14951 Riverside Dr · South Holland, IL 60473

$185,000

3 bd · 1.5 ba · 1,135 sqft · SingleFamily public records · 205 Days on market

Built 1927 7,405 sqft lot Est $152k · 22% 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Hardwood flooring
• Security system
• Newer plumbing

Tags

• SECURITY SYSTEM
• MAINTENANCE FREE EXTERIOR
• HARDWOOD FLOORING
• NEWER PLUMBING
• CENTRAL AIR

Property features AI

Finance

• Other: Parcel number 29093180080000; Not currently leased; Possession at closing or immediate
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with two garage spaces; Concrete driveway; Garage door opener; Garage owned
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; Two-story model; Fee simple ownership; Built before 1978 (home is 91–100 years old)
• Construction: Frame construction; Asphalt roof; Concrete perimeter foundation
• Exterior features: Lot roughly 50 x 150; Neighborhood has park, sidewalks, street lights, and paved streets

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on main level (12 x 12) with full bath; Two additional bedrooms on second level (each 12 x 12); Den on second level (12 x 12)
• Flooring: Hardwood floors throughout primary living areas and bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor bedroom; 7 total rooms; Unfinished attic; Unfinished/partial basement
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $185k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.26% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.74%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $152,090
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
523 E 149th St	0.17mi	3/1.5	1,143 (+1%)	2mo	$80,000	$70	90
14727 Riverside Dr	0.30mi	4/2.0 (+1)	1,200 (+6%)	3mo	$212,000	$177	67
14825 Perry Ave	0.17mi	4/2.0 (+1)	1,014 (-11%)	1mo	$200,000	$197	66
931 Miller Pl	0.44mi	3/1.5	1,042 (-8%)	1mo	$140,000	$134	65
15061 Wabash Ave	0.67mi	3/1.5	1,116 (-2%)	2mo	$150,000	$134	64
15536 State St	0.63mi	3/1.0	1,212 (+7%)	4mo	$140,000	$116	54
14817 S Wentworth Ave	0.56mi	3/2.0	1,270 (+12%)	3mo	$180,000	$142	50
15444 State St	0.58mi	3/2.5	1,254 (+10%)	2mo	$207,000	$165	49
15316 4th Ave	0.52mi	3/1.0	964 (-15%)	2mo	$35,000	$36	47
14844 Wabash Ave	0.60mi	3/1.0	1,277 (+12%)	4mo	$125,000	$98	46
14828 Wabash Ave	0.63mi	3/1.0	1,296 (+14%)	1mo	$112,000	$86	44
14914 Edbrooke Ave	0.64mi	3/1.0	1,287 (+13%)	2mo	$100,000	$78	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: 6.6%
• Equity multiple: 1.26×
• Total profit: $13,256
• Equity at exit: $27,584

10-year hold

• IRR: 15.9%
• Equity multiple: 2.30×
• Total profit: $67,123
• Equity at exit: $15,995

Cash invested: $51,800 (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: 135
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,339 high
• Mortgage (P&I): −$970
• Tax from tax record: −$121 /mo · $1,455/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $679

Break-even live

Break-even rent $1,479

Max offer price $185,000

Occupancy floor 66%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	24d	1	0.64mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	10d	1	1.05mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	1.31mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	7d	1	1.31mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	24d	1	1.43mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	24d	1	1.50mi
14101 S Atlantic Ave Riverdale, IL	2.0	1.0	790	$1,140	$1.44	7d	1	1.50mi

Listing history 25 events

1. 2026-06-18
   days on market $185,000 Active 205 DOM
2. 2026-06-17
   days on market $185,000 Active 204 DOM
3. 2026-06-16
   days on market $185,000 Active 203 DOM
4. 2026-06-15
   days on market $185,000 Active 202 DOM
5. 2026-06-13
   days on market $185,000 Active 200 DOM
6. 2026-06-13
   days on market $185,000 Active 199 DOM
7. 2026-06-09
   days on market $185,000 Active 196 DOM
8. 2026-06-08
   days on market $185,000 Active 195 DOM
9. 2026-06-07
   days on market $185,000 Active 194 DOM
10. 2026-06-04
    days on market $185,000 Active 191 DOM
11. 2026-06-03
    days on market $185,000 Active 190 DOM
12. 2026-06-02
    days on market $185,000 Active 189 DOM
13. 2026-06-01
    days on market $185,000 Active 188 DOM
14. 2026-05-31
    days on market $185,000 Active 187 DOM
15. 2026-01-09
    price $185,000
16. 2025-11-25
    listed $200,000 Active
17. 2025-11-25
    historical
18. 2025-07-02
    listed Active
19. 2016-06-29
    soldstatus $67,000
20. 2016-05-20
    soldstatus $67,000 Closed Sale 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2016-05-05
    status Pending 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2016-03-26
    historical Contingent 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

23. 2016-02-29
    listed $99,900 New 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

24. 1988-01-15
    soldstatus $40,000
25. 1988-01-01
    soldstatus $40,000

ⓘ 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: $1,455 · $121/mo
• Projected year-2 tax: $2,827 · $236/mo
• Expected delta: +$1,372/yr (+$114/mo · 94.3%)

ⓘ 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 ≥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: $28,068
• − Mortgage interest: −$10,363
• − Property taxes: −$1,455
• − Insurance: −$925
• − Repairs & maintenance: −$2,245
• − Management: −$2,245
• − Depreciation: −$5,382
• Taxable income: $5,452
• Est. tax owed @ 24.0%: −$1,309
• After-tax cash flow: $6,843/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

+362.5% since first listed

11 events — show timeline

• 2026-01-09 Price Changed $185,000 MRED as Distributed by MLS Grid
• 2025-11-25 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-25 Listed $200,000 MRED as Distributed by MLS Grid
• 2025-07-02 Listed — MRED as Distributed by MLS Grid
• 2016-06-29 Sold (Public Records) $67,000 Public Records
• 2016-05-20 Sold (MLS) $67,000 MRED as Distributed by MLS Grid
• 2016-05-05 Pending — MRED as Distributed by MLS Grid
• 2016-03-26 Contingent — MRED as Distributed by MLS Grid
• 2016-02-29 Listed $99,900 MRED as Distributed by MLS Grid
• 1988-01-15 Sold (Public Records) $40,000 Public Records
• 1988-01-01 Sold (Public Records) $40,000 Public Records

Property tax history

-1.8%/yr

Latest (2023): $1,455 · +246.5% YoY. Source: county tax records.