7325 W Tiffany Dr Unit 1B · Orland Park, IL 60462

$164,808

1 bd · 1.0 ba · 980 sqft · Condo · 28 Days on market

Built 1980 $301/mo HOA · 16% of rent ↓ 7% since listing

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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 +18.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +5.8/10.0
• 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

Located in the heart of Orland Park, this highly desirable first-floor condo offers the convenience and accessibility that buyers are searching for. One of the standout features of this home is the ease of single-level living with no stairs to navigate, combined with the added comfort of having in-unit laundry - a feature not always found in condo living. Another rare and valuable feature is the dedicated extra-deep one-car garage, providing not only protected parking, but also additional storage space. The condo offers a spacious layout with great potential and is ready for your personal touch. While the kitchen could benefit from some updating, it presents an excellent opportunity to cust

Key facts

• Rentable property
• Extra deep garage
• First floor condo

Tags

• FIRST FLOOR CONDO
• IN UNIT LAUNDRY
• EXTRA DEEP GARAGE
• RENTABLE PROPERTY
• WALKING DISTANCE TO SHOPPING

Property features AI

Finance

• Other: School bus service, commuter bus and train access, and interstate access; Subdivision: Tiffany Manor; Location: Orland Park (township Orland)
• HOA & community: Monthly association fee of $301; Association covers water, insurance, exterior maintenance, lawn care, scavenger service, and snow removal; Association provides storage; Self-managed association; Pets allowed: cats and dogs with limits (max pet weight 30 lbs; number/size limits apply)

Exterior

• Parking: Detached garage (garage owned) with garage door opener; Asphalt parking; Total parking for 1 vehicle
• Utilities: Water: Lake Michigan; Public sewer; Electric with circuit breakers
• Home design: Attached single (condo); Condo ownership; Entry on level 1; Building is approximately 41–50 years old
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Building contains 12 units
• Exterior features: Balcony; Common grounds; Landscaped grounds

Interior

• Kitchen: Kitchen with eating area/table space and pantry; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level (16 x 10); Additional bedrooms (listed as Bedroom 2 and Bedroom 3)
• Flooring: Laminate flooring throughout; Ceramic tile in kitchen; Wood laminate in living room and master bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Electric baseboard heat; Wall air conditioning unit(s)
• Interior features: 1st-floor bedroom; 1st-floor full bath; Storage; Flexicore construction; Screens on windows
• Laundry & utility: Main-level laundry with washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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); 101 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 28 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; list at $165k implies a 109% gain — meaningful room to come down on a strong offer.

Recommended offer $162,335 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 7.4

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: -13.7%
• Equity multiple: 0.52×
• Total profit: $-21,997
• Equity at exit: $24,573

10-year hold

• IRR: -11.4%
• Equity multiple: 0.42×
• Total profit: $-26,765
• Equity at exit: $14,250

Cash invested: $46,146 (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: 101
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$864
• Tax from tax record: −$78 /mo · $935/yr
• Insurance: −$69
• HOA: −$301
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $157

Break-even live

Break-even rent $1,661

Max offer price $164,808

Occupancy floor 87%

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: $41,202
• Closing costs: $4,944
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16851 Harlem Ave Tinley Park, IL	1.0–2.0	1.0–2.0	857	$2,299	$2.68	1d	24	1.42mi

HOA detail condo

• Monthly dues: $301 · $3,612/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $164,808 Active 28 DOM
2. 2026-06-17
   days on market $164,808 Active 27 DOM
3. 2026-06-16
   days on market $164,808 Active 26 DOM
4. 2026-06-15
   days on market $164,808 Active 25 DOM
5. 2026-06-13
   pricedays on market $164,808 Active 23 DOM
6. 2026-06-09
   days on market $169,808 Active 19 DOM
7. 2026-06-08
   days on market $169,808 Active 18 DOM
8. 2026-06-07
   days on market $169,808 Active 17 DOM
9. 2026-06-04
   days on market $169,808 Active 14 DOM
10. 2026-06-03
    days on market $169,808 Active 13 DOM
11. 2026-06-02
    days on market $169,808 Active 12 DOM
12. 2026-06-02
    price $169,808 Active 11 DOM
13. 2026-06-01
    days on market $179,808 Active 11 DOM
14. 2026-05-31
    days on market $179,808 Active 10 DOM
15. 2026-05-21
    listed $179,808 Active
16. 2017-08-18
    soldstatus $79,000
17. 2010-09-22
    historical
18. 2010-09-09
    price Price Change
19. 2010-09-03
    price Price Change
20. 2010-08-27
    price Price Change
21. 2010-08-13
    price Price Change
22. 2010-07-27
    price Price Change
23. 2010-07-02
    listed New
24. 2010-03-02
    historical
25. 2009-11-14
    price Price Change
26. 2009-09-02
    listed New
27. 2009-09-01
    historical
28. 2009-07-17
    price Price Change
29. 2009-06-17
    price
30. 2009-06-08
    listed
31. 2003-07-21
    soldstatus $194,000

ⓘ 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: $935 · $78/mo
• Projected year-2 tax: $2,338 · $195/mo
• Expected delta: +$1,403/yr (+$117/mo · 150.0%)

ⓘ 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 ≥101°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: $22,318
• − Mortgage interest: −$9,232
• − Property taxes: −$935
• − Insurance: −$824
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − HOA: −$3,612
• − Depreciation: −$4,794
• Taxable loss: −$650
• Est. tax savings @ 24.0%: +$156
• After-tax cash flow: $2,045/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

-7.3% since first listed

17 events — show timeline

• 2026-05-21 Listed $179,808 MRED as Distributed by MLS Grid
• 2017-08-18 Sold (Public Records) $79,000 Public Records
• 2010-09-22 Listing Removed — MRED as Distributed by MLS Grid
• 2010-09-09 Price Changed — MRED as Distributed by MLS Grid
• 2010-09-03 Price Changed — MRED as Distributed by MLS Grid
• 2010-08-27 Price Changed — MRED as Distributed by MLS Grid
• 2010-08-13 Price Changed — MRED as Distributed by MLS Grid
• 2010-07-27 Price Changed — MRED as Distributed by MLS Grid
• 2010-07-02 Listed — MRED as Distributed by MLS Grid
• 2010-03-02 Listing Removed — MRED as Distributed by MLS Grid
• 2009-11-14 Price Changed — MRED as Distributed by MLS Grid
• 2009-09-02 Listed — MRED as Distributed by MLS Grid
• 2009-09-01 Listing Removed — MRED as Distributed by MLS Grid
• 2009-07-17 Price Changed — MRED as Distributed by MLS Grid
• 2009-06-17 Price Changed — MRED as Distributed by MLS Grid
• 2009-06-08 Listed — MRED as Distributed by MLS Grid
• 2003-07-21 Sold (Public Records) $194,000 Public Records

Property tax history

-3.0%/yr

Latest (2023): $935 · +11.4% YoY. Source: county tax records.