6721 175th St · Tinley Park, IL 60477

$2,690,000

180 bd · 200.0 ba · — sqft · MultiFamily · 61 Days on market

Built 1960 0.26 ac lot

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Truly turn key operation 2 solid all brick 10unit building on one lot, right in the heart of tinley park. Owned for over 30 years and well cared for. Newer, roof complete tear off 30 yr architectural shingle, windows, doors, boilers with tecmar control, plumbing and landings. Fully occupied All units are in very nice condition with refinished hardwood floor, updated kitchens and bathrooms. Appliances and ac are also newer. Plenty of off street parking. Added value makes this building very profitable.

Key facts

• 0.26 acre lot
• Built 1960
• Listed 61 days

Property features AI

Finance

• Other: Typical operating expenses reported (examples): annual water/sewer ~$6,864, electric ~$3,814, trash ~$2,955, insurance ~$8,400
• Financial info: Building has 20 total units; Total monthly income approximately $21,265; Gross annual income approximately $255,180; Gross rent multiplier about 10.3; Unit-level monthly rents: 1-bedroom units roughly $1,050–$1,200; other units roughly $855–$895

Exterior

• Parking: Outdoor parking with approximately 19–30 spaces
• Utilities: Separate electric meters; Circuit breakers; Service capacity up to 0–100 amps; Water and sewer available; Trash service
• Home design: Multi-family building (5+ units); Leases and month-to-month tenancy
• Construction: Brick construction; Pitched roof; Concrete perimeter foundation; Built before 1978
• Exterior features: Lot dimensions approximately 60 x 190; Zoned for multi-family

Interior

• Kitchen: Twenty ranges/stoves (building total)
• Bedrooms: Eighteen 1-bedroom units
• Bathrooms: Eighteen units with 1 full bathroom; Two additional units with 1 full bathroom
• Heating & cooling: Central building heat (gas, hot water, baseboard); Wall sleeve cooling
• Interior features: Crawl space basement
• Laundry & utility: One washer (building total); One dryer (building total); Washer/dryer not leased

What this means for you Summary

Snapshot

• This is a 10 × 18-bed/20.0-bath units multifamily listed at $2.69M.

Deal economics

• At list price, monthly cash flow is $5k ($59k/yr) — positive. Per door: $496/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($30k rent vs $2.69M).
• Recommended offer: $2.53M (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• Bremen Chsd 228 (suburban): math 15% / reading 17% proficiency, ranked #468 of 620 in IL (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 151 active listings in the ZIP; solid renter incomes; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $29,941/mo this rent would consume 378% of the median local household income ($95k/yr) (locally 753% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $19k of loan paydown is wiped out by about $81k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($2.53M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $615k; list at $2.69M implies a 337% gain — meaningful room to come down on a strong offer.

Recommended offer $2,528,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 7.5

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-119,694
• Equity at exit: $401,088

10-year hold

• IRR: 5.5%
• Equity multiple: 1.40×
• Total profit: $304,369
• Equity at exit: $232,582

Cash invested: $753,200 (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: 74.9×

Monthly cashflow live

• Estimated rent: $29,941 medium
• Mortgage (P&I): −$14,107
• Tax from tax record: −$3,469 /mo · $41,632/yr
• Insurance: −$1,121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,288
• Net cashflow: $4,957

Break-even live

Break-even rent $23,667

Max offer price $2,690,000

Occupancy floor 78%

Sensitivity live

Price	-10% $6,479	-5% $5,718	+0% $4,957	+5% $4,195	+10% $3,434
Rent	-10% $2,591	-5% $3,774	+0% $4,957	+5% $6,139	+10% $7,322
Rate	-1.0pp $6,311	-0.5pp $5,641	base $4,957	+0.5pp $4,259	+1.0pp $3,550

10-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 10× units	18	20	$29,940
Total (10 units)			$29,941

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: $672,500
• Closing costs: $80,700
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 1993-07-09
   soldstatus $615,000

ⓘ 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: $41,632 · $3,469/mo
• Projected year-2 tax: $51,348 · $4,279/mo
• Expected delta: +$9,715/yr (+$810/mo · 23.3%)

ⓘ 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: $359,292
• − Mortgage interest: −$150,682
• − Property taxes: −$41,632
• − Insurance: −$13,450
• − Repairs & maintenance: −$28,743
• − Management: −$28,743
• − Depreciation: −$78,255
• Taxable income: $17,786
• Est. tax owed @ 24.0%: −$4,269
• After-tax cash flow: $55,210/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: Bremen Chsd 228
• NCES district ID: 1707050
• Math proficiency: 15% ▼ -4.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $57,625
• Composite: 15.32/100
• National rank: #9327
• State rank: #468 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

1 event — show timeline

• 1993-07-09 Sold (Public Records) $615,000 Public Records

Property tax history

+1.4%/yr

Latest (2023): $41,632 · +0.2% YoY. Source: county tax records.