15155 W Cyrus Dr · Manhattan, IL 60442

$315,000

3 bd · 2.5 ba · 1,701 sqft · Townhouse · 3 Days on market

Built 2020 6,000 sqft lot Est $304k · at est. $143/mo HOA · 5% 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 +11.4/30.0
• ARV discount +5.9/15.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Stonegate-Presented by Lennar--The Hottest Subdivision in the Southwest Burbs! Check out this Stunning 2 Story End Unit Duplex. 3 beds/2.5 baths plus loft! (Ready in November!). Deluxe Master Bath included! Buyer can pick out interior finishes! Our Everything's Included new duplexes include top of the line features! Our fully appointed kitchens include; quartz counter tops, farmhouse under mount sinks, Aristokraft cabinets and stainless steel GE appliances. Homes also feature; LED surface mounted lighting in the hallways and bedrooms, modern two panel interior doors and colonist trim, vinyl plank flooring in kitchen, foyer, bathrooms and laundry room, a garage door opener, 30 year architectural shingles and so much more, all of which are included with your new home at no extra cost. Plus, the new homes at Stonegate have WiFi CERTIFIED designation that keeps you connected and will be built with superior Smart Home Automation (Ring doorbell, Schlage Smartlock plus WiFi Thermostat!) Great location within Manhattan! Don't miss this fantastic opportunity! Stock photos are being used and may differ from home.

Key facts

• Quartz countertops
• Chef's kitchen
• Turn-key duplex

Tags

• TURN-KEY DUPLEX
• OPEN-CONCEPT MAIN LEVEL
• CHEF'S KITCHEN
• QUARTZ COUNTERTOPS
• CUSTOM ARISTOKRAFT CABINETS
• FARMHOUSE UNDERMOUNT SINK

Property features AI

Finance

• Other: Not currently leased; Ownership: Fee simple with homeowners association; School bus service and commuter train access; Subdivision: Stonegate; Directions available: Cedar Rd to Smith Rd to McCormick Way
• HOA & community: Monthly HOA fee of $110; HOA covers insurance, exterior maintenance, lawn care, and snow removal; Developer controls management; Park amenity; Pets allowed (cats and dogs permitted; max pet weight listed as 999); Master association fee $400 yearly; Special Service Area: Yes

Exterior

• Parking: Attached garage (garage owned) with garage door opener; Asphalt driveway; 2 total parking spaces, 2 garage spaces
• Security: CO detectors
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Attached single (1/2 duplex), end unit; Entry level: 1; Model: COURTNEY II
• Construction: Approximately 6–10 years old; Vinyl siding and brick exterior; Asphalt roof; Concrete perimeter foundation
• Exterior features: Patio; Landscaped lot

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eating area with breakfast bar; Pantry closet
• Bedrooms: 3 bedrooms (master and two additional bedrooms on the second floor)
• Flooring: Carpet in bedrooms and great room; Vinyl flooring in kitchen, dining area, and laundry
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; CO detectors
• Interior features: Walk-in closet(s); L-shaped dining room; 6 total rooms
• Laundry & utility: Upper-level, in-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $315k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (9.1% below list).
• Recommended offer: $286k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.6% in Manhattan — 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 69/100 on livability (#396 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute 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.
• Zoned schools: Wilson Creek Elem Sch (732 students, 0% FRL); Manhattan Jr High School (math 32% / reading 37%, grade F, #201 of 665 statewide, top 31%, 570 students, 0% FRL); Lincoln-Way East High School (math 46% / reading 53%, grade D, #44 of 693 statewide, top 7%, 2,749 students, 0% FRL).
• Market conditions: 117 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y 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 $197k; list at $315k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $286,295 (9.1% 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.91% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.93
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $304,479
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24754 S Mccormick Way	0.13mi	3/2.5	1,715 (+1%)	4mo	$312,950	$182	90
15020 W Quincy Cir	0.26mi	3/2.5	1,760 (+4%)	4mo	$290,000	$165	79
24949 Clare Cir	0.41mi	3/1.5	1,642 (-4%)	1mo	$268,000	$163	70
15352 Kenmare Cir	0.36mi	2/1.5 (-1)	1,642 (-4%)	2mo	$261,000	$159	67
15007 W Quincy Cir	0.30mi	2/2.5 (-1)	1,558 (-8%)	1mo	$288,500	$185	66
25109 Colligan St	0.54mi	3/2.5	1,629 (-4%)	2mo	$295,000	$181	66
25029 Clare Cir	0.43mi	3/1.5	1,611 (-5%)	3mo	$262,500	$163	65
25047 Clare Cir	0.48mi	3/2.5	1,556 (-8%)	1mo	$281,000	$181	62
15238 Kenmare Cir	0.29mi	3/1.5	1,510 (-11%)	2mo	$265,000	$175	62
25340 Colligan St	0.73mi	3/2.5	1,629 (-4%)	1mo	$311,500	$191	58
25116 Colligan St	0.57mi	2/1.5 (-1)	1,613 (-5%)	2mo	$289,000	$179	54
25109 Clare Cir	0.50mi	2/1.5 (-1)	1,520 (-11%)	3mo	$262,000	$172	47

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-57,727
• Equity at exit: $46,968

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-58,426
• Equity at exit: $27,235

Cash invested: $88,200 (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 60442

• Home prices YoY: -9.3%
• Active inventory: 117
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,863 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$443 /mo · $5,317/yr
• Insurance: −$131
• HOA: −$143
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $-107

Break-even live

Break-even rent $2,999

Max offer price $296,014

Occupancy floor 99%

Sensitivity live

Price	-10% $71	-5% $-18	+0% $-107	+5% $-197	+10% $-286
Rent	-10% $-334	-5% $-221	+0% $-107	+5% $6	+10% $119
Rate	-1.0pp $51	-0.5pp $-27	base $-107	+0.5pp $-189	+1.0pp $-272

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15030 W Cyrus Dr Manhattan, IL	3.0	2.5	1760	$2,900	$1.65	45d	1	0.07mi
15749 W Crobally Way Manhattan, IL	2.0	2.5	1508	$2,900	$1.92	46d	1	0.93mi
25273 Faraday Rd Manhattan, IL	2.0	1.5	1274	$2,250	$1.77	12d	1	1.17mi

HOA detail

• Monthly dues: $143 · $1,716/yr
• Likely covers: internet

Listing history 3 events

1. 2026-06-21
   days on market $315,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $315,000 Active 1 DOM

ⓘ 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: $5,317 · $443/mo
• Projected year-2 tax: $6,234 · $519/mo
• Expected delta: +$917/yr (+$76/mo · 17.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,355
• − Mortgage interest: −$17,645
• − Property taxes: −$5,317
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,748
• − Management: −$2,748
• − HOA: −$1,716
• − Depreciation: −$9,164
• Taxable loss: −$6,558
• Est. tax savings @ 24.0%: +$1,574
• After-tax cash flow: $284/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 — Manhattan

• Score: 69/100
• State rank: #396
• US rank: #8289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manhattan, IL
• City population: 13,467
• Population (ZIP): 13,467

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 (82%)
• Race & ethnicity: White 82% Two or more races 11% Hispanic / Latino 10% Black 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 15% Iranian 3% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 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: ▼ -23.77%
• Current HPI: 232.3641
• 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

-64.5% since first listed

14 events — show timeline

• 2026-06-18 Listed $315,000 MRED as Distributed by MLS Grid
• 2020-12-24 Sold (MLS) $197,365 MRED as Distributed by MLS Grid
• 2020-12-18 Sold (MLS) $209,975 MRED as Distributed by MLS Grid
• 2020-08-31 Pending — MRED as Distributed by MLS Grid
• 2020-08-19 Price Changed $199,365 MRED as Distributed by MLS Grid
• 2020-08-19 Price Changed $198,365 MRED as Distributed by MLS Grid
• 2020-08-18 Listing Removed — MRED as Distributed by MLS Grid
• 2020-08-18 Listed $209,975 MRED as Distributed by MLS Grid
• 2020-08-06 Listed $197,365 MRED as Distributed by MLS Grid
• 2019-09-26 Listing Removed — MRED as Distributed by MLS Grid
• 2019-09-26 Listing Removed — MRED as Distributed by MLS Grid
• 2019-02-14 Listed — MRED as Distributed by MLS Grid
• 2019-02-14 Listed — MRED as Distributed by MLS Grid
• 2018-06-26 Sold (Public Records) $886,474 Public Records

Property tax history

-2.1%/yr

Latest (2020): $5,317 · -66.4% YoY. Source: county tax records.