15713 Orlan Brook Dr #98 · Orland Park, IL 60462

$214,500

2 bd · 1.5 ba · 1,200 sqft · Condo · 278 Days on market

Built 1980 $328/mo HOA · 15% 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 +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• DSCR +3.5/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Desirable 2nd floor condo with 2 bedrooms, 1.5 baths (including master bath). Plenty of storage space and a walk-in closet. Large living room/dining room area, huge outdoor balcony with additional attached storage room. In-unit laundry. Attached 1-car garage with opener (exterior access only) and one additional exterior parking space immediately in front of garage door. Homeowners have access to the community amenities, including indoor/outdoor pools, clubhouse and exercise room.

Key facts

• Clubhouse
• Walk-in closet
• Community amenities

Tags

• WALK-IN CLOSET
• HUGE OUTDOOR BALCONY
• IN-UNIT LAUNDRY
• COMMUNITY AMENITIES
• INDOOR OUTDOOR POOLS
• CLUBHOUSE

Property features AI

Finance

• Other: Building contains 4 units; Living area is estimated; Special service area: No
• HOA & community: Monthly association fee of $328; HOA covers water, parking, insurance, clubhouse, exercise facilities, pool, exterior maintenance, lawn care, and snow removal; Pets allowed (cats and dogs); maximum pet weight 25 lbs

Exterior

• Parking: Attached garage with garage door opener (1 garage space; 1 total parking); Asphalt driveway
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Attached single condo; Entry on second level; Rehab completed in 2025; Approximately 41–50 years old
• Construction: Brick construction
• Exterior features: Condo setting; Condominium development with commuter and interstate access

Interior

• Kitchen: Kitchen (second level) with ceramic tile flooring
• Bedrooms: Master bedroom (second level) with half bath; Second bedroom (second level)
• Flooring: Ceramic tile in the kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; Balcony/porch (second level)
• Laundry & utility: In-unit laundry (second level, 7 x 5)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $214k.

Deal economics

• At list price, monthly cash flow is $-55 ($-661/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (4.5% below list).
• Meets the 1% rule at list price ($2k rent vs $214k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 4.5% 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.
• Zoned schools: Carl Sandburg High School (math 41% / reading 45%, grade F, #72 of 693 statewide, top 10%, 2,894 students, 0% FRL).
• Market conditions: Rents soft (-0.2%/yr); 105 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $182k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $188,760 (12.0% 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. It's been on market 278 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 1.05% ✓
• Cap rate: 5.98%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 7.9

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: -22.3%
• Equity multiple: 0.26×
• Total profit: $-44,620
• Equity at exit: $31,983

10-year hold

• IRR: -30.0%
• Equity multiple: -0.13×
• Total profit: $-67,880
• Equity at exit: $18,546

Cash invested: $60,060 (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: 105
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,254 high
• Mortgage (P&I): −$1,125
• Tax from tax record: −$294 /mo · $3,525/yr
• Insurance: −$89
• HOA: −$328
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-55

Break-even live

Break-even rent $2,324

Max offer price $204,775

Occupancy floor 97%

Sensitivity live

Price	-10% $66	-5% $6	+0% $-55	+5% $-116	+10% $-176
Rent	-10% $-233	-5% $-144	+0% $-55	+5% $34	+10% $123
Rate	-1.0pp $53	-0.5pp $0	base $-55	+0.5pp $-111	+1.0pp $-167

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: $53,625
• Closing costs: $6,435
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	19d	1	0.13mi
15826 Farm Hill Dr Orland Park, IL	3.0	1.5	1500	$2,500	$1.67	12d	1	0.16mi
15502 Orlan Brook Dr #222 Orland Park, IL	2.0	2.0	1069	$2,500	$2.34	9d	1	0.23mi
15502 Orlan Brook Dr #222 Orland Park, IL	2.0	2.0	1069	$2,700	$2.53	26d	1	0.23mi
16180 Apple Ln #2 Tinley Park, IL	3.0	2.5	1250	$2,900	$2.32	7d	1	0.59mi
9309 Wherry Ln Orland Park, IL	2.0	2.5	1500	$2,525	$1.68	26d	1	0.84mi
16450 Cherry Hill Ave Tinley Park, IL	3.0	2.0	1370	$3,100	$2.26	9d	1	0.96mi
9119 Lincoln Ct #204 Orland Park, IL	2.0	2.0	1172	$1,995	$1.70	0d	1	1.16mi
7927 163rd Ct Tinley Park, IL	2.0	1.0	1000	$2,300	$2.30	0d	1	1.25mi

HOA detail condo

• Monthly dues: $328 · $3,936/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $214,500 Active 278 DOM
2. 2026-06-18
   days on market $214,500 Active 275 DOM
3. 2026-06-17
   pricedays on market $214,500 Active 274 DOM
4. 2026-06-16
   days on market $219,500 Active 273 DOM
5. 2026-06-15
   days on market $219,500 Active 272 DOM
6. 2026-06-13
   days on market $219,500 Active 270 DOM
7. 2026-06-09
   days on market $219,500 Active 266 DOM
8. 2026-06-08
   days on market $219,500 Active 265 DOM
9. 2026-06-07
   days on market $219,500 Active 264 DOM
10. 2026-06-04
    days on market $219,500 Active 261 DOM
11. 2026-06-03
    days on market $219,500 Active 260 DOM
12. 2026-06-02
    days on market $219,500 Active 259 DOM
13. 2026-06-01
    days on market $219,500 Active 258 DOM
14. 2026-05-31
    days on market $219,500 Active 257 DOM
15. 2026-03-23
    price $219,500
16. 2025-09-15
    listed $228,500 Active
17. 2025-07-15
    soldstatus $182,500
18. 2021-06-30
    soldstatus $140,000
19. 2020-12-29
    status Contingent (Do Not Show)
20. 2020-12-28
    historical
21. 2020-11-08
    listed New
22. 1989-05-17
    soldstatus $40,500
23. 1988-03-01
    soldstatus $75,000

ⓘ 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: $3,525 · $294/mo
• Projected year-2 tax: $4,197 · $350/mo
• Expected delta: +$672/yr (+$56/mo · 19.1%)

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

Taxation est. · year 1

• Rental income: $27,053
• − Mortgage interest: −$12,015
• − Property taxes: −$3,525
• − Insurance: −$1,072
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − HOA: −$3,936
• − Depreciation: −$6,240
• Taxable loss: −$4,065
• Est. tax savings @ 24.0%: +$976
• After-tax cash flow: $315/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

+192.7% since first listed

9 events — show timeline

• 2026-03-23 Price Changed $219,500 MRED as Distributed by MLS Grid
• 2025-09-15 Listed $228,500 MRED as Distributed by MLS Grid
• 2025-07-15 Sold (Public Records) $182,500 Public Records
• 2021-06-30 Sold (Public Records) $140,000 Public Records
• 2020-12-29 Pending — MRED as Distributed by MLS Grid
• 2020-12-28 Listing Removed — MRED as Distributed by MLS Grid
• 2020-11-08 Listed — MRED as Distributed by MLS Grid
• 1989-05-17 Sold (Public Records) $40,500 Public Records
• 1988-03-01 Sold (Public Records) $75,000 Public Records

Property tax history

+5.3%/yr

Latest (2023): $3,525 · +45.9% YoY. Source: county tax records.