17833 Maine Ct · Orland Park, IL 60467

$300,000

2 bd · 2.0 ba · 1,400 sqft · Townhouse · 18 Days on market

Built 1994 Est $300k · at est. $242/mo HOA · 8% 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 +12.0/30.0
• ARV discount +7.4/15.0
• 1% rule +4.5/10.0
• Livability +4.2/5.0
• DSCR +3.6/10.0
• 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

BEAUTIFUL WELL-MAINTAINED BRICH RANCH W/2 CAR ATTH GAR. CONVENIENCE AWAITS,WALK INTO THE KITCHEN W/GROCERIES FROM GAR. SPACIOUS LIV RM/FORMAL DIN RM, LARGE EAT-IN KITCHEN FULLY APPLIANCED, MASTER BR W/BATH, LARGE 2ND BR, MAIN LVL LAUNDRY. NO STAIRS!!! GREAT COMPLEX. CLOSE TO GOLF COURSES,METRA,RESTAURANTS,SHOPPING, I-80,355, & LAGRANGE RD. NO COS. IMMED OCCUPANCY. SELLER WILL CONSIDER ALL OFFERS!!!

Key facts

• Hardwood flooring
• Double closets
• Courtyard views

Tags

• DOUBLE CLOSETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• HARDWOOD FLOORING
• COURTYARD VIEWS
• AMPLE GUEST PARKING

Property features AI

Finance

• Other: Part of a 4-unit building; Common parking and common grounds; Nearby commuter train and school bus service
• HOA & community: Monthly association fee of $242; HOA covers insurance, exterior maintenance, lawn care and snow removal; Self-managed association; Pets allowed (cats and dogs), max pet weight ~15 lbs

Exterior

• Parking: 2-car garage (attached) with garage door opener; Total of 4 parking spaces including off-site/unassigned spaces; Asphalt drive/parking areas; Owned garage
• Utilities: Water: Lake Michigan; Public sewer
• Home design: Attached single-family condo; Townhouse-ranch style; Single-level entry (entry level 1); Model: CROWN
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built roughly 31–40 years ago
• Exterior features: Front porch; Landscaped common grounds

Interior

• Kitchen: Granite counters; Eating area / breakfast bar; Pantry closet; Range; Microwave; Dishwasher; Refrigerator; Disposal
• Bedrooms: Master bedroom on main level with full bath; Additional bedrooms (2 more) on main level
• Flooring: Hardwood floors in main living areas and bedrooms; Laminate/wood flooring also present; Luxury vinyl in laundry
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom and full bath; Granite counters; L-shaped dining area; 5 total rooms
• Laundry & utility: Main level laundry with washer hookup, gas dryer hookup and utility sink; Washer and dryer included

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-70 ($-835/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (4.9% below list).
• Recommended offer: $285k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 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 18 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $139k; list at $300k implies a 116% gain — meaningful room to come down on a strong offer.

Recommended offer $285,401 (4.9% 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. 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: 0.95% ✗
• Cap rate: 6.01%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $299,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17833 Maine Ct	0.00mi	2/2.0	1,400 (0%)	0mo	$300,000	$214	100
17709 Pennsylvania Ct	0.18mi	2/2.0	1,400 (0%)	1mo	$310,000	$221	91
10815 Minnesota Ct #10815	0.21mi	2/2.0	1,400 (0%)	3mo	$290,000	$207	88
11101 Louetta Ln	0.25mi	2/2.0	1,400 (0%)	6mo	$335,000	$239	83
11011 New Mexico Ct #11011	0.10mi	2/2.0	1,500 (+7%)	4mo	$330,000	$220	80
17828 Bernard Dr Unit 1A	0.09mi	2/2.0	1,250 (-11%)	1mo	$250,000	$200	77
17722 Rhode Island Ct	0.16mi	2/2.0	1,500 (+7%)	8mo	$335,000	$223	74
17754 Bernard Dr Unit 2C	0.12mi	2/2.0	1,250 (-11%)	8mo	$224,000	$179	70
17844 Columbus Ct	0.33mi	2/2.0	1,500 (+7%)	9mo	$345,000	$230	66
11535 Settlers Pond Way Unit 3A	0.71mi	2/2.0	1,600 (+14%)	1mo	$309,000	$193	42
17950 Settlers Pond Way Unit 3B	0.66mi	2/2.0	1,600 (+14%)	4mo	$274,900	$172	42
11535 Settlers Pond Way Unit 1C	0.71mi	2/2.0	1,600 (+14%)	9mo	$284,500	$178	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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-52,850
• Equity at exit: $44,731

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-50,928
• Equity at exit: $25,939

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: 119
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,854 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$384 /mo · $4,609/yr
• Insurance: −$125
• HOA: −$242
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $-70

Break-even live

Break-even rent $2,942

Max offer price $287,702

Occupancy floor 97%

Sensitivity live

Price	-10% $100	-5% $15	+0% $-70	+5% $-155	+10% $-239
Rent	-10% $-295	-5% $-182	+0% $-70	+5% $43	+10% $156
Rate	-1.0pp $81	-0.5pp $7	base $-70	+0.5pp $-147	+1.0pp $-226

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: —

HOA detail

• Monthly dues: $242 · $2,904/yr

Listing history 24 events

1. 2026-06-10
   status $300,000 Pending 18 DOM
2. 2026-06-09
   days on market $300,000 Contingent - Continue to Show 18 DOM
3. 2026-06-08
   days on market $300,000 Contingent - Continue to Show 17 DOM
4. 2026-06-07
   days on market $300,000 Contingent - Continue to Show 16 DOM
5. 2026-06-04
   days on market $300,000 Contingent - Continue to Show 13 DOM
6. 2026-06-03
   days on market $300,000 Contingent - Continue to Show 12 DOM
7. 2026-06-02
   days on market $300,000 Contingent - Continue to Show 11 DOM
8. 2026-06-01
   days on market $300,000 Contingent - Continue to Show 10 DOM
9. 2026-05-31
   days on market $300,000 Contingent - Continue to Show 9 DOM
10. 2026-05-22
    listed $300,000 Active
11. 2026-05-11
    historical
12. 2026-05-02
    historical Contingent - Continue to Show
13. 2026-04-29
    price
14. 2026-04-29
    price
15. 2026-04-24
    listed Active
16. 2012-10-12
    soldstatus $139,000
17. 2012-09-19
    soldstatus $139,000 Closed Sale 408-char remark

    Show marketing remark (408 chars)

    BEAUTIFUL WELL-MAINTAINED BRICH RANCH W/2 CAR ATTH GAR. CONVENIENCE AWAITS,WALK INTO THE KITCHEN W/GROCERIES FROM GAR. SPACIOUS LIV RM/FORMAL DIN RM, LARGE EAT-IN KITCHEN FULLY APPLIANCED, MASTER BR W/BATH, LARGE 2ND BR, MAIN LVL LAUNDRY. NO STAIRS!!! GREAT COMPLEX. CLOSE TO GOLF COURSES,METRA,RESTAURANTS,SHOPPING, I-80,355, & LAGRANGE RD. NO COS. IMMED OCCUPANCY. SELLER WILL CONSIDER ALL OFFERS!!!

18. 2012-08-18
    historical Contingent 408-char remark

    Show marketing remark (408 chars)

    BEAUTIFUL WELL-MAINTAINED BRICH RANCH W/2 CAR ATTH GAR. CONVENIENCE AWAITS,WALK INTO THE KITCHEN W/GROCERIES FROM GAR. SPACIOUS LIV RM/FORMAL DIN RM, LARGE EAT-IN KITCHEN FULLY APPLIANCED, MASTER BR W/BATH, LARGE 2ND BR, MAIN LVL LAUNDRY. NO STAIRS!!! GREAT COMPLEX. CLOSE TO GOLF COURSES,METRA,RESTAURANTS,SHOPPING, I-80,355, & LAGRANGE RD. NO COS. IMMED OCCUPANCY. SELLER WILL CONSIDER ALL OFFERS!!!

19. 2012-06-14
    listed $149,900 New 408-char remark

    Show marketing remark (408 chars)

    BEAUTIFUL WELL-MAINTAINED BRICH RANCH W/2 CAR ATTH GAR. CONVENIENCE AWAITS,WALK INTO THE KITCHEN W/GROCERIES FROM GAR. SPACIOUS LIV RM/FORMAL DIN RM, LARGE EAT-IN KITCHEN FULLY APPLIANCED, MASTER BR W/BATH, LARGE 2ND BR, MAIN LVL LAUNDRY. NO STAIRS!!! GREAT COMPLEX. CLOSE TO GOLF COURSES,METRA,RESTAURANTS,SHOPPING, I-80,355, & LAGRANGE RD. NO COS. IMMED OCCUPANCY. SELLER WILL CONSIDER ALL OFFERS!!!

20. 2012-06-14
    historical

    Show marketing remark (408 chars)

    BEAUTIFUL WELL-MAINTAINED BRICH RANCH W/2 CAR ATTH GAR. CONVENIENCE AWAITS,WALK INTO THE KITCHEN W/GROCERIES FROM GAR. SPACIOUS LIV RM/FORMAL DIN RM, LARGE EAT-IN KITCHEN FULLY APPLIANCED, MASTER BR W/BATH, LARGE 2ND BR, MAIN LVL LAUNDRY. NO STAIRS!!! GREAT COMPLEX. CLOSE TO GOLF COURSES,METRA,RESTAURANTS,SHOPPING, I-80,355, & LAGRANGE RD. NO COS. IMMED OCCUPANCY. SELLER WILL CONSIDER ALL OFFERS!!!

21. 2012-03-01
    price Price Change
22. 2011-10-20
    price Price Change
23. 2011-10-09
    price Price Change
24. 2011-09-14
    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: $4,609 · $384/mo
• Projected year-2 tax: $5,709 · $476/mo
• Expected delta: +$1,101/yr (+$92/mo · 23.9%)

ⓘ 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 1/10 Low
• 🌡 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: $34,248
• − Mortgage interest: −$16,805
• − Property taxes: −$4,609
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,740
• − Management: −$2,740
• − HOA: −$2,904
• − Depreciation: −$8,727
• Taxable loss: −$5,776
• Est. tax savings @ 24.0%: +$1,386
• After-tax cash flow: $551/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

+100.1% since first listed

15 events — show timeline

• 2026-05-22 Listed $300,000 MRED as Distributed by MLS Grid
• 2026-05-11 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-02 Contingent — MRED as Distributed by MLS Grid
• 2026-04-29 Price Changed — MRED as Distributed by MLS Grid
• 2026-04-29 Price Changed — MRED as Distributed by MLS Grid
• 2026-04-24 Listed — MRED as Distributed by MLS Grid
• 2012-10-12 Sold (Public Records) $139,000 Public Records
• 2012-09-19 Sold (MLS) $139,000 MRED as Distributed by MLS Grid
• 2012-08-18 Contingent — MRED as Distributed by MLS Grid
• 2012-06-14 Listed $149,900 MRED as Distributed by MLS Grid
• 2012-06-14 Listing Removed — MRED as Distributed by MLS Grid
• 2012-03-01 Price Changed — MRED as Distributed by MLS Grid
• 2011-10-20 Price Changed — MRED as Distributed by MLS Grid
• 2011-10-09 Price Changed — MRED as Distributed by MLS Grid
• 2011-09-14 Listed — MRED as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2023): $4,609 · +37.4% YoY. Source: county tax records.