16417 School St · South Holland, IL 60473

$192,000

3 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 10 Days on market

Built 1959 6,969 sqft lot Est $203k · 5% under

---

Why this score? — see what drove the B- 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 +28.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +10.0/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3br/ 2ba raised ranch . rehabbed kitchen in 2013 New Cabinets, Stainless Appliances. new furnace 2016. Finished basement has full bath and 2 additional rooms for office or bed. sellers will assist with closing cost credit! Taxes do not reflect homeowners exemption.

Key facts

• Two flex rooms
• Sunny eat in nook
• Updated full bath

Tags

• MID-CENTURY BRICK HOME
• GLEAMING KITCHEN
• SUNNY EAT IN NOOK
• UPDATED FULL BATH
• SPRAWLING FAMILY ROOM
• TWO FLEX ROOMS

Property features AI

Finance

• Other: Possession at closing; Some photos are virtually staged
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 garage space, 1 total parking space)
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Built approximately 61–70 years ago; Property built before 1978
• Construction: Brick construction
• Exterior features: Lot less than 0.25 acre; Lot dimensions: 7315

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (all on main level); Master bedroom on main level
• Flooring: Wood laminate in bedrooms and master bedroom; Hardwood in living room; Ceramic tile in kitchen; Carpet in family room (basement)
• Bathrooms: 2 full bathrooms (one located in basement)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Finished full basement; 6 total rooms
• Laundry & utility: Laundry room in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $192k).
• Cap rate 10.4% vs local median 8.4% in South Holland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 77/100 on livability (#167 in IL, #3,071 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A; Watch: crime C-, amenities C-.
• Thornton Twp Hsd 205 (suburban): math 7% / reading 8% proficiency, ranked #594 of 620 in IL (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Greenwood Elem School (math 10% / reading 10%, grade F, #1,477 of 2,056 statewide, top 74%, 326 students, 0% FRL); Mckinley Jr High School (math 8% / reading 17%, grade F, #550 of 665 statewide, top 84%, 297 students, 0% FRL); Thornwood High School (math 8% / reading 9%, grade F, #584 of 693 statewide, top 85%, 1,996 students, 0% FRL).
• Market conditions: 135 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $54k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 13y ago; this cycle's ask has dropped $31k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $132k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $192,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.62% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.55%
• DSCR: 1.65
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $203,130
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
735 E 163rd St	0.20mi	3/1.0	1,064 (-4%)	0mo	$195,000	$183	84
16645 Cottage Grove Ave	0.37mi	3/2.0	1,120 (+1%)	1mo	$211,894	$189	76
823 E 163rd St	0.30mi	3/1.0	1,184 (+7%)	1mo	$197,500	$167	74
16417 Claire Ln	0.10mi	3/2.5	1,209 (+9%)	2mo	$254,995	$211	73
16728 School St	0.38mi	3/1.5	1,170 (+5%)	2mo	$196,000	$168	70
535 E 166th Pl	0.31mi	2/1.5 (-1)	1,200 (+8%)	2mo	$156,500	$130	63
811 E 169th Pl	0.64mi	3/2.0	1,123 (+1%)	3mo	$257,000	$229	61
944 E 163rd Pl	0.43mi	3/2.0	1,205 (+9%)	2mo	$201,000	$167	60
16815 Wausau Ave	0.71mi	3/2.0	1,076 (-3%)	2mo	$151,000	$140	56
1006 E 163rd St	0.49mi	3/2.0	1,263 (+14%)	1mo	$262,500	$208	49
16914 Parkside Ave	0.61mi	4/2.0 (+1)	1,187 (+7%)	3mo	$224,700	$189	48
16428 Greenwood Ave	0.54mi	4/2.0 (+1)	1,260 (+14%)	3mo	$215,000	$171	41

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: 5.1%
• Equity multiple: 1.20×
• Total profit: $10,744
• Equity at exit: $28,628

10-year hold

• IRR: 14.7%
• Equity multiple: 2.19×
• Total profit: $64,198
• Equity at exit: $16,601

Cash invested: $53,760 (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 60473

• Active inventory: 135
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,111 high
• Mortgage (P&I): −$1,007
• Tax from tax record: −$719 /mo · $8,625/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $652

Break-even live

Break-even rent $2,286

Max offer price $192,000

Occupancy floor 74%

Sensitivity live

Price	-10% $761	-5% $706	+0% $652	+5% $597	+10% $543
Rent	-10% $406	-5% $529	+0% $652	+5% $775	+10% $898
Rate	-1.0pp $749	-0.5pp $701	base $652	+0.5pp $602	+1.0pp $551

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: $48,000
• Closing costs: $5,760
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16246 Dobson Ave South Holland, IL	3.0	2.0	1250	$3,170	$2.54	0d	1	0.52mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	8d	1	0.94mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	9d	1	1.14mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	26d	1	1.14mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	12d	1	1.45mi

Listing history 48 events

1. 2026-06-21
   days on market $192,000 Active 10 DOM
2. 2026-06-18
   days on market $192,000 Active 7 DOM
3. 2026-06-17
   days on market $192,000 Active 6 DOM
4. 2026-06-16
   days on market $192,000 Active 5 DOM
5. 2026-06-15
   days on market $192,000 Active 4 DOM
6. 2026-06-13
   days on market $192,000 Active 2 DOM
7. 2026-06-13
   days on marketlisting id $192,000 Active 1 DOM
8. 2026-06-09
   days on market $192,000 Active 221 DOM
9. 2026-06-08
   days on market $192,000 Active 220 DOM
10. 2026-06-07
    days on market $192,000 Active 219 DOM
11. 2026-06-04
    days on market $192,000 Active 216 DOM
12. 2026-06-03
    days on market $192,000 Active 215 DOM
13. 2026-06-02
    days on market $192,000 Active 214 DOM
14. 2026-06-01
    days on market $192,000 Active 213 DOM
15. 2026-05-31
    days on market $192,000 Active 212 DOM
16. 2026-03-06
    price $196,000
17. 2026-02-13
    price $200,000
18. 2026-01-16
    price $206,000
19. 2025-12-19
    price $212,000
20. 2025-11-21
    price $219,000
21. 2025-10-31
    listed $223,000 Active
22. 2025-10-31
    historical
23. 2025-10-03
    price
24. 2025-09-19
    price
25. 2025-09-12
    price
26. 2025-09-04
    price
27. 2025-08-29
    price
28. 2025-08-22
    price
29. 2025-08-07
    listed Active
30. 2017-06-22
    soldstatus $132,500
31. 2017-06-13
    soldstatus $132,500 Closed Sale 266-char remark

    Show marketing remark (266 chars)

    3br/ 2ba raised ranch . rehabbed kitchen in 2013 New Cabinets, Stainless Appliances. new furnace 2016. Finished basement has full bath and 2 additional rooms for office or bed. sellers will assist with closing cost credit! Taxes do not reflect homeowners exemption.

32. 2017-05-28
    status Pending 266-char remark

    Show marketing remark (266 chars)

    3br/ 2ba raised ranch . rehabbed kitchen in 2013 New Cabinets, Stainless Appliances. new furnace 2016. Finished basement has full bath and 2 additional rooms for office or bed. sellers will assist with closing cost credit! Taxes do not reflect homeowners exemption.

33. 2017-05-16
    listed $144,900 New 266-char remark

    Show marketing remark (266 chars)

    3br/ 2ba raised ranch . rehabbed kitchen in 2013 New Cabinets, Stainless Appliances. new furnace 2016. Finished basement has full bath and 2 additional rooms for office or bed. sellers will assist with closing cost credit! Taxes do not reflect homeowners exemption.

34. 2016-12-18
    historical
35. 2016-06-18
    listed New
36. 2016-01-01
    historical
37. 2015-10-09
    listed New
38. 2015-01-12
    historical
39. 2014-08-17
    price Price Change
40. 2014-08-17
    listed New
41. 2014-06-05
    historical
42. 2014-06-04
    status Pending
43. 2013-11-01
    listed New
44. 2013-09-06
    soldstatus $70,000 Closed Sale
45. 2013-08-31
    status Pending
46. 2013-08-08
    historical Contingent
47. 2013-05-06
    listed $74,900 New
48. 2002-03-28
    soldstatus $109,500

ⓘ 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: $8,625 · $719/mo
• Projected year-2 tax: $8,625 · $719/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $37,328
• − Mortgage interest: −$10,755
• − Property taxes: −$8,625
• − Insurance: −$960
• − Repairs & maintenance: −$2,986
• − Management: −$2,986
• − Depreciation: −$5,585
• Taxable income: $5,430
• Est. tax owed @ 24.0%: −$1,303
• After-tax cash flow: $6,519/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: Thornton Twp Hsd 205
• NCES district ID: 1738970
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 8% ▼ -2.00%
• Median HH income: $43,392
• Composite: 6.92/100
• National rank: #9976
• State rank: #594 of 620 in IL

Livability — South Holland

• Score: 77/100
• State rank: #167
• US rank: #3071

Category grades

Amenities C- Commute A+ Cost of living A Crime C- Employment B+ Housing A+ Health & safety C+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Holland, IL
• City population: 21,407
• Population (ZIP): 21,407

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 Black (75%)
• Race & ethnicity: Black 75% White 10% Hispanic / Latino 10% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Iranian 3% Romanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 87% English-only · Spanish 8% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -114.36%
• Current HPI: 201.2479
• 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

Price history

+79.0% since first listed

33 events — show timeline

• 2026-03-06 Price Changed $196,000 MRED as Distributed by MLS Grid
• 2026-02-13 Price Changed $200,000 MRED as Distributed by MLS Grid
• 2026-01-16 Price Changed $206,000 MRED as Distributed by MLS Grid
• 2025-12-19 Price Changed $212,000 MRED as Distributed by MLS Grid
• 2025-11-21 Price Changed $219,000 MRED as Distributed by MLS Grid
• 2025-10-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-31 Listed $223,000 MRED as Distributed by MLS Grid
• 2025-10-03 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-19 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-12 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-04 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-29 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-22 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-07 Listed — MRED as Distributed by MLS Grid
• 2017-06-22 Sold (Public Records) $132,500 Public Records
• 2017-06-13 Sold (MLS) $132,500 MRED as Distributed by MLS Grid
• 2017-05-28 Pending — MRED as Distributed by MLS Grid
• 2017-05-16 Listed $144,900 MRED as Distributed by MLS Grid
• 2016-12-18 Listing Removed — MRED as Distributed by MLS Grid
• 2016-06-18 Listed — MRED as Distributed by MLS Grid
• 2016-01-01 Listing Removed — MRED as Distributed by MLS Grid
• 2015-10-09 Listed — MRED as Distributed by MLS Grid
• 2015-01-12 Listing Removed — MRED as Distributed by MLS Grid
• 2014-08-17 Price Changed — MRED as Distributed by MLS Grid
• 2014-08-17 Listed — MRED as Distributed by MLS Grid
• 2014-06-05 Listing Removed — MRED as Distributed by MLS Grid
• 2014-06-04 Pending — MRED as Distributed by MLS Grid
• 2013-11-01 Listed — MRED as Distributed by MLS Grid
• 2013-09-06 Sold (MLS) $70,000 MRED as Distributed by MLS Grid
• 2013-08-31 Pending — MRED as Distributed by MLS Grid
• 2013-08-08 Contingent — MRED as Distributed by MLS Grid
• 2013-05-06 Listed $74,900 MRED as Distributed by MLS Grid
• 2002-03-28 Sold (Public Records) $109,500 Public Records

Property tax history

+6.8%/yr

Latest (2023): $8,625 · +42.9% YoY. Source: county tax records.