9130 W 140th St Unit 2NE · Orland Park, IL 60462

$189,900

2 bd · 1.0 ba · 950 sqft · Condo · 1 Days on market

Built 1980

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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 +22.4/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 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

Key facts

• 2 parking spots
• Built 1980

Property features AI

Finance

• Other: Building contains 12 units
• Financial info: Homeowner tax exemption
• HOA & community: Monthly association fee; Managed by off-site manager; Pets allowed (cats and dogs), max pet weight 25 lbs

Exterior

• Parking: Two parking spaces; Asphalt parking lot with off-street, unassigned spaces
• Utilities: Water from Lake Michigan / public water; Public sewer
• Home design: Attached single condo; Entry level on second floor; Fee simple ownership; Rehab completed in 2026
• Construction: Brick construction; Property age: 41–50 years
• Exterior features: Common grounds

Interior

• Kitchen: Kitchen on second level (6 x 10) with vinyl flooring
• Bedrooms: Master bedroom on second level (14 x 11) with vinyl flooring; Second bedroom on second level (12 x 10) with vinyl flooring; Additional bedrooms listed
• Flooring: Vinyl flooring throughout main rooms
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; School bus service available
• Laundry & utility: Laundry room included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 8.3% 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.
• 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); 101 active listings in the ZIP; 2 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $82k; list at $190k implies a 130% gain — meaningful room to come down on a strong offer.

Recommended offer $189,900

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: 1.27% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 6.6

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: -9.3%
• Equity multiple: 0.67×
• Total profit: $-17,446
• Equity at exit: $28,315

10-year hold

• IRR: -5.4%
• Equity multiple: 0.71×
• Total profit: $-15,659
• Equity at exit: $16,419

Cash invested: $53,172 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,409 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$165 /mo · $1,985/yr
• Insurance: −$79
• HOA est. from 1 same-building comp: −$346
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $317

Break-even live

Break-even rent $2,008

Max offer price $189,900

Occupancy floor 82%

Sensitivity live

Price	-10% $424	-5% $371	+0% $317	+5% $263	+10% $209
Rent	-10% $127	-5% $222	+0% $317	+5% $412	+10% $507
Rate	-1.0pp $412	-0.5pp $365	base $317	+0.5pp $268	+1.0pp $218

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9510 140th St Orland Park, IL	1.0–3.0	1.0–2.5	1364	$3,138	$2.30	2d	7	0.40mi
9750 Crescent Park Cir Orland Park, IL	1.0	1.0	756	$2,325	$3.08	3d	1	0.81mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 1 events

1. 2026-06-18
   listed $189,900 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: $1,985 · $165/mo
• Projected year-2 tax: $3,148 · $262/mo
• Expected delta: +$1,163/yr (+$97/mo · 58.6%)

ⓘ 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 3/10 Moderate
• 🌡 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: $28,910
• − Mortgage interest: −$10,637
• − Property taxes: −$1,985
• − Insurance: −$950
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − HOA: −$4,152
• − Depreciation: −$5,524
• Taxable income: $1,036
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $3,554/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

+258.3% since first listed

4 events — show timeline

• 2026-06-18 Listed $189,900 MRED as Distributed by MLS Grid
• 1997-02-14 Sold (Public Records) $82,500 Public Records
• 1990-10-30 Sold (Public Records) $6,360,000 Public Records
• 1988-06-03 Sold (Public Records) $53,000 Public Records

Property tax history

+7.9%/yr

Latest (2023): $1,985 · +2.2% YoY. Source: county tax records.