15834 Orlan Brook Dr Unit 3W · Orland Park, IL 60462

$179,900

2 bd · 1.0 ba · 1,000 sqft · Condo · 100 Days on market

Built 1978 $250/mo HOA · 11% 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 +20.3/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +6.4/10.0
• 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

Rarely available unit in prime Orland Park. Beautiful brick flexicore building nestled in stunning park-like settings. Walk to shopping, restaurants, parks, public transportation. Immediate occupancy. Won't last. Easy to show. Per seller, unit can be rented, a community laundry room is on the premises, but a W/D hookup can be installed in the unit.

Key facts

• Walking to shopping
• Park-like setting
• $250 HOA

Tags

• BRICK FLEXICORE BUILDING
• PARK-LIKE SETTING
• WALKING TO SHOPPING
• COMMUNITY LAUNDRY ROOM

Property features AI

Finance

• Other: Part of a 6-unit building
• Financial info: Special service area: No
• HOA & community: Monthly association fee of $250; Association fee includes heat, water, gas, parking, insurance, exterior maintenance, lawn care, trash service, and snow removal; Association amenities include coin laundry; Manager off-site; Pets allowed (cats and dogs) with max pet weight around 20 lbs

Exterior

• Parking: 2 assigned parking spaces on asphalt
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single — condo; Third-floor entry level; Condo ownership; Currently leased
• Construction: Brick construction; Estimated building age: 41–50 years
• Exterior features: Balcony; Common grounds; Mature trees

Interior

• Kitchen: Kitchen on main level (approx. 10 x 10)
• Bedrooms: Master bedroom on main level (approx. 14 x 11); Second bedroom on main level (approx. 12 x 11)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall-mounted cooling units
• Interior features: 5 total rooms; L-shaped dining room; Balcony (listed under exterior but accessible from unit)
• Laundry & utility: Common area laundry; Laundry room in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Rents soft (-0.2%/yr); 106 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $116k; list at $180k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.21% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.59×
• Total profit: $-20,703
• Equity at exit: $26,824

10-year hold

• IRR: -8.8%
• Equity multiple: 0.54×
• Total profit: $-23,107
• Equity at exit: $15,554

Cash invested: $50,372 (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 60462

• Rents YoY: -0.2%
• Active inventory: 106
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,181 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$250
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $230

Break-even live

Break-even rent $1,890

Max offer price $179,900

Occupancy floor 84%

Sensitivity live

Price	-10% $354	-5% $292	+0% $230	+5% $168	+10% $106
Rent	-10% $58	-5% $144	+0% $230	+5% $316	+10% $402
Rate	-1.0pp $321	-0.5pp $276	base $230	+0.5pp $183	+1.0pp $136

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15834 Orlan Brook Dr Unit 3E Orland Park, IL	2.0	1.0	1000	$1,800	$1.80	18d	1	0.02mi
15826 Farm Hill Dr Orland Park, IL	3.0	1.5	1500	$2,500	$1.67	11d	1	0.15mi
15502 Orlan Brook Dr #222 Orland Park, IL	2.0	2.0	1069	$2,700	$2.53	25d	1	0.37mi
15502 Orlan Brook Dr #222 Orland Park, IL	2.0	2.0	1069	$2,500	$2.34	8d	1	0.37mi
16180 Apple Ln #2 Tinley Park, IL	3.0	2.5	1250	$2,900	$2.32	6d	1	0.45mi
16450 Cherry Hill Ave Tinley Park, IL	3.0	2.0	1370	$3,100	$2.26	8d	1	0.82mi
9309 Wherry Ln Orland Park, IL	2.0	2.5	1500	$2,525	$1.68	25d	1	0.88mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $179,900 Active 100 DOM
2. 2026-06-18
   days on market $179,900 Active 97 DOM
3. 2026-06-17
   price $179,900 Active 96 DOM
4. 2026-06-17
   status $184,900 Active 96 DOM
5. 2026-06-17
   days on market $184,900 Contingent - Continue to Show 96 DOM
6. 2026-06-16
   days on market $184,900 Contingent - Continue to Show 95 DOM
7. 2026-06-15
   days on market $184,900 Contingent - Continue to Show 94 DOM
8. 2026-06-13
   statusdays on market $184,900 Contingent - Continue to Show 92 DOM
9. 2026-06-09
   days on market $184,900 Active 88 DOM
10. 2026-06-08
    days on market $184,900 Active 87 DOM
11. 2026-06-07
    days on market $184,900 Active 86 DOM
12. 2026-06-04
    days on market $184,900 Active 83 DOM
13. 2026-06-03
    days on market $184,900 Active 82 DOM
14. 2026-06-02
    days on market $184,900 Active 81 DOM
15. 2026-06-01
    days on market $184,900 Active 80 DOM
16. 2026-05-31
    days on market $184,900 Active 79 DOM
17. 2026-05-11
    price $184,900
18. 2026-03-13
    listed $189,900 Active
19. 2023-10-24
    historical $1,550
20. 2023-10-10
    listed $1,550
21. 2021-07-30
    soldstatus $116,000 Closed 350-char remark

    Show marketing remark (350 chars)

    Rarely available unit in prime Orland Park. Beautiful brick flexicore building nestled in stunning park-like settings. Walk to shopping, restaurants, parks, public transportation. Immediate occupancy. Won't last. Easy to show. Per seller, unit can be rented, a community laundry room is on the premises, but a W/D hookup can be installed in the unit.

22. 2021-07-28
    status Pending 350-char remark

    Show marketing remark (350 chars)

    Rarely available unit in prime Orland Park. Beautiful brick flexicore building nestled in stunning park-like settings. Walk to shopping, restaurants, parks, public transportation. Immediate occupancy. Won't last. Easy to show. Per seller, unit can be rented, a community laundry room is on the premises, but a W/D hookup can be installed in the unit.

23. 2021-07-14
    status Active Under Contract 350-char remark

    Show marketing remark (350 chars)

    Rarely available unit in prime Orland Park. Beautiful brick flexicore building nestled in stunning park-like settings. Walk to shopping, restaurants, parks, public transportation. Immediate occupancy. Won't last. Easy to show. Per seller, unit can be rented, a community laundry room is on the premises, but a W/D hookup can be installed in the unit.

24. 2021-06-09
    status Contingent 350-char remark

    Show marketing remark (350 chars)

    Rarely available unit in prime Orland Park. Beautiful brick flexicore building nestled in stunning park-like settings. Walk to shopping, restaurants, parks, public transportation. Immediate occupancy. Won't last. Easy to show. Per seller, unit can be rented, a community laundry room is on the premises, but a W/D hookup can be installed in the unit.

25. 2021-05-24
    listed $120,000 New 350-char remark

    Show marketing remark (350 chars)

    Rarely available unit in prime Orland Park. Beautiful brick flexicore building nestled in stunning park-like settings. Walk to shopping, restaurants, parks, public transportation. Immediate occupancy. Won't last. Easy to show. Per seller, unit can be rented, a community laundry room is on the premises, but a W/D hookup can be installed in the unit.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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

Taxation est. · year 1

• Rental income: $26,177
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − HOA: −$3,000
• − Depreciation: −$5,233
• Taxable income: $80
• Est. tax owed @ 24.0%: −$19
• After-tax cash flow: $2,742/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
• County: Cook County · 4,486,803 people
• City population: 41,456
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 41,456
• Household income: $96,526
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 668.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 8% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 7% Cuban 2%
• Common ancestry: Romanian 17% Armenian 2% Iranian 2%
• Foreign-born: 16% · Canada, South Korea
• Languages at home: 73% English-only · Spanish 7% Arabic 7% Russian/Polish/Slavic 6%

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: ▼ -198.71%
• Current HPI: 203.5329
• Rent YoY: ▼ -0.17%
• 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

+54.1% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $184,900 MRED as Distributed by MLS Grid
• 2026-03-13 Listed $189,900 MRED as Distributed by MLS Grid
• 2023-10-24 Rental Removed $1,550 MRED
• 2023-10-10 Listed for Rent $1,550 MRED
• 2021-07-30 Sold (MLS) $116,000 MRED as Distributed by MLS Grid
• 2021-07-28 Pending — MRED as Distributed by MLS Grid
• 2021-07-14 Pending — MRED as Distributed by MLS Grid
• 2021-06-09 Pending — MRED as Distributed by MLS Grid
• 2021-05-24 Listed $120,000 MRED as Distributed by MLS Grid