16353 Drexel Ave · South Holland, IL 60473

$235,000

3 bd · 1.5 ba · 1,281 sqft · SingleFamily public records · 53 Days on market

Built 1961 Est $222k · 6% over

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +4.8/15.0
• 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

3 beds 2.5 bath maintained home nestled on a quiet, tree-lined street in the heart of South Holland, looking for a savvy buyer to update the home. Sold in "as is" condition. Featuring well-sized rooms and a seamless flow. The main level features original hardwood floors, combined living and dining room areas. The basement features 1 bedroom and full bathroom with large recreational space and bar. 2 car garage and side drive with a decent backyard. Located near park, school, shopping, and I-94 highway, this home provides easy access to everything you need while maintaining a peaceful neighborhood feel. Motivated seller and looking for a quick sale.

Key facts

• 2 garage spots
• Built 1961
• Listed 52 days

Tags

• ORIGINAL HARDWOOD FLOORS
• LARGE RECREATIONAL SPACE
• PEACEFUL NEIGHBORHOOD FEEL

Property features AI

Finance

• Other: School bus service available; Special service area: T
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage owned (2 garage spaces); Concrete driveway and side driveway; total parking for 2 vehicles
• Utilities: Public water; Public sewer; Electric with circuit breaker panel
• Home design: Detached single-family home; One-story design; Fee simple ownership; Approximately 2,281 total square feet (finished and total); Lower level area noted
• Construction: Brick construction; Shake roof; Concrete perimeter foundation; Built approximately 61–70 years ago; Property built before 1978
• Exterior features: Common grounds; Lot approximately 0.25–0.49 acre

Interior

• Kitchen: Main-level kitchen (10 x 9)
• Bedrooms: Master bedroom on the main level (13 x 12) with hardwood flooring; Bedroom 2 on the main level (12 x 10) with hardwood flooring; Bedroom 3 on the main level (11 x 10) with hardwood flooring; Additional bedroom listed (possible bedroom) and basement bonus room
• Flooring: Hardwood flooring in living room and primary/main bedrooms; Laminate flooring in the basement bonus room
• Bathrooms: Two full bathrooms; One half bathroom; Basement has a bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement with walk-out access; Bonus room in the basement; Combined dining and living area; Total of 8 rooms
• Laundry & utility: Basement laundry room (8 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $797 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• 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-, 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: 136 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $66k; list at $235k implies a 256% gain — meaningful room to come down on a strong offer.

Recommended offer $227,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 10.36%
• Cash-on-cash: 14.53%
• DSCR: 1.65
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $221,613
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 E 163rd St	0.18mi	3/2.0	1,263 (-1%)	1mo	$262,500	$208	86
823 E 163rd St	0.16mi	3/1.0	1,184 (-8%)	1mo	$197,500	$167	77
16549 Cottage Grove Ave	0.24mi	3/2.0	1,426 (+11%)	2mo	$219,500	$154	66
702 E 162nd Pl	0.33mi	3/2.0	1,400 (+9%)	1mo	$230,000	$164	66
16927 Langley Ave	0.71mi	3/1.5	1,288 (+0%)	1mo	$179,900	$140	65
16417 Claire Ln	0.44mi	3/2.5	1,209 (-6%)	2mo	$254,995	$211	65
459 E 166th St	0.59mi	4/2.0 (+1)	1,300 (+2%)	1mo	$235,000	$181	62
618 E 159th Pl	0.64mi	4/2.0 (+1)	1,294 (+1%)	2mo	$236,000	$182	60
16645 Cottage Grove Ave	0.36mi	3/2.0	1,120 (-13%)	1mo	$211,894	$189	60
1241 E 168th St	0.69mi	3/3.0	1,331 (+4%)	2mo	$230,000	$173	54
16001 Avalon Ave	0.66mi	4/2.0 (+1)	1,136 (-11%)	1mo	$187,500	$165	43
16712 Elm St	0.71mi	3/2.0	1,446 (+13%)	2mo	$191,000	$132	42

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: 5.0%
• Equity multiple: 1.19×
• Total profit: $12,757
• Equity at exit: $35,039

10-year hold

• IRR: 14.5%
• Equity multiple: 2.17×
• Total profit: $76,818
• Equity at exit: $20,319

Cash invested: $65,800 (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: 136
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $3,151 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$362 /mo · $4,345/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $797

Break-even live

Break-even rent $2,142

Max offer price $235,000

Occupancy floor 70%

Sensitivity live

Price	-10% $930	-5% $863	+0% $797	+5% $730	+10% $664
Rent	-10% $548	-5% $672	+0% $797	+5% $921	+10% $1,046
Rate	-1.0pp $915	-0.5pp $857	base $797	+0.5pp $736	+1.0pp $674

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.22mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	7d	1	0.67mi
15707 Dante Dr South Holland, IL	3.0	2.0	1800	$2,950	$1.64	4d	1	1.13mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	9d	1	1.21mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	1.21mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	9d	1	1.49mi

Listing history 17 events

1. 2026-06-21
   days on market $235,000 Active 53 DOM
2. 2026-06-18
   days on market $235,000 Active 50 DOM
3. 2026-06-17
   days on market $235,000 Active 49 DOM
4. 2026-06-16
   days on market $235,000 Active 48 DOM
5. 2026-06-15
   days on market $235,000 Active 47 DOM
6. 2026-06-13
   days on market $235,000 Active 45 DOM
7. 2026-06-13
   days on market $235,000 Active 44 DOM
8. 2026-06-09
   days on market $235,000 Active 41 DOM
9. 2026-06-08
   days on market $235,000 Active 40 DOM
10. 2026-06-07
    days on market $235,000 Active 39 DOM
11. 2026-06-04
    days on market $235,000 Active 36 DOM
12. 2026-06-03
    days on market $235,000 Active 35 DOM
13. 2026-06-02
    days on market $235,000 Active 34 DOM
14. 2026-06-01
    days on market $235,000 Active 33 DOM
15. 2026-05-31
    days on market $235,000 Active 32 DOM
16. 2026-04-28
    listed $235,000 Active
17. 1983-04-20
    soldstatus $66,000

ⓘ 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: $4,345 · $362/mo
• Projected year-2 tax: $4,840 · $403/mo
• Expected delta: +$495/yr (+$41/mo · 11.4%)

ⓘ 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 ≥103°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: $37,810
• − Mortgage interest: −$13,164
• − Property taxes: −$4,345
• − Insurance: −$1,175
• − Repairs & maintenance: −$3,025
• − Management: −$3,025
• − Depreciation: −$6,836
• Taxable income: $6,240
• Est. tax owed @ 24.0%: −$1,498
• After-tax cash flow: $8,064/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

+256.1% since first listed

2 events — show timeline

• 2026-04-28 Listed $235,000 MRED as Distributed by MLS Grid
• 1983-04-20 Sold (Public Records) $66,000 Public Records

Property tax history

+4.9%/yr

Latest (2023): $4,345 · +79.0% YoY. Source: county tax records.