15527 Rose Dr · South Holland, IL 60473

$155,000

2 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 17 Days on market

Built 1959 1,015 ac lot Est $159k · at est.

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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 +22.2/30.0
• ARV discount +8.7/15.0
• 1% rule +8.4/10.0
• DSCR +7.1/10.0
• 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

Gorgeous ranch home. Spacious kitchen with lots of cabinets. Newer carpet, all appliances stay. 30x9 covered porch, fenced yard, shed and much more.

Key facts

• Solid brick
• One story ranch
• Newly purchased oven

Tags

• SOLID BRICK
• ONE STORY RANCH
• NEWLY PURCHASED OVEN
• ABUNDANT CABINET SPACE
• RECENTLY REMODELED BATHROOM
• SEPARATE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.

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-, schools D+.
• 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.
• Market conditions: 135 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $100k; list at $155k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,675 (1.5% below list)

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: 1.34% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.96%
• DSCR: 1.31
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $159,355
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15509 Rose Dr	0.04mi	2/1.0	1,100 (+8%)	0mo	$135,000	$123	84
15519 Ellis Ave	0.36mi	2/2.0	1,024 (+1%)	4mo	$133,000	$130	75
15503 Park Ln	0.19mi	3/2.0 (+1)	968 (-5%)	0mo	$170,000	$176	74
717 E 154th St	0.14mi	3/1.0 (+1)	1,120 (+10%)	2mo	$177,000	$158	70
15944 School St	0.58mi	2/1.0	1,008 (-1%)	4mo	$175,000	$174	68
15539 Minerva Ave	0.48mi	3/1.5 (+1)	1,050 (+3%)	2mo	$134,000	$128	63
15722 Woodlawn East Ave	0.63mi	3/1.5 (+1)	1,015 (0%)	1mo	$101,000	$100	63
15223 Cottage Grove Ave	0.37mi	3/1.0 (+1)	1,099 (+8%)	3mo	$172,000	$157	61
15519 Gouwens Ln	0.07mi	3/2.0 (+1)	1,153 (+14%)	5mo	$216,000	$187	60
1340 Prince Dr	0.74mi	3/2.0 (+1)	1,066 (+5%)	2mo	$160,000	$150	47
619 E 152nd St	0.54mi	3/1.5 (+1)	1,146 (+13%)	1mo	$153,000	$134	46
14927 Cottage Grove Ave	0.72mi	3/2.0 (+1)	1,095 (+8%)	1mo	$250,000	$228	44

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-8,859
• Equity at exit: $23,111

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $13,838
• Equity at exit: $13,402

Cash invested: $43,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,069 high
• Mortgage (P&I): −$813
• Tax from tax record: −$506 /mo · $6,068/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $252

Break-even live

Break-even rent $1,751

Max offer price $155,000

Occupancy floor 83%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15324 Doctor Martin Luther King Junior Dr Unit 1B Dolton, IL	1.0	1.0	725	$985	$1.36	19d	1	0.51mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	10d	1	0.55mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	24d	1	0.74mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	6d	1	0.86mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	0.87mi
1450 E 154th Pl Dolton, IL	1.0	1.0	800	$1,250	$1.56	24d	1	0.88mi
16246 Dobson Ave South Holland, IL	3.0	2.0	1250	$3,170	$2.54	2d	1	0.99mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	19d	1	1.28mi
14502 Cottage Grove Ave Unit 1S Dolton, IL	1.0	1.0	900	$1,425	$1.58	8d	1	1.31mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	24d	1	1.31mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	1.32mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	24d	1	1.40mi
660 Clyde Ave Calumet City, IL	3.0	1.5	1400	$1,750	$1.25	3d	1	1.45mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $155,000 Active 17 DOM
2. 2026-06-17
   days on market $155,000 Active 16 DOM
3. 2026-06-16
   days on market $155,000 Active 15 DOM
4. 2026-06-15
   days on market $155,000 Active 14 DOM
5. 2026-06-13
   days on market $155,000 Active 12 DOM
6. 2026-06-13
   days on market $155,000 Active 11 DOM
7. 2026-06-09
   days on market $155,000 Active 8 DOM
8. 2026-06-08
   days on market $155,000 Active 7 DOM
9. 2026-06-07
   days on market $155,000 Active 6 DOM
10. 2026-06-04
    days on market $155,000 Active 3 DOM
11. 2026-06-03
    days on market $155,000 Active 2 DOM
12. 2026-06-02
    pricelisting id $155,000 Active 1 DOM
13. 2026-05-27
    listed $150,000 Active
14. 2003-09-18
    soldstatus $100,000
15. 2003-06-07
    listed $99,900 148-char remark

    Show marketing remark (148 chars)

    Gorgeous ranch home. Spacious kitchen with lots of cabinets. Newer carpet, all appliances stay. 30x9 covered porch, fenced yard, shed and much more.

16. 2000-06-05
    soldstatus $80,000
17. 1994-01-21
    soldstatus $63,000
18. 1979-08-15
    soldstatus $47,000

ⓘ 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: $6,068 · $506/mo
• Projected year-2 tax: $6,068 · $506/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 2/10 Low FEMA zone X (unshaded) · 5% 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: $24,834
• − Mortgage interest: −$8,682
• − Property taxes: −$6,068
• − Insurance: −$775
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − Depreciation: −$4,509
• Taxable income: $825
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $2,823/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

+219.1% since first listed

6 events — show timeline

• 2026-05-27 Listed $150,000 MRED as Distributed by MLS Grid
• 2003-09-18 Sold (Public Records) $100,000 Public Records
• 2003-06-07 Listed $99,900 NIRA MLS as Distributed by MLS Grid
• 2000-06-05 Sold (Public Records) $80,000 Public Records
• 1994-01-21 Sold (Public Records) $63,000 Public Records
• 1979-08-15 Sold (Public Records) $47,000 Public Records

Property tax history

+9.2%/yr

Latest (2023): $6,068 · +5.2% YoY. Source: county tax records.