16544 Prairie Ave · South Holland, IL 60473

$212,500

3 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 31 Days on market

Built 1973 Est $217k · at est.

---

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 +22.0/30.0
• 1% rule +8.6/10.0
• ARV discount +8.5/15.0
• DSCR +7.0/10.0
• 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

3 bedroom 1.5 bath tri-level. VACANT & EASY TO SHOW. Bank Owned, sold as-is where-is. NO DISCLOSURES/NO SURVEYS / NO TERMITE PROVIDED BY SELLER. BUYER RESPONSIBLE FOR ALL CITY AND COUNTY INSPECTIONS, REPAIRS AND ESCROWS AS NEEDED. ALL OFFERS MUST BE FAXED WITH PRE-QUAL OR POF TO LO. WITH ADDENDUMS. BUYER TO VERIFY RM COUNT & DIM. EM MUST BE CASHIERS CK. ALLOW TIME FOR RESPONSE.

Key facts

• Newer kitchen
• Newer siding
• Espresso cabinets

Tags

• NEWER SIDING
• UPDATED HOME
• REFINISHED HARDWOOD FLOORS
• NEWER KITCHEN
• ESPRESSO CABINETS
• FINISHED LOWER LEVEL

Property features AI

Finance

• Other: Located in the Hollandale subdivision of South Holland, Thornton township
• HOA & community: No master association fee required; Community features include curbs, sidewalks, street lights and paved streets

Exterior

• Parking: Attached garage (owned) with concrete surface — 1 garage space, 1 total parking space
• Utilities: Water source: Lake Michigan; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; Tri-level / split-level layout; Fee simple ownership; Built before 1978
• Construction: Brick and cedar exterior; Asphalt roof; Concrete perimeter foundation; Estimated age 51–60 years
• Exterior features: Deck; Fenced yard; Lot dimensions approximately 53 x 90 x 85 x 118

Interior

• Kitchen: Kitchen with eating area / table space; Ceramic tile flooring in kitchen
• Bedrooms: 3 bedrooms (master and two additional bedrooms on the second level)
• Flooring: Hardwood flooring in living room, dining room and bedrooms; Wood laminate flooring in family room; Ceramic tile in kitchen; Other flooring in laundry
• Bathrooms: 1 full bathroom; 1 half bathroom; Whirlpool in bath
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: 7 total rooms; L-shaped dining room
• Laundry & utility: Laundry room on lower level (8 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $212k).
• Recommended offer: $206k (3.0% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,125 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.36% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $217,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 E 164th St	0.27mi	3/2.0	1,255 (+5%)	5mo	$195,000	$155	74
16811 Wausau Ave	0.33mi	3/2.0	1,145 (-5%)	3mo	$245,000	$214	72
535 E 166th Pl	0.52mi	2/1.5 (-1)	1,200 (0%)	2mo	$156,500	$130	69
16417 Claire Ln	0.55mi	3/2.5	1,209 (+1%)	2mo	$254,995	$211	68
16728 School St	0.62mi	3/1.5	1,170 (-2%)	2mo	$196,000	$168	65
16815 Wausau Ave	0.34mi	3/2.0	1,076 (-10%)	2mo	$151,000	$140	63
16550 Elm Ct	0.38mi	4/2.5 (+1)	1,144 (-5%)	4mo	$252,000	$220	62
459 E 166th St	0.44mi	4/2.0 (+1)	1,300 (+8%)	1mo	$235,000	$181	58
509 E 161st Pl	0.72mi	3/2.0	1,176 (-2%)	4mo	$182,000	$155	57
112 E 160th Pl	0.68mi	3/2.0	1,141 (-5%)	2mo	$210,000	$184	57
16914 Parkside Ave	0.70mi	4/2.0 (+1)	1,187 (-1%)	3mo	$224,700	$189	56
16721 School St	0.64mi	3/1.5	1,344 (+12%)	3mo	$102,000	$76	48

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-12,551
• Equity at exit: $31,684

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $18,177
• Equity at exit: $18,373

Cash invested: $59,500 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,887 medium
• Mortgage (P&I): −$1,114
• Tax from tax record: −$739 /mo · $8,869/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $338

Break-even live

Break-even rent $2,458

Max offer price $212,500

Occupancy floor 83%

Sensitivity live

Price	-10% $459	-5% $398	+0% $338	+5% $278	+10% $218
Rent	-10% $110	-5% $224	+0% $338	+5% $452	+10% $566
Rate	-1.0pp $445	-0.5pp $392	base $338	+0.5pp $283	+1.0pp $227

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: $53,125
• Closing costs: $6,375
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	2d	1	1.18mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	25d	1	1.20mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	1.46mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	1.46mi

Listing history 29 events

1. 2026-06-18
   days on market $212,500 Active 31 DOM
2. 2026-06-17
   days on market $212,500 Active 30 DOM
3. 2026-06-16
   days on market $212,500 Active 29 DOM
4. 2026-06-15
   days on market $212,500 Active 28 DOM
5. 2026-06-13
   days on market $212,500 Active 26 DOM
6. 2026-06-13
   pricedays on market $212,500 Active 25 DOM
7. 2026-06-09
   days on market $219,900 Active 22 DOM
8. 2026-06-08
   days on market $219,900 Active 21 DOM
9. 2026-06-07
   days on market $219,900 Active 20 DOM
10. 2026-06-04
    days on market $219,900 Active 17 DOM
11. 2026-06-03
    days on market $219,900 Active 16 DOM
12. 2026-06-02
    days on market $219,900 Active 15 DOM
13. 2026-06-01
    days on market $219,900 Active 14 DOM
14. 2026-05-31
    days on market $219,900 Active 13 DOM
15. 2026-05-18
    listed $219,900 Active
16. 2026-05-18
    historical
17. 2026-05-11
    price
18. 2026-04-28
    price
19. 2026-04-10
    status Active
20. 2026-04-09
    historical
21. 2017-05-26
    soldstatus $935,000
22. 2010-04-14
    soldstatus $65,500 Closed Sale 393-char remark

    Show marketing remark (393 chars)

    3 bedroom 1.5 bath tri-level. VACANT & EASY TO SHOW. Bank Owned, sold as-is where-is. NO DISCLOSURES/NO SURVEYS / NO TERMITE PROVIDED BY SELLER. BUYER RESPONSIBLE FOR ALL CITY AND COUNTY INSPECTIONS, REPAIRS AND ESCROWS AS NEEDED. ALL OFFERS MUST BE FAXED WITH PRE-QUAL OR POF TO LO. WITH ADDENDUMS. BUYER TO VERIFY RM COUNT & DIM. EM MUST BE CASHIERS CK. ALLOW TIME FOR RESPONSE.

23. 2010-03-09
    status Pending 393-char remark

    Show marketing remark (393 chars)

    3 bedroom 1.5 bath tri-level. VACANT & EASY TO SHOW. Bank Owned, sold as-is where-is. NO DISCLOSURES/NO SURVEYS / NO TERMITE PROVIDED BY SELLER. BUYER RESPONSIBLE FOR ALL CITY AND COUNTY INSPECTIONS, REPAIRS AND ESCROWS AS NEEDED. ALL OFFERS MUST BE FAXED WITH PRE-QUAL OR POF TO LO. WITH ADDENDUMS. BUYER TO VERIFY RM COUNT & DIM. EM MUST BE CASHIERS CK. ALLOW TIME FOR RESPONSE.

24. 2010-02-10
    price $65,000 Price Change 393-char remark

    Show marketing remark (393 chars)

    3 bedroom 1.5 bath tri-level. VACANT & EASY TO SHOW. Bank Owned, sold as-is where-is. NO DISCLOSURES/NO SURVEYS / NO TERMITE PROVIDED BY SELLER. BUYER RESPONSIBLE FOR ALL CITY AND COUNTY INSPECTIONS, REPAIRS AND ESCROWS AS NEEDED. ALL OFFERS MUST BE FAXED WITH PRE-QUAL OR POF TO LO. WITH ADDENDUMS. BUYER TO VERIFY RM COUNT & DIM. EM MUST BE CASHIERS CK. ALLOW TIME FOR RESPONSE.

25. 2010-01-11
    price $70,100 Price Change 393-char remark

    Show marketing remark (393 chars)

    3 bedroom 1.5 bath tri-level. VACANT & EASY TO SHOW. Bank Owned, sold as-is where-is. NO DISCLOSURES/NO SURVEYS / NO TERMITE PROVIDED BY SELLER. BUYER RESPONSIBLE FOR ALL CITY AND COUNTY INSPECTIONS, REPAIRS AND ESCROWS AS NEEDED. ALL OFFERS MUST BE FAXED WITH PRE-QUAL OR POF TO LO. WITH ADDENDUMS. BUYER TO VERIFY RM COUNT & DIM. EM MUST BE CASHIERS CK. ALLOW TIME FOR RESPONSE.

26. 2009-12-09
    price $79,900 Price Change 393-char remark

    Show marketing remark (393 chars)

    3 bedroom 1.5 bath tri-level. VACANT & EASY TO SHOW. Bank Owned, sold as-is where-is. NO DISCLOSURES/NO SURVEYS / NO TERMITE PROVIDED BY SELLER. BUYER RESPONSIBLE FOR ALL CITY AND COUNTY INSPECTIONS, REPAIRS AND ESCROWS AS NEEDED. ALL OFFERS MUST BE FAXED WITH PRE-QUAL OR POF TO LO. WITH ADDENDUMS. BUYER TO VERIFY RM COUNT & DIM. EM MUST BE CASHIERS CK. ALLOW TIME FOR RESPONSE.

27. 2009-11-14
    listed $89,900 New 393-char remark

    Show marketing remark (393 chars)

    3 bedroom 1.5 bath tri-level. VACANT & EASY TO SHOW. Bank Owned, sold as-is where-is. NO DISCLOSURES/NO SURVEYS / NO TERMITE PROVIDED BY SELLER. BUYER RESPONSIBLE FOR ALL CITY AND COUNTY INSPECTIONS, REPAIRS AND ESCROWS AS NEEDED. ALL OFFERS MUST BE FAXED WITH PRE-QUAL OR POF TO LO. WITH ADDENDUMS. BUYER TO VERIFY RM COUNT & DIM. EM MUST BE CASHIERS CK. ALLOW TIME FOR RESPONSE.

28. 1994-10-11
    soldstatus $85,000
29. 1977-02-16
    soldstatus $45,000

ⓘ 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: $8,869 · $739/mo
• Projected year-2 tax: $8,869 · $739/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 5/10 Major FEMA zone X (unshaded) · 67% 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: $34,638
• − Mortgage interest: −$11,903
• − Property taxes: −$8,869
• − Insurance: −$1,062
• − Repairs & maintenance: −$2,771
• − Management: −$2,771
• − Depreciation: −$6,182
• Taxable income: $1,079
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $3,801/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: 23,066
• 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

+388.7% since first listed

15 events — show timeline

• 2026-05-18 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-18 Listed $219,900 MRED as Distributed by MLS Grid
• 2026-05-11 Price Changed — MRED as Distributed by MLS Grid
• 2026-04-28 Price Changed — MRED as Distributed by MLS Grid
• 2026-04-10 Relisted — MRED as Distributed by MLS Grid
• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2017-05-26 Sold (Public Records) $935,000 Public Records
• 2010-04-14 Sold (MLS) $65,500 MRED as Distributed by MLS Grid
• 2010-03-09 Pending — MRED as Distributed by MLS Grid
• 2010-02-10 Price Changed $65,000 MRED as Distributed by MLS Grid
• 2010-01-11 Price Changed $70,100 MRED as Distributed by MLS Grid
• 2009-12-09 Price Changed $79,900 MRED as Distributed by MLS Grid
• 2009-11-14 Listed $89,900 MRED as Distributed by MLS Grid
• 1994-10-11 Sold (Public Records) $85,000 Public Records
• 1977-02-16 Sold (Public Records) $45,000 Public Records

Property tax history

+3.4%/yr

Latest (2023): $8,869 · +8.0% YoY. Source: county tax records.