9307 Ethyl Ln · Tinley Park, IL 60487

$349,000

3 bd · 1.5 ba · 1,336 sqft · Other public records · 114 Days on market

Built 1960 0.30 ac lot

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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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home Priced to sell !! Larger than it Looks !! Very nicely updated home w/ neutral colors and Pergo floors. Very Large room sizes w/ full finished basement. Unique entry way with cute foyer. Huge wood deck, mature trees, just an absolute beautiful property for a great price. 12x12 Barn in backyard!! Hurry this is the one. Across from Park !!

Key facts

• Second kitchenette
• Bright white kitchen
• Oversized deck

Tags

• GENEROUSLY SIZED LOT
• BRIGHT WHITE KITCHEN
• FINISHED BASEMENT
• SECOND KITCHENETTE
• OVERSIZED DECK
• EXPANSIVE YARD

Property features AI

Finance

• Other: Lot dimensions approximately 73 x 158 (lot between 0.25 and 0.49 acre); Living area reported as estimated; Property not currently leased; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (garage owned) with two garage spaces; Asphalt driveway; Garage door opener
• Utilities: Water: Lake Michigan; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership
• Construction: Aluminum siding; Built before 1978
• Exterior features: Deck

Interior

• Kitchen: Main-level kitchen with eating area/table space; Basement secondary kitchen; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms total — primary bedroom on the main level; additional bedrooms on the second floor
• Flooring: Laminate flooring in multiple areas; Wood laminate in kitchen, living room and master bedroom; Parquet in family room; Carpet in upper-level bedrooms; Vinyl in basement kitchen
• Bathrooms: Two full bathrooms and one half bath; Separate shower
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; Finished full basement; Screens on windows; Seven total rooms; Basement kitchen (second kitchen in basement); Basement fireplace with gas log and gas starter
• Laundry & utility: In-unit laundry with gas dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $349k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $331k (5.2% below list).
• Recommended offer: $318k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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.
• Lincoln Way Chsd 210 (suburban): math 44% / reading 49% proficiency, ranked #60 of 620 in IL (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 52 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 2,028 units permitted in Will County in 2024 (530 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 $10k of value loss. Plan a longer hold.
• Will County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 2 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 $205k; list at $349k implies a 70% gain — meaningful room to come down on a strong offer.

Recommended offer $317,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 8.8

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-49,944
• Equity at exit: $52,037

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-34,671
• Equity at exit: $30,175

Cash invested: $97,720 (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: 52
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,308 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$536 /mo · $6,432/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$695
• Net cashflow: $102

Break-even live

Break-even rent $3,179

Max offer price $349,000

Occupancy floor 92%

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9264 Windsor Pkwy Tinley Park, IL	3.0	2.0	1800	$3,200	$1.78	1d	1	1.08mi
9234 Windsor Pkwy Tinley Park, IL	3.0	2.0	1800	$3,200	$1.78	15d	1	1.19mi
9407 Elm Ave Mokena, IL	3.0	1.5	1400	$3,500	$2.50	5d	1	1.29mi

Listing history 20 events

1. 2026-06-18
   days on market $349,000 Active 114 DOM
2. 2026-06-17
   days on market $349,000 Active 113 DOM
3. 2026-06-16
   days on market $349,000 Active 112 DOM
4. 2026-06-15
   days on market $349,000 Active 111 DOM
5. 2026-06-13
   days on market $349,000 Active 109 DOM
6. 2026-06-13
   days on market $349,000 Active 108 DOM
7. 2026-06-09
   days on market $349,000 Active 105 DOM
8. 2026-06-08
   days on market $349,000 Active 104 DOM
9. 2026-06-07
   days on market $349,000 Active 103 DOM
10. 2026-06-04
    days on market $349,000 Active 100 DOM
11. 2026-06-03
    days on market $349,000 Active 99 DOM
12. 2026-06-02
    days on market $349,000 Active 98 DOM
13. 2026-06-01
    days on market $349,000 Active 97 DOM
14. 2026-05-31
    days on market $349,000 Active 96 DOM
15. 2026-02-24
    listed $349,000 Active
16. 2007-06-04
    soldstatus $205,000
17. 2007-05-24
    soldstatus $205,000 344-char remark

    Show marketing remark (344 chars)

    Home Priced to sell !! Larger than it Looks !! Very nicely updated home w/ neutral colors and Pergo floors. Very Large room sizes w/ full finished basement. Unique entry way with cute foyer. Huge wood deck, mature trees, just an absolute beautiful property for a great price. 12x12 Barn in backyard!! Hurry this is the one. Across from Park !!

18. 2007-03-23
    historical 344-char remark

    Show marketing remark (344 chars)

    Home Priced to sell !! Larger than it Looks !! Very nicely updated home w/ neutral colors and Pergo floors. Very Large room sizes w/ full finished basement. Unique entry way with cute foyer. Huge wood deck, mature trees, just an absolute beautiful property for a great price. 12x12 Barn in backyard!! Hurry this is the one. Across from Park !!

19. 2007-03-13
    listed $219,900 344-char remark

    Show marketing remark (344 chars)

    Home Priced to sell !! Larger than it Looks !! Very nicely updated home w/ neutral colors and Pergo floors. Very Large room sizes w/ full finished basement. Unique entry way with cute foyer. Huge wood deck, mature trees, just an absolute beautiful property for a great price. 12x12 Barn in backyard!! Hurry this is the one. Across from Park !!

20. 1990-03-30
    soldstatus $85,000

ⓘ 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: $6,432 · $536/mo
• Projected year-2 tax: $7,177 · $598/mo
• Expected delta: +$745/yr (+$62/mo · 11.6%)

ⓘ 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 ≥103°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: $39,701
• − Mortgage interest: −$19,549
• − Property taxes: −$6,432
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,176
• − Management: −$3,176
• − Depreciation: −$10,153
• Taxable loss: −$4,530
• Est. tax savings @ 24.0%: +$1,087
• After-tax cash flow: $2,312/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: Lincoln Way Chsd 210
• NCES district ID: 1723070
• Math proficiency: 44% ▼ -13.00%
• Reading proficiency: 49% ▼ -9.00%
• Median HH income: $86,879
• Composite: 43.4/100
• National rank: #3019
• State rank: #60 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
• City population: 35,976
• Population (ZIP): 25,881

Population outlook (Will County) Hauer SSP2

• Today (2025): 705,368 people
• By 2030: 708,154 · +0.4%
• By 2040: 702,692 · -0.4%
• By 2050: 680,249 · -3.6%
• By 2075: 611,990 · -13.2%
• By 2100: 516,215 · -26.8%

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 · Will

• 2024 margin: Toss-up / Even · D 50.1% · R 48.5% · Other 1.4%
• 2008→2024 swing: -11.6pp toward R · 2008: 13.2pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+8.3 2016: D+5.7 2012: D+3.7 2008: D+13.2

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

+310.6% since first listed

6 events — show timeline

• 2026-02-24 Listed $349,000 MRED as Distributed by MLS Grid
• 2007-06-04 Sold (Public Records) $205,000 Public Records
• 2007-05-24 Sold (MLS) $205,000 MRED as Distributed by MLS Grid
• 2007-03-23 Listing Removed — MRED as Distributed by MLS Grid
• 2007-03-13 Listed $219,900 MRED as Distributed by MLS Grid
• 1990-03-30 Sold (Public Records) $85,000 Public Records

Property tax history

+3.3%/yr

Latest (2024): $6,432 · -4.1% YoY. Source: county tax records.