544 Thornwood Dr · South Holland, IL 60473

$209,900

4 bd · 2.5 ba · 1,546 sqft · SingleFamily public records · 8 Days on market

Built 1971 Est $210k · at est.

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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 +29.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.6/15.0
• 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

Well-maintained and move-in ready, this gorgeous split-level home in sought-after Thornwood Estates offers a spacious and functional layout designed for comfortable living. The main level features a large L-shaped living room, formal dining room, and a beautiful kitchen with a dining nook overlooking the lower-level family room with a cozy fireplace. Additional living space includes a versatile den and a convenient laundry room. The upper level offers generously sized bedrooms and a well-maintained full bathroom. Exterior features include an attached garage, oversized backyard, and an additional storage shed, providing ample space for outdoor enjoyment and storage needs. Conveniently locate

Key facts

• Formal dining room
• Beautiful kitchen
• Split-level home

Tags

• SPLIT-LEVEL HOME
• LARGE L-SHAPED LIVING ROOM
• FORMAL DINING ROOM
• BEAUTIFUL KITCHEN
• DINING NOOK
• LOWER-LEVEL FAMILY ROOM

Property features AI

Finance

• Other: Subdivision: Thornwood Estates; Located in South Holland (Thornton Township); Directions: Cottage Grove to 170th St, west to Thornwood Dr, south to home
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (owned) with 2 garage spaces, 2 total parking spaces
• Utilities: Water source: Lake Michigan; Sewer: Storm sewer; Electric and gas available (natural gas heating)
• Home design: Detached single-family home; Split-level / tri-level design; Fee simple ownership
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built approximately 51–60 years ago; Built before 1978
• Exterior features: Landscaped lot; Less than 0.25 acre lot

Interior

• Kitchen: Eating area/table space and pantry closet; Range, microwave, dishwasher, refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms total; Master bedroom (second level); Bedroom 2 (second level) with blinds; Bedroom 3 (second level) with blinds
• Flooring: Carpet in main living areas and bedrooms; Ceramic tile in kitchen and laundry; Other flooring in lower-level utility room
• Bathrooms: 2 full bathrooms; Basement includes a bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; One fireplace in family room with gas starter
• Interior features: Finished, partial crawl space basement with walk-out access; L-shaped dining room; 8 total rooms; Window screens
• Laundry & utility: In-unit laundry; Washer and dryer; Utility room in lower level (approx. 8 x 8)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $778 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Cap rate 10.7% 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-, 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; 1 comparable units currently listed for rent nearby; 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 $59k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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.
• Current owner paid $120k; list at $210k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $209,900

Questions for the listing agent

1. Built in 1971 — 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: 1.51% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.89%
• DSCR: 1.71
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $210,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16827 Parkside Ave	0.33mi	3/2.5 (-1)	1,613 (+4%)	0mo	$220,000	$136	72
16850 School St	0.30mi	3/2.0 (-1)	1,614 (+4%)	3mo	$205,000	$127	69
16535 S Elm Ct	0.69mi	4/2.0	1,540 (-0%)	1mo	$235,000	$153	64
17032 University Ave	0.59mi	3/2.0 (-1)	1,500 (-3%)	2mo	$242,000	$161	59
17164 Louis Ave	0.50mi	5/2.5 (+1)	1,438 (-7%)	2mo	$190,000	$132	59
17331 Wausau Ct	0.54mi	3/2.0 (-1)	1,632 (+6%)	3mo	$259,900	$159	56
16712 Elm St	0.52mi	3/2.0 (-1)	1,446 (-6%)	2mo	$191,000	$132	56
947 E 169th St	0.45mi	3/2.5 (-1)	1,744 (+13%)	4mo	$196,000	$112	50
16549 Cottage Grove Ave	0.66mi	3/2.0 (-1)	1,426 (-8%)	2mo	$219,500	$154	48
17024 Kimbark Ave	0.74mi	4/2.0	1,680 (+9%)	2mo	$176,000	$105	48
16721 School St	0.46mi	3/1.5 (-1)	1,344 (-13%)	3mo	$102,000	$76	46
1222 E 170th St	0.74mi	3/2.0 (-1)	1,750 (+13%)	2mo	$290,000	$166	34

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $15,782
• Equity at exit: $31,297

10-year hold

• IRR: 16.3%
• Equity multiple: 2.34×
• Total profit: $78,464
• Equity at exit: $18,148

Cash invested: $58,772 (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: 5.5×

Monthly cashflow live

• Estimated rent: $3,170 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$538 /mo · $6,452/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $778

Break-even live

Break-even rent $2,185

Max offer price $209,900

Occupancy floor 70%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.10mi

Listing history 7 events

1. 2026-06-18
   days on market $209,900 Active 8 DOM
2. 2026-06-17
   days on market $209,900 Active 7 DOM
3. 2026-06-16
   days on market $209,900 Active 6 DOM
4. 2026-06-15
   days on market $209,900 Active 5 DOM
5. 2026-06-13
   days on market $209,900 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $209,900 Active 2 DOM

ⓘ 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: $6,452 · $538/mo
• Projected year-2 tax: $6,452 · $538/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 3/10 Moderate
• 🌡 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: $38,040
• − Mortgage interest: −$11,758
• − Property taxes: −$6,452
• − Insurance: −$1,050
• − Repairs & maintenance: −$3,043
• − Management: −$3,043
• − Depreciation: −$6,106
• Taxable income: $6,588
• Est. tax owed @ 24.0%: −$1,581
• After-tax cash flow: $7,760/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

+74.9% since first listed

9 events — show timeline

• 2026-06-10 Listed $209,900 MRED as Distributed by MLS Grid
• 2016-01-12 Listing Removed — MRED as Distributed by MLS Grid
• 2015-09-03 Price Changed — MRED as Distributed by MLS Grid
• 2015-08-19 Price Changed — MRED as Distributed by MLS Grid
• 2015-07-03 Price Changed — MRED as Distributed by MLS Grid
• 2015-06-17 Relisted — MRED as Distributed by MLS Grid
• 2015-06-12 Listing Removed — MRED as Distributed by MLS Grid
• 2015-06-10 Listed — MRED as Distributed by MLS Grid
• 1993-08-20 Sold (Public Records) $120,000 Public Records

Property tax history

+2.2%/yr

Latest (2023): $6,452 · +7.7% YoY. Source: county tax records.