468 Joyce Ct · South Holland, IL 60473

$205,000

3 bd · 1.5 ba · 1,176 sqft · SingleFamily public records · 107 Days on market

Built 1958 6,751 sqft lot Est $214k · 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 +26.8/30.0
• 1% rule +10.0/10.0
• ARV discount +9.4/15.0
• DSCR +9.2/10.0
• 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

This Fully Remodeled 3-Bedroom Brick Ranch delivers unbeatable value and everyday convenience, with OVER $30,000 IN NEW UPGRADES and a 13-Month HOME WARRANTY included! All tucked away on a quiet cul-de-sac in a prime South Holland location. Step inside to a sun-filled Living Room with refinished Hardwood Floors. Two beautifully Updated Bathrooms on the main level offer everyday convenience. At the heart of the home, the inviting Kitchen features NEW CABINTRY with QUARTZ Countertops, NEW Stainless-Steel Appliances and ALL-NEW Flooring installed down to the subfloor for lasting quality. Crisp fresh paint, NEW matte black hardware, and NEW light fixtures tie every room together in a cohesive,

Key facts

• Quartz countertops
• Fully remodeled
• Quiet cul-de-sac

Tags

• FULLY REMODELED
• QUIET CUL-DE-SAC
• UPDATED BATHROOMS
• BRAND-NEW CABINETRY
• QUARTZ COUNTERTOPS
• NEW STAINLESS-STEEL APPLIANCES

Property features AI

Finance

• HOA & community: No master association fee required; Sidewalks, street lights, paved streets in neighborhood

Exterior

• Parking: Detached owned garage (1 car); Driveway parking; total of 3 parking spaces
• Security: Carbon monoxide detectors
• Utilities: Water source: Lake Michigan; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Rehab completed in 2025; Built approximately 61–70 years ago; Interstate access nearby
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built before 1978
• Exterior features: Patio; Property on a cul-de-sac

Interior

• Kitchen: Range; Microwave; Refrigerator; Stainless steel appliances; Eating area / breakfast bar
• Bedrooms: Master bedroom on main level (approx. 14 x 10, carpet); Bedroom on main level (approx. 13 x 10, carpet); Bedroom on main level (approx. 10 x 14, carpet)
• Flooring: Hardwood in living areas; Carpet in bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Combined dining and living room; Full, unfinished basement; CO detectors installed
• Laundry & utility: Laundry room; Gas dryer hookup; Laundry sink

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $187k (9.0% 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: 136 active listings in the ZIP; 5 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 $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 $57k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y 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 $131k; list at $205k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $186,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.52% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $214,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16417 Claire Ln	0.24mi	3/2.5	1,209 (+3%)	2mo	$254,995	$211	79
823 E 163rd St	0.41mi	3/1.0	1,184 (+1%)	1mo	$197,500	$167	77
735 E 163rd St	0.28mi	3/1.0	1,064 (-10%)	0mo	$195,000	$183	69
16728 School St	0.62mi	3/1.5	1,170 (-0%)	2mo	$196,000	$168	68
112 E 160th Pl	0.55mi	3/2.0	1,141 (-3%)	2mo	$210,000	$184	66
535 E 166th Pl	0.52mi	2/1.5 (-1)	1,200 (+2%)	2mo	$156,500	$130	65
944 E 163rd Pl	0.59mi	3/2.0	1,205 (+2%)	2mo	$201,000	$167	64
16645 Cottage Grove Ave	0.65mi	3/2.0	1,120 (-5%)	1mo	$211,894	$189	59
1006 E 163rd St	0.62mi	3/2.0	1,263 (+7%)	1mo	$262,500	$208	56
618 E 159th Pl	0.43mi	4/2.0 (+1)	1,294 (+10%)	2mo	$236,000	$182	55
459 E 166th St	0.46mi	4/2.0 (+1)	1,300 (+10%)	1mo	$235,000	$181	54
615 E 156th Pl	0.72mi	3/2.0	1,300 (+10%)	2mo	$198,650	$153	46

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,764
• Equity at exit: $30,566

10-year hold

• IRR: 11.0%
• Equity multiple: 1.87×
• Total profit: $49,693
• Equity at exit: $17,725

Cash invested: $57,400 (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: 136
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,113 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$739 /mo · $8,869/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $560

Break-even live

Break-even rent $2,405

Max offer price $205,000

Occupancy floor 77%

Sensitivity live

Price	-10% $676	-5% $618	+0% $560	+5% $502	+10% $444
Rent	-10% $314	-5% $437	+0% $560	+5% $683	+10% $805
Rate	-1.0pp $663	-0.5pp $612	base $560	+0.5pp $506	+1.0pp $452

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: $51,250
• Closing costs: $6,150
• 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	0.65mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	0.94mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	0.94mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	7d	1	0.99mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	11d	1	1.22mi

Listing history 35 events

1. 2026-06-21
   days on market $205,000 Active 107 DOM
2. 2026-06-18
   days on market $205,000 Active 104 DOM
3. 2026-06-17
   days on market $205,000 Active 103 DOM
4. 2026-06-16
   days on market $205,000 Active 102 DOM
5. 2026-06-15
   days on market $205,000 Active 101 DOM
6. 2026-06-13
   days on market $205,000 Active 99 DOM
7. 2026-06-13
   days on market $205,000 Active 98 DOM
8. 2026-06-09
   days on market $205,000 Active 95 DOM
9. 2026-06-08
   days on market $205,000 Active 94 DOM
10. 2026-06-07
    days on market $205,000 Active 93 DOM
11. 2026-06-04
    days on market $205,000 Active 90 DOM
12. 2026-06-03
    days on market $205,000 Active 89 DOM
13. 2026-06-02
    days on market $205,000 Active 88 DOM
14. 2026-06-01
    days on market $205,000 Active 87 DOM
15. 2026-05-31
    days on market $205,000 Active 86 DOM
16. 2026-05-19
    price $205,000
17. 2026-03-06
    listed $215,000 Active
18. 2026-03-05
    historical
19. 2026-02-01
    listed Active
20. 2026-02-01
    historical
21. 2026-01-09
    price
22. 2025-12-15
    price
23. 2025-11-21
    listed Active
24. 2019-12-26
    historical
25. 2019-11-13
    price
26. 2019-09-28
    listed New
27. 2013-11-08
    soldstatus $131,200 Closed Sale
28. 2013-07-09
    historical Contingent
29. 2013-07-09
    listed $131,200 New
30. 2013-06-26
    soldstatus $50,200 Closed Sale
31. 2013-05-07
    status Pending
32. 2013-04-03
    listed $60,000 New
33. 2012-05-13
    historical
34. 2011-05-13
    listed New
35. 1999-11-16
    soldstatus $90,500

ⓘ 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: $8,869 · $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 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: $37,354
• − Mortgage interest: −$11,483
• − Property taxes: −$8,869
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,988
• − Management: −$2,988
• − Depreciation: −$5,964
• Taxable income: $4,036
• Est. tax owed @ 24.0%: −$969
• After-tax cash flow: $5,746/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

+126.5% since first listed

20 events — show timeline

• 2026-05-19 Price Changed $205,000 MRED as Distributed by MLS Grid
• 2026-03-06 Listed $215,000 MRED as Distributed by MLS Grid
• 2026-03-05 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-01 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-01 Listed — MRED as Distributed by MLS Grid
• 2026-01-09 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-15 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-21 Listed — MRED as Distributed by MLS Grid
• 2019-12-26 Listing Removed — MRED as Distributed by MLS Grid
• 2019-11-13 Price Changed — MRED as Distributed by MLS Grid
• 2019-09-28 Listed — MRED as Distributed by MLS Grid
• 2013-11-08 Sold (MLS) $131,200 MRED as Distributed by MLS Grid
• 2013-07-09 Contingent — MRED as Distributed by MLS Grid
• 2013-07-09 Listed $131,200 MRED as Distributed by MLS Grid
• 2013-06-26 Sold (MLS) $50,200 MRED as Distributed by MLS Grid
• 2013-05-07 Pending — MRED as Distributed by MLS Grid
• 2013-04-03 Listed $60,000 MRED as Distributed by MLS Grid
• 2012-05-13 Listing Removed — MRED as Distributed by MLS Grid
• 2011-05-13 Listed — MRED as Distributed by MLS Grid
• 1999-11-16 Sold (Public Records) $90,500 Public Records

Property tax history

+5.9%/yr

Latest (2023): $8,869 · +44.9% YoY. Source: county tax records.