338	0.63mi	2/1.5	1,300 (-12%)	8mo	$260,000	$200	41
9298 Meadowview Dr	0.66mi	2/1.5	1,300 (-12%)	6mo	$232,000	$178	40
9424 174th St	0.73mi	2/2.0	1,338 (-9%)	14mo	$350,000	$262	36

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-44,913
• Equity at exit: $41,749

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-37,930
• Equity at exit: $24,209

Cash invested: $78,400 (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 60487

• Active inventory: 53
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,803 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$442 /mo · $5,301/yr
• Insurance: −$117
• HOA: −$184
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $4

Break-even live

Break-even rent $2,798

Max offer price $279,999

Occupancy floor 95%

Sensitivity live

Price	-10% $162	-5% $83	+0% $4	+5% $-75	+10% $-155
Rent	-10% $-218	-5% $-107	+0% $4	+5% $115	+10% $225
Rate	-1.0pp $145	-0.5pp $75	base $4	+0.5pp $-69	+1.0pp $-142

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16641 Liberty Cir Unit 2S Orland Park, IL	2.0	2.0	900	$2,650	$2.94	9d	1	0.55mi
16610 Liberty Cir Unit 1N Orland Park, IL	2.0	2.0	1200	$2,400	$2.00	0d	1	0.58mi
9234 Windsor Pkwy Tinley Park, IL	3.0	2.0	1800	$3,200	$1.78	16d	1	0.97mi
9264 Windsor Pkwy Tinley Park, IL	3.0	2.0	1800	$3,200	$1.78	3d	1	1.09mi
16450 Cherry Hill Ave Tinley Park, IL	3.0	2.0	1370	$3,100	$2.26	9d	1	1.14mi
16180 Apple Ln #2 Tinley Park, IL	3.0	2.5	1250	$2,900	$2.32	6d	1	1.31mi
15826 Farm Hill Dr Orland Park, IL	3.0	1.5	1500	$2,500	$1.67	12d	1	1.50mi

HOA detail

• Monthly dues: $184 · $2,208/yr
• Likely covers: water

Listing history 26 events

1. 2026-06-21
   days on market $279,999 Active 33 DOM
2. 2026-06-18
   price $279,999 Active 30 DOM
3. 2026-06-18
   days on market $289,999 Active 30 DOM
4. 2026-06-17
   days on market $289,999 Active 29 DOM
5. 2026-06-16
   days on market $289,999 Active 28 DOM
6. 2026-06-15
   days on market $289,999 Active 27 DOM
7. 2026-06-13
   pricedays on market $289,999 Active 25 DOM
8. 2026-06-09
   days on market $299,999 Active 21 DOM
9. 2026-06-08
   days on market $299,999 Active 20 DOM
10. 2026-06-07
    days on market $299,999 Active 19 DOM
11. 2026-06-04
    days on market $299,999 Active 16 DOM
12. 2026-06-03
    days on market $299,999 Active 15 DOM
13. 2026-06-02
    days on market $299,999 Active 14 DOM
14. 2026-06-01
    days on market $299,999 Active 13 DOM
15. 2026-05-31
    days on market $299,999 Active 12 DOM
16. 2026-05-19
    listed $299,999 Active
17. 2017-12-19
    soldstatus $167,500
18. 2017-12-14
    soldstatus $167,500 Closed Sale 611-char remark

    Show marketing remark (611 chars)

    Move right into this spacious 2 bed/2.5 bath townhome in prime Orland Hills location. The oversized family room and open floor plan is great for entertaining. Patio door leads to a deck in a private outdoor space. Kitchen has all new appliances and tons of cabinet and counter space. Master bedroom has vaulted ceilings, a walk-in closet, and a master bath complete with skylight and soaker tub. Second bedroom has its own private full bath! New in the last five years...kitchen appliances, hot water heater, dryer, and roof. Great schools, great locations....truly turn key and ready to make your dream home.

19. 2017-11-11
    status Contingent (Do Not Show) 611-char remark

    Show marketing remark (611 chars)

    Move right into this spacious 2 bed/2.5 bath townhome in prime Orland Hills location. The oversized family room and open floor plan is great for entertaining. Patio door leads to a deck in a private outdoor space. Kitchen has all new appliances and tons of cabinet and counter space. Master bedroom has vaulted ceilings, a walk-in closet, and a master bath complete with skylight and soaker tub. Second bedroom has its own private full bath! New in the last five years...kitchen appliances, hot water heater, dryer, and roof. Great schools, great locations....truly turn key and ready to make your dream home.

20. 2017-10-31
    listed $174,900 New 611-char remark

    Show marketing remark (611 chars)

    Move right into this spacious 2 bed/2.5 bath townhome in prime Orland Hills location. The oversized family room and open floor plan is great for entertaining. Patio door leads to a deck in a private outdoor space. Kitchen has all new appliances and tons of cabinet and counter space. Master bedroom has vaulted ceilings, a walk-in closet, and a master bath complete with skylight and soaker tub. Second bedroom has its own private full bath! New in the last five years...kitchen appliances, hot water heater, dryer, and roof. Great schools, great locations....truly turn key and ready to make your dream home.

21. 2011-12-12
    soldstatus $158,000
22. 2011-11-08
    soldstatus $158,000 Closed Sale 339-char remark

    Show marketing remark (339 chars)

    This conveniently located 2-story townhome with private yard features an open floor plan, kitchen with Silestone counters, both bedrooms have their own private full baths, bay window in dining room, laminate flooring on main level, and freshly painted throughout. Still time to choose your carpeting for both bedrooms! Carpeting allowance.

23. 2011-10-28
    status Pending 339-char remark

    Show marketing remark (339 chars)

    This conveniently located 2-story townhome with private yard features an open floor plan, kitchen with Silestone counters, both bedrooms have their own private full baths, bay window in dining room, laminate flooring on main level, and freshly painted throughout. Still time to choose your carpeting for both bedrooms! Carpeting allowance.

24. 2011-09-22
    historical Contingent 339-char remark

    Show marketing remark (339 chars)

    This conveniently located 2-story townhome with private yard features an open floor plan, kitchen with Silestone counters, both bedrooms have their own private full baths, bay window in dining room, laminate flooring on main level, and freshly painted throughout. Still time to choose your carpeting for both bedrooms! Carpeting allowance.

25. 2011-07-23
    price $159,900 Price Change 339-char remark

    Show marketing remark (339 chars)

    This conveniently located 2-story townhome with private yard features an open floor plan, kitchen with Silestone counters, both bedrooms have their own private full baths, bay window in dining room, laminate flooring on main level, and freshly painted throughout. Still time to choose your carpeting for both bedrooms! Carpeting allowance.

26. 2011-07-22
    listed $139,900 New 339-char remark

    Show marketing remark (339 chars)

    This conveniently located 2-story townhome with private yard features an open floor plan, kitchen with Silestone counters, both bedrooms have their own private full baths, bay window in dining room, laminate flooring on main level, and freshly painted throughout. Still time to choose your carpeting for both bedrooms! Carpeting allowance.

ⓘ 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: $5,301 · $442/mo
• Projected year-2 tax: $5,829 · $486/mo
• Expected delta: +$527/yr (+$44/mo · 9.9%)

ⓘ 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 2/10 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,641
• − Mortgage interest: −$15,684
• − Property taxes: −$5,301
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,691
• − Management: −$2,691
• − HOA: −$2,208
• − Depreciation: −$8,145
• Taxable loss: −$4,481
• Est. tax savings @ 24.0%: +$1,075
• After-tax cash flow: $1,122/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 Hills

• Score: 82/100
• State rank: #73
• US rank: #1211

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orland Hills, IL
• Population (ZIP): 25,881

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Black 7% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Romanian 15% Iranian 2% Armenian 1%
• Foreign-born: 10% · Canada
• Languages at home: 82% English-only · Arabic 7% Spanish 3% Other Indo-European 3%

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: ▼ -129.80%
• Current HPI: 181.7726
• 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

+114.4% since first listed

11 events — show timeline

• 2026-05-19 Listed $299,999 MRED as Distributed by MLS Grid
• 2017-12-19 Sold (Public Records) $167,500 Public Records
• 2017-12-14 Sold (MLS) $167,500 MRED as Distributed by MLS Grid
• 2017-11-11 Pending — MRED as Distributed by MLS Grid
• 2017-10-31 Listed $174,900 MRED as Distributed by MLS Grid
• 2011-12-12 Sold (Public Records) $158,000 Public Records
• 2011-11-08 Sold (MLS) $158,000 MRED as Distributed by MLS Grid
• 2011-10-28 Pending — MRED as Distributed by MLS Grid
• 2011-09-22 Contingent — MRED as Distributed by MLS Grid
• 2011-07-23 Price Changed $159,900 MRED as Distributed by MLS Grid
• 2011-07-22 Listed $139,900 MRED as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2023): $5,301 · -21.8% YoY. Source: county tax records.