14955 Riverside Dr · South Holland, IL 60473

$56,000

3 bd · 1.0 ba · 698 sqft · SingleFamily public records · 409 Days on market

Built 1927 7,575 sqft lot Est $79k · 29% under ↓ 10% since listing

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

3 BEDROOM FRAME CAPE COD WITH A FORMAL DINING ROOM, HARDWOOD FLOORS, AND A FINISHED BASEMENT. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY.

Key facts

• 7,575 sq ft lot
• Built 1927
• Listed 409 days

Property features AI

Finance

• Other: Property in South Holland (Thornton Township)
• Financial info: Special service area: No
• HOA & community: No master association fees required

Exterior

• Utilities: Water from Lake Michigan; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Built before 1978 (property age ~91–100 years)
• Construction: Aluminum siding; Not rebuilt or rehabbed
• Exterior features: Lot dimensions approximately 50 x 145; Lot less than 0.25 acre

Interior

• Kitchen: Kitchen on main level (approx. 16 x 17)
• Bedrooms: Three bedrooms (master on main level; two bedrooms on second level — approx. 12 x 13 and 10 x 12)
• Bathrooms: One full bathroom; One half bathroom; Basement has bathroom plumbing (basement bathrooms: yes)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Five total rooms; Unfinished full basement
• Laundry & utility: Laundry room in the house

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $49k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 8.4% in South Holland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 $387 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 409 days — a 12% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $44k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $56k implies a 387% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 409 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. 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: 2.15% ✓
• Cap rate: 16.21%
• Cash-on-cash: 35.42%
• DSCR: 2.58
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $78,874
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14717 E Riverside Dr	0.33mi	2/1.0 (-1)	728 (+4%)	3mo	$35,000	$48	70
14921 Oakdale Ave	0.26mi	2/2.0 (-1)	768 (+10%)	3mo	$55,000	$72	60
14924 Oakdale Ave	0.23mi	3/1.0	768 (+10%)	17mo	$143,000	$186	58
296 E 149th St	0.57mi	3/1.0	772 (+11%)	4mo	$93,000	$120	52
14726 Madison Ave	0.63mi	2/1.0 (-1)	760 (+9%)	1mo	$35,000	$46	50
319 E 148th St	0.57mi	2/1.0 (-1)	724 (+4%)	15mo	$115,000	$159	50
828 E 155th St	0.62mi	2/1.0 (-1)	675 (-3%)	22mo	$47,250	$70	42
15360 9th Ave	0.59mi	2/1.0 (-1)	787 (+13%)	18mo	$89,000	$113	31

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: 31.1%
• Equity multiple: 2.31×
• Total profit: $20,488
• Equity at exit: $8,350

10-year hold

• IRR: 38.3%
• Equity multiple: 4.58×
• Total profit: $56,130
• Equity at exit: $4,842

Cash invested: $15,680 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$294
• Tax from tax record: −$172 /mo · $2,065/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $463

Break-even live

Break-even rent $619

Max offer price $56,000

Occupancy floor 57%

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14119 S Tracy Ave Riverdale, IL	2.0	1.0	696	$1,205	$1.73	3d	1	1.47mi

Listing history 42 events

1. 2026-06-18
   days on market $56,000 Active 409 DOM
2. 2026-06-17
   days on market $56,000 Active 408 DOM
3. 2026-06-16
   days on market $56,000 Active 407 DOM
4. 2026-06-15
   days on market $56,000 Active 406 DOM
5. 2026-06-13
   days on market $56,000 Active 404 DOM
6. 2026-06-13
   days on market $56,000 Active 403 DOM
7. 2026-06-09
   days on market $56,000 Active 400 DOM
8. 2026-06-08
   days on market $56,000 Active 399 DOM
9. 2026-06-07
   days on market $56,000 Active 398 DOM
10. 2026-06-04
    pricedays on market $56,000 Active 395 DOM
11. 2026-06-03
    days on market $61,000 Active 394 DOM
12. 2026-06-02
    days on market $61,000 Active 393 DOM
13. 2026-06-01
    days on market $61,000 Active 392 DOM
14. 2026-05-31
    days on market $61,000 Active 391 DOM
15. 2026-05-20
    price $61,000
16. 2026-04-30
    price $64,000
17. 2026-04-09
    price $67,000
18. 2026-03-25
    price $72,000
19. 2026-02-26
    price $73,000
20. 2026-01-05
    price $74,000
21. 2025-11-04
    price $79,000
22. 2025-09-29
    price $85,000
23. 2025-09-05
    price $90,000
24. 2025-08-06
    price $92,000
25. 2025-07-08
    price $93,000
26. 2025-06-18
    price $94,000
27. 2025-06-02
    price $95,000
28. 2025-05-05
    listed $100,000 Active
29. 2020-06-15
    historical
30. 2019-09-27
    listed New
31. 2012-11-30
    soldstatus $11,500 Closed Sale 296-char remark

    Show marketing remark (296 chars)

    3 BEDROOM FRAME CAPE COD WITH A FORMAL DINING ROOM, HARDWOOD FLOORS, AND A FINISHED BASEMENT. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY.

32. 2012-11-02
    status Pending 296-char remark

    Show marketing remark (296 chars)

    3 BEDROOM FRAME CAPE COD WITH A FORMAL DINING ROOM, HARDWOOD FLOORS, AND A FINISHED BASEMENT. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY.

33. 2012-10-24
    price $15,900 Price Change 296-char remark

    Show marketing remark (296 chars)

    3 BEDROOM FRAME CAPE COD WITH A FORMAL DINING ROOM, HARDWOOD FLOORS, AND A FINISHED BASEMENT. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY.

34. 2012-10-23
    status Reactivated 296-char remark

    Show marketing remark (296 chars)

    3 BEDROOM FRAME CAPE COD WITH A FORMAL DINING ROOM, HARDWOOD FLOORS, AND A FINISHED BASEMENT. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY.

35. 2012-08-28
    status Pending 296-char remark

    Show marketing remark (296 chars)

    3 BEDROOM FRAME CAPE COD WITH A FORMAL DINING ROOM, HARDWOOD FLOORS, AND A FINISHED BASEMENT. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY.

36. 2012-08-02
    price $19,900 Price Change 296-char remark

    Show marketing remark (296 chars)

    3 BEDROOM FRAME CAPE COD WITH A FORMAL DINING ROOM, HARDWOOD FLOORS, AND A FINISHED BASEMENT. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY.

37. 2012-06-15
    price $25,900 Price Change 296-char remark

    Show marketing remark (296 chars)

    3 BEDROOM FRAME CAPE COD WITH A FORMAL DINING ROOM, HARDWOOD FLOORS, AND A FINISHED BASEMENT. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY.

38. 2012-05-16
    listed $30,000 New 296-char remark

    Show marketing remark (296 chars)

    3 BEDROOM FRAME CAPE COD WITH A FORMAL DINING ROOM, HARDWOOD FLOORS, AND A FINISHED BASEMENT. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY.

39. 2007-08-06
    historical
40. 2007-04-10
    listed
41. 2006-08-10
    soldstatus $123,000
42. 1997-04-28
    soldstatus $68,000

ⓘ 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: $2,065 · $172/mo
• Projected year-2 tax: $2,065 · $172/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 ≥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: $14,460
• − Mortgage interest: −$3,137
• − Property taxes: −$2,065
• − Insurance: −$280
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$1,629
• Taxable income: $5,036
• Est. tax owed @ 24.0%: −$1,209
• After-tax cash flow: $4,346/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

-10.3% since first listed

28 events — show timeline

• 2026-05-20 Price Changed $61,000 MRED as Distributed by MLS Grid
• 2026-04-30 Price Changed $64,000 MRED as Distributed by MLS Grid
• 2026-04-09 Price Changed $67,000 MRED as Distributed by MLS Grid
• 2026-03-25 Price Changed $72,000 MRED as Distributed by MLS Grid
• 2026-02-26 Price Changed $73,000 MRED as Distributed by MLS Grid
• 2026-01-05 Price Changed $74,000 MRED as Distributed by MLS Grid
• 2025-11-04 Price Changed $79,000 MRED as Distributed by MLS Grid
• 2025-09-29 Price Changed $85,000 MRED as Distributed by MLS Grid
• 2025-09-05 Price Changed $90,000 MRED as Distributed by MLS Grid
• 2025-08-06 Price Changed $92,000 MRED as Distributed by MLS Grid
• 2025-07-08 Price Changed $93,000 MRED as Distributed by MLS Grid
• 2025-06-18 Price Changed $94,000 MRED as Distributed by MLS Grid
• 2025-06-02 Price Changed $95,000 MRED as Distributed by MLS Grid
• 2025-05-05 Listed $100,000 MRED as Distributed by MLS Grid
• 2020-06-15 Listing Removed — MRED as Distributed by MLS Grid
• 2019-09-27 Listed — MRED as Distributed by MLS Grid
• 2012-11-30 Sold (MLS) $11,500 MRED as Distributed by MLS Grid
• 2012-11-02 Pending — MRED as Distributed by MLS Grid
• 2012-10-24 Price Changed $15,900 MRED as Distributed by MLS Grid
• 2012-10-23 Relisted — MRED as Distributed by MLS Grid
• 2012-08-28 Pending — MRED as Distributed by MLS Grid
• 2012-08-02 Price Changed $19,900 MRED as Distributed by MLS Grid
• 2012-06-15 Price Changed $25,900 MRED as Distributed by MLS Grid
• 2012-05-16 Listed $30,000 MRED as Distributed by MLS Grid
• 2007-08-06 Listing Removed — MRED as Distributed by MLS Grid
• 2007-04-10 Listed — MRED as Distributed by MLS Grid
• 2006-08-10 Sold (Public Records) $123,000 Public Records
• 1997-04-28 Sold (Public Records) $68,000 Public Records

Property tax history

-0.3%/yr

Latest (2023): $2,065 · +502.5% YoY. Source: county tax records.