15342 Kenmare Cir · Manhattan, IL 60442

$295,000

3 bd · 2.5 ba · 1,560 sqft · Townhouse public records · 7 Days on market

Built 2007 Est $278k · 6% over $206/mo HOA · 7% 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 +4.7/15.0
• 1% rule +4.3/10.0
• Schools +4.3/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to maintenance-free living with a view you'll never get tired of. This beautifully updated 3-bedroom, 2.5-bath townhome combines comfort, style, and peace of mind with a long list of recent improvements. Freshly painted throughout (June 2026), this move-in ready home features new flooring and carpet (2022), a brand-new furnace and A/C (2025), water heater (2024), and whole-house air filtration system (2025). Each spacious bedroom offers its own walk-in closet, providing exceptional storage and functionality. The real showstopper? A stunning pond backdrop that creates the perfect setting for morning coffee, evening sunsets, and everyday relaxation. With major mechanical updates

Key facts

• $206 HOA
• 2 garage spots
• Built 2007

Property features AI

Finance

• Other: Building contains 4 units
• HOA & community: Monthly association fee of $195; Master association fee (annual) $140; Association covers exterior maintenance, lawn care, and snow removal; On-site amenities: park, patio, trails; Manager off-site; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage (garage owned) with garage door opener; Asphalt driveway; 2 parking spaces (2 garage spaces)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Attached single property; Townhouse — 2 story; Entry level: 1; Fee simple ownership with homeowners association
• Construction: Vinyl siding and brick exterior; Approximately 16–20 years old
• Exterior features: Patio; Water view; Waterfront

Interior

• Kitchen: Range; Gas oven; Microwave; Dishwasher; Refrigerator; Disposal; Eating area / table space
• Bedrooms: Master bedroom (second level); Bedroom 2 (second level, 15 x 14); Bedroom 3 (second level, 13 x 11); Bedroom 4
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom; Double sink(s) in bath
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Open floor plan; Walk-in closet(s); Storm door(s); Ceiling fan(s); CO detectors
• Laundry & utility: Laundry in unit (upper level) with washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $295k.

Deal economics

• At list price, monthly cash flow is $-74 ($-891/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (6.9% below list).
• Recommended offer: $275k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.5% 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: Lincoln-Way East High School (math 46% / reading 53%, grade D, #44 of 693 statewide, top 7%, 2,749 students, 0% FRL).
• Market conditions: 113 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $274,739 (6.9% 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: 0.93% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $277,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25047 Clare Cir	0.17mi	3/2.5	1,556 (-0%)	1mo	$281,000	$181	90
15238 Kenmare Cir	0.06mi	3/1.5	1,510 (-3%)	2mo	$265,000	$175	86
24949 Clare Cir	0.07mi	3/1.5	1,642 (+5%)	1mo	$268,000	$163	84
25029 Clare Cir	0.14mi	3/1.5	1,611 (+3%)	3mo	$262,500	$163	82
25109 Colligan St	0.20mi	3/2.5	1,629 (+4%)	2mo	$295,000	$181	81
15007 W Quincy Cir	0.28mi	2/2.5 (-1)	1,558 (-0%)	1mo	$288,500	$185	81
15352 Kenmare Cir	0.03mi	2/1.5 (-1)	1,642 (+5%)	1mo	$261,000	$159	80
25116 Colligan St	0.23mi	2/1.5 (-1)	1,613 (+3%)	2mo	$289,000	$179	73
25340 Colligan St	0.41mi	3/2.5	1,629 (+4%)	1mo	$311,500	$191	72
25461 Colligan St	0.51mi	3/2.5	1,613 (+3%)	2mo	$265,000	$164	69
25463 Colligan St	0.51mi	3/2.5	1,629 (+4%)	1mo	$290,000	$178	68
200 Fairview Dr	0.71mi	2/1.5 (-1)	1,576 (+1%)	1mo	$235,000	$149	56

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-52,363
• Equity at exit: $43,985

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-51,003
• Equity at exit: $25,506

Cash invested: $82,600 (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: 113
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,747 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$206
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $-74

Break-even live

Break-even rent $2,841

Max offer price $284,257

Occupancy floor 98%

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: $73,750
• Closing costs: $8,850
• 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	43d	1	0.45mi
15749 W Crobally Way Manhattan, IL	2.0	2.5	1508	$2,900	$1.92	44d	1	0.72mi
25273 Faraday Rd Manhattan, IL	2.0	1.5	1274	$2,250	$1.77	10d	1	0.80mi

HOA detail

• Monthly dues: $206 · $2,472/yr
• Likely covers: water

Listing history 9 events

1. 2026-06-18
   days on market $295,000 Active 7 DOM
2. 2026-06-17
   days on market $295,000 Active 6 DOM
3. 2026-06-16
   days on market $295,000 Active 5 DOM
4. 2026-06-15
   days on market $295,000 Active 4 DOM
5. 2026-06-13
   days on market $295,000 Active 2 DOM
6. 2026-06-13
   statusdays on marketlisting id $295,000 Active 1 DOM
7. 2026-06-09
   days on market $295,000 Coming Soon 2 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $295,000 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,969
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,637
• − Management: −$2,637
• − HOA: −$2,472
• − Depreciation: −$8,582
• Taxable loss: −$5,785
• Est. tax savings @ 24.0%: +$1,388
• After-tax cash flow: $497/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