16419 Woodlawn West Ave · South Holland, IL 60473

$234,900

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 31 Days on market

Built 1972 7,200 sqft lot Est $189k · 24% 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 +24.5/30.0
• 1% rule +8.5/10.0
• DSCR +7.9/10.0
• 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

Beautiful bI-Level remodeled approximately 5 years ago with windows, exterior & interior doors,ceramic tile in kitchen,& both baths, cabinets, bath tub, shower stall,furnace & central air. hardwood floors, large deck & attached garage.

Key facts

• Black cabinets
• Tiled backsplash
• Full bathroom

Tags

• REFINISHED HARDWOOD FLOORING
• REFRESHED KITCHEN
• BLACK CABINETS
• GRANITE COUNTERTOPS
• TILED BACKSPLASH
• FULL BATHROOM

Property features AI

Finance

• Other: Ownership is fee simple; Possession available at closing or immediate
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1 garage space; 1 total parking space)
• Utilities: Public water; Public sewer; Electric with circuit breaker panel
• Home design: Detached single-family raised ranch (bi-level)
• Construction: Aluminum siding and brick exterior; Built 51–60 years ago; Home built before 1978
• Exterior features: Lot dimensions approximately 40 x 125; Lot is less than 0.25 acre

Interior

• Kitchen: Kitchen on main level with ceramic tile flooring (approx. 12 x 10)
• Bedrooms: 4 bedrooms (Master bedroom on main level; additional bedrooms on main and lower levels); Bedroom sizes include 14 x 10 (master), 12 x 10, 10 x 10, 10 x 8
• Flooring: Hardwood in living areas and main-level bedrooms; Ceramic tile in kitchen; Carpet in lower-level rooms
• Bathrooms: 2 full bathrooms (one in basement)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full basement; 8 total rooms
• Laundry & utility: Lower-level laundry room (approx. 9 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/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.

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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 9 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.
• Current owner paid $92k; list at $235k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,853 (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 1972 — 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: 1.35% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.81%
• DSCR: 1.39
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $188,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16645 Cottage Grove Ave	0.57mi	3/2.0	1,120 (+1%)	1mo	$211,894	$189	66
944 E 163rd Pl	0.28mi	3/2.0	1,205 (+9%)	2mo	$201,000	$167	66
823 E 163rd St	0.46mi	3/1.0	1,184 (+7%)	1mo	$197,500	$167	66
930 E 161 Pl	0.45mi	3/1.5	1,164 (+5%)	5mo	$149,574	$129	63
16001 Avalon Ave	0.51mi	4/2.0 (+1)	1,136 (+3%)	1mo	$187,500	$165	62
1006 E 163rd St	0.27mi	3/2.0	1,263 (+14%)	1mo	$262,500	$208	59
16428 Greenwood Ave	0.15mi	4/2.0 (+1)	1,260 (+14%)	3mo	$215,000	$171	58
634 E 161st St	0.74mi	3/1.5	1,104 (0%)	7mo	$234,900	$213	57
16015 Drexel Ave	0.59mi	4/2.0 (+1)	1,091 (-1%)	7mo	$189,900	$174	56
16419 School St	0.68mi	3/1.0	1,020 (-8%)	6mo	$150,000	$147	50
664 E 163rd St	0.65mi	4/2.0 (+1)	1,170 (+6%)	4mo	$200,000	$171	47
656 E 160th Pl	0.74mi	2/1.5 (-1)	1,152 (+4%)	8mo	$129,000	$112	45

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-7,013
• Equity at exit: $35,024

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $34,702
• Equity at exit: $20,310

Cash invested: $65,772 (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: 6.2×

Monthly cashflow live

• Estimated rent: $3,181 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$700 /mo · $8,403/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $483

Break-even live

Break-even rent $2,570

Max offer price $234,900

Occupancy floor 80%

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: $58,725
• Closing costs: $7,047
• 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	2d	1	0.29mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	6d	1	0.52mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	1.38mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	7d	1	1.38mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	7d	1	1.43mi

Listing history 49 events

1. 2026-06-18
   days on market $234,900 Active 31 DOM
2. 2026-06-17
   days on market $234,900 Active 30 DOM
3. 2026-06-16
   days on market $234,900 Active 29 DOM
4. 2026-06-15
   days on market $234,900 Active 28 DOM
5. 2026-06-13
   days on market $234,900 Active 26 DOM
6. 2026-06-13
   pricedays on market $234,900 Active 25 DOM
7. 2026-06-09
   days on market $244,900 Active 22 DOM
8. 2026-06-08
   days on market $244,900 Active 21 DOM
9. 2026-06-07
   days on market $244,900 Active 20 DOM
10. 2026-06-04
    days on market $244,900 Active 17 DOM
11. 2026-06-03
    days on market $244,900 Active 16 DOM
12. 2026-06-02
    days on market $244,900 Active 15 DOM
13. 2026-06-01
    days on market $244,900 Active 14 DOM
14. 2026-05-31
    days on market $244,900 Active 13 DOM
15. 2026-05-18
    listed $244,900 Active
16. 2026-05-18
    historical
17. 2026-05-11
    price
18. 2026-04-28
    price
19. 2026-04-13
    price
20. 2026-03-21
    listed Active
21. 2017-02-03
    soldstatus $92,500 Closed Sale 251-char remark

    Show marketing remark (251 chars)

    Beautiful bI-Level remodeled approximately 5 years ago with windows, exterior & interior doors,ceramic tile in kitchen,& both baths, cabinets, bath tub, shower stall,furnace & central air. hardwood floors, large deck & attached garage.

22. 2017-01-14
    status Pending 251-char remark

    Show marketing remark (251 chars)

    Beautiful bI-Level remodeled approximately 5 years ago with windows, exterior & interior doors,ceramic tile in kitchen,& both baths, cabinets, bath tub, shower stall,furnace & central air. hardwood floors, large deck & attached garage.

23. 2016-11-01
    historical Contingent 251-char remark

    Show marketing remark (251 chars)

    Beautiful bI-Level remodeled approximately 5 years ago with windows, exterior & interior doors,ceramic tile in kitchen,& both baths, cabinets, bath tub, shower stall,furnace & central air. hardwood floors, large deck & attached garage.

24. 2016-10-25
    status Reactivated 251-char remark

    Show marketing remark (251 chars)

    Beautiful bI-Level remodeled approximately 5 years ago with windows, exterior & interior doors,ceramic tile in kitchen,& both baths, cabinets, bath tub, shower stall,furnace & central air. hardwood floors, large deck & attached garage.

25. 2016-10-05
    historical Contingent 251-char remark

    Show marketing remark (251 chars)

    Beautiful bI-Level remodeled approximately 5 years ago with windows, exterior & interior doors,ceramic tile in kitchen,& both baths, cabinets, bath tub, shower stall,furnace & central air. hardwood floors, large deck & attached garage.

26. 2016-09-15
    status Reactivated 251-char remark

    Show marketing remark (251 chars)

    Beautiful bI-Level remodeled approximately 5 years ago with windows, exterior & interior doors,ceramic tile in kitchen,& both baths, cabinets, bath tub, shower stall,furnace & central air. hardwood floors, large deck & attached garage.

27. 2016-07-17
    historical Contingent 251-char remark

    Show marketing remark (251 chars)

    Beautiful bI-Level remodeled approximately 5 years ago with windows, exterior & interior doors,ceramic tile in kitchen,& both baths, cabinets, bath tub, shower stall,furnace & central air. hardwood floors, large deck & attached garage.

28. 2016-01-19
    listed $99,900 New 251-char remark

    Show marketing remark (251 chars)

    Beautiful bI-Level remodeled approximately 5 years ago with windows, exterior & interior doors,ceramic tile in kitchen,& both baths, cabinets, bath tub, shower stall,furnace & central air. hardwood floors, large deck & attached garage.

29. 2011-04-27
    soldstatus $114,000 Closed Sale
30. 2011-04-13
    status Pending
31. 2011-03-25
    historical Contingent
32. 2011-03-22
    status Reactivated
33. 2011-01-31
    historical Contingent
34. 2010-12-07
    listed $119,900 New
35. 2010-04-05
    soldstatus $48,000 Closed Sale
36. 2010-03-15
    status Pending
37. 2010-03-15
    historical
38. 2010-03-11
    historical Contingent
39. 2010-02-26
    price $49,900 Price Change
40. 2010-02-04
    listed $57,900 New
41. 2009-11-14
    historical
42. 2009-10-29
    price Price Change
43. 2009-10-09
    price Price Change
44. 2009-09-18
    price Price Change
45. 2009-05-14
    price
46. 2009-03-28
    listed
47. 2000-11-30
    soldstatus $100,000
48. 1995-09-11
    soldstatus $86,000
49. 1986-04-01
    soldstatus $65,000

ⓘ 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: $8,403 · $700/mo
• Projected year-2 tax: $8,403 · $700/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 (shaded) · 24% 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: $38,169
• − Mortgage interest: −$13,158
• − Property taxes: −$8,403
• − Insurance: −$1,174
• − Repairs & maintenance: −$3,054
• − Management: −$3,054
• − Depreciation: −$6,833
• Taxable income: $2,493
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $5,196/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

+276.8% since first listed

35 events — show timeline

• 2026-05-18 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-18 Listed $244,900 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
• 2026-04-13 Price Changed — MRED as Distributed by MLS Grid
• 2026-03-21 Listed — MRED as Distributed by MLS Grid
• 2017-02-03 Sold (MLS) $92,500 MRED as Distributed by MLS Grid
• 2017-01-14 Pending — MRED as Distributed by MLS Grid
• 2016-11-01 Contingent — MRED as Distributed by MLS Grid
• 2016-10-25 Relisted — MRED as Distributed by MLS Grid
• 2016-10-05 Contingent — MRED as Distributed by MLS Grid
• 2016-09-15 Relisted — MRED as Distributed by MLS Grid
• 2016-07-17 Contingent — MRED as Distributed by MLS Grid
• 2016-01-19 Listed $99,900 MRED as Distributed by MLS Grid
• 2011-04-27 Sold (MLS) $114,000 MRED as Distributed by MLS Grid
• 2011-04-13 Pending — MRED as Distributed by MLS Grid
• 2011-03-25 Contingent — MRED as Distributed by MLS Grid
• 2011-03-22 Relisted — MRED as Distributed by MLS Grid
• 2011-01-31 Contingent — MRED as Distributed by MLS Grid
• 2010-12-07 Listed $119,900 MRED as Distributed by MLS Grid
• 2010-04-05 Sold (MLS) $48,000 MRED as Distributed by MLS Grid
• 2010-03-15 Pending — MRED as Distributed by MLS Grid
• 2010-03-15 Listing Removed — MRED as Distributed by MLS Grid
• 2010-03-11 Contingent — MRED as Distributed by MLS Grid
• 2010-02-26 Price Changed $49,900 MRED as Distributed by MLS Grid
• 2010-02-04 Listed $57,900 MRED as Distributed by MLS Grid
• 2009-11-14 Listing Removed — MRED as Distributed by MLS Grid
• 2009-10-29 Price Changed — MRED as Distributed by MLS Grid
• 2009-10-09 Price Changed — MRED as Distributed by MLS Grid
• 2009-09-18 Price Changed — MRED as Distributed by MLS Grid
• 2009-05-14 Price Changed — MRED as Distributed by MLS Grid
• 2009-03-28 Listed — MRED as Distributed by MLS Grid
• 2000-11-30 Sold (Public Records) $100,000 Public Records
• 1995-09-11 Sold (Public Records) $86,000 Public Records
• 1986-04-01 Sold (Public Records) $65,000 Public Records

Property tax history

+3.8%/yr

Latest (2023): $8,403 · +22.7% YoY. Source: county tax records.