7934 164th Pl #7934 · Tinley Park, IL 60477

$219,000

3 bd · 1.0 ba · 1,000 sqft · Condo · 63 Days on market

$244/mo HOA · 10% 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 +19.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +6.2/10.0
• Livability +3.7/5.0
• 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

DESIRABLE 1ST FLOOR 3 BEDROOM, 1 BATH CONDO WITH ATTACHED 1 CAR GARAGE. SPACIOUS LAYOUT INCLUDES NEW KITCHEN CABINETS/COUNTERTOPS/HARDWARE AND FIXTURES. NEWER FURNACE. EASTERN EXPOSURE W/JULIET BALCONY IN LIVING ROOM. PROPERTY IS VERY MODERN AND MOVE-IN READY!

Key facts

• $244 HOA
• Garage
• Listed 63 days

Property features AI

Finance

• Other: Four-unit building; Not currently leased; Built before 1978: No
• HOA & community: Monthly association fee of $244; HOA covers insurance, exterior maintenance, lawn care, and snow removal; Pets allowed (cats and dogs permitted)

Exterior

• Parking: Attached garage (1 garage space); Two total parking spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Attached single (condo); Entry level: 1
• Construction: Vinyl siding
• Exterior features: Common lot/grounds

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eating area / table space
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet in living room and bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Five total rooms
• Laundry & utility: Washer; Dryer; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $206k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• 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: 151 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).
• This rent runs 32% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $104k; list at $219k implies a 112% gain — meaningful room to come down on a strong offer.

Recommended offer $205,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.16% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 7.2

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-19,478
• Equity at exit: $32,654

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $4,176
• Equity at exit: $18,935

Cash invested: $61,320 (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 60477

• Active inventory: 151
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,539 high
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$244
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $248

Break-even live

Break-even rent $2,225

Max offer price $219,000

Occupancy floor 85%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16450 Cherry Hill Ave Tinley Park, IL	3.0	2.0	1370	$3,100	$2.26	7d	1	0.84mi
16180 Apple Ln #2 Tinley Park, IL	3.0	2.5	1250	$2,900	$2.32	5d	1	0.86mi
15834 Orlan Brook Dr Unit 3E Orland Park, IL	2.0	1.0	1000	$1,800	$1.80	17d	1	1.18mi
16851 Harlem Ave Tinley Park, IL	1.0–2.0	1.0–2.0	857	$3,065	$3.58	1d	24	1.20mi
15826 Farm Hill Dr Orland Park, IL	3.0	1.5	1500	$2,500	$1.67	10d	1	1.31mi
15502 Orlan Brook Dr #222 Orland Park, IL	2.0	2.0	1069	$2,500	$2.34	7d	1	1.44mi
15502 Orlan Brook Dr #222 Orland Park, IL	2.0	2.0	1069	$2,700	$2.53	24d	1	1.44mi

HOA detail condo

• Monthly dues: $244 · $2,928/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $219,000 Active 63 DOM
2. 2026-06-17
   statusdays on market $219,000 Active 62 DOM
3. 2026-06-16
   days on market $219,000 Contingent - Continue to Show 61 DOM
4. 2026-06-15
   days on market $219,000 Contingent - Continue to Show 60 DOM
5. 2026-06-13
   statusdays on market $219,000 Contingent - Continue to Show 58 DOM
6. 2026-06-09
   days on market $219,000 Active 54 DOM
7. 2026-06-08
   days on market $219,000 Active 53 DOM
8. 2026-06-07
   days on market $219,000 Active 52 DOM
9. 2026-06-04
   days on market $219,000 Active 49 DOM
10. 2026-06-03
    days on market $219,000 Active 48 DOM
11. 2026-06-02
    days on market $219,000 Active 47 DOM
12. 2026-06-02
    price $219,000 Active 46 DOM
13. 2026-06-01
    days on market $225,000 Active 46 DOM
14. 2026-05-31
    days on market $225,000 Active 45 DOM
15. 2026-05-13
    price $225,000
16. 2026-04-23
    price $229,000
17. 2026-04-16
    listed $235,000 Active
18. 2016-06-13
    soldstatus $103,500 Closed Sale 260-char remark

    Show marketing remark (260 chars)

    DESIRABLE 1ST FLOOR 3 BEDROOM, 1 BATH CONDO WITH ATTACHED 1 CAR GARAGE. SPACIOUS LAYOUT INCLUDES NEW KITCHEN CABINETS/COUNTERTOPS/HARDWARE AND FIXTURES. NEWER FURNACE. EASTERN EXPOSURE W/JULIET BALCONY IN LIVING ROOM. PROPERTY IS VERY MODERN AND MOVE-IN READY!

19. 2016-05-02
    status Contingent (Do Not Show) 260-char remark

    Show marketing remark (260 chars)

    DESIRABLE 1ST FLOOR 3 BEDROOM, 1 BATH CONDO WITH ATTACHED 1 CAR GARAGE. SPACIOUS LAYOUT INCLUDES NEW KITCHEN CABINETS/COUNTERTOPS/HARDWARE AND FIXTURES. NEWER FURNACE. EASTERN EXPOSURE W/JULIET BALCONY IN LIVING ROOM. PROPERTY IS VERY MODERN AND MOVE-IN READY!

20. 2016-04-08
    listed $103,500 New 260-char remark

    Show marketing remark (260 chars)

    DESIRABLE 1ST FLOOR 3 BEDROOM, 1 BATH CONDO WITH ATTACHED 1 CAR GARAGE. SPACIOUS LAYOUT INCLUDES NEW KITCHEN CABINETS/COUNTERTOPS/HARDWARE AND FIXTURES. NEWER FURNACE. EASTERN EXPOSURE W/JULIET BALCONY IN LIVING ROOM. PROPERTY IS VERY MODERN AND MOVE-IN READY!

ⓘ 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: $30,469
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,438
• − Management: −$2,438
• − HOA: −$2,928
• − Depreciation: −$6,371
• Taxable loss: −$352
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $3,065/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 — 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
• County: Cook County · 4,486,803 people
• City population: 35,976
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 35,976
• Household income: $94,927
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 753.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Two or more races 9% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Romanian 14% Iranian 3% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 85% English-only · Spanish 6% Arabic 5% Other Indo-European 1%

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: ▼ -272.64%
• Current HPI: 190.7548
• Rent YoY: —
• 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

+117.4% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $225,000 MRED as Distributed by MLS Grid
• 2026-04-23 Price Changed $229,000 MRED as Distributed by MLS Grid
• 2026-04-16 Listed $235,000 MRED as Distributed by MLS Grid
• 2016-06-13 Sold (MLS) $103,500 MRED as Distributed by MLS Grid
• 2016-05-02 Pending — MRED as Distributed by MLS Grid
• 2016-04-08 Listed $103,500 MRED as Distributed by MLS Grid