16404 Betty Ln · South Holland, IL 60473

$199,999

3 bd · 1.5 ba · 1,354 sqft · SingleFamily public records · 27 Days on market

Built 1960 Est $226k · 12% under

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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 +12.7/15.0
• 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

Well maintained 3 bedroom 1.1 bathroom 1500+ square foot ranch with new recessed lighting, laminate floors and countertops in the kitchen, newly finished basement ('13) with a 4th bedroom/office, laundry room, lower level family room and storage room, updated electric and newer furnace ('12), new roof ('14), 2-car detached garage with side drive, hardwood floors underneath carpeting in the living room and much more!

Key facts

• 2 garage spots
• Built 1960
• Listed 27 days

Property features AI

Finance

• Other: School bus service; Interstate access
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage owned by the property; Concrete driveway; Two parking spaces (2-car garage total)
• Security: Security system
• Utilities: Water source: Lake Michigan; Sewer: Other
• Home design: Detached single-family home; Split-level design; Fee simple ownership; Built prior to 1978
• Construction: Brick construction; Brick/mortar foundation; Asphalt roof; Estimated age: 61–70 years
• Exterior features: Landscaped yard; Fenced yard

Interior

• Kitchen: Eating-area kitchen (table space)
• Bedrooms: Three bedrooms on the main level; One additional bedroom in the basement (possible 4th bedroom)
• Flooring: Hardwood flooring in main living areas and bedrooms; Vinyl flooring in the kitchen; Other flooring in basement rooms
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; Unfinished attic; 8 total rooms; Cable TV hookup; Security system; Ceiling fans; Sump pump
• Laundry & utility: Laundry in basement; Gas dryer hookup; In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $790 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y ago; this cycle's ask has dropped $31k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $200k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.

Recommended offer $196,999 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.63% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.93%
• DSCR: 1.75
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $226,118
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 E 162nd Pl	0.24mi	3/2.0	1,400 (+3%)	1mo	$230,000	$164	80
16417 Claire Ln	0.08mi	3/2.5	1,209 (-11%)	2mo	$254,995	$211	73
459 E 166th St	0.32mi	4/2.0 (+1)	1,300 (-4%)	1mo	$235,000	$181	71
16549 Cottage Grove Ave	0.39mi	3/2.0	1,426 (+5%)	2mo	$219,500	$154	70
16712 Elm St	0.46mi	3/2.0	1,446 (+7%)	2mo	$191,000	$132	64
1006 E 163rd St	0.54mi	3/2.0	1,263 (-7%)	1mo	$262,500	$208	61
823 E 163rd St	0.33mi	3/1.0	1,184 (-13%)	1mo	$197,500	$167	60
618 E 159th Pl	0.55mi	4/2.0 (+1)	1,294 (-4%)	2mo	$236,000	$182	58
16927 Langley Ave	0.70mi	3/1.5	1,288 (-5%)	1mo	$179,900	$140	58
535 E 166th Pl	0.36mi	2/1.5 (-1)	1,200 (-11%)	2mo	$156,500	$130	57
16535 S Elm Ct	0.26mi	4/2.0 (+1)	1,540 (+14%)	1mo	$235,000	$153	57
16728 School St	0.45mi	3/1.5	1,170 (-14%)	2mo	$196,000	$168	55

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: 8.3%
• Equity multiple: 1.32×
• Total profit: $18,196
• Equity at exit: $29,821

10-year hold

• IRR: 17.6%
• Equity multiple: 2.46×
• Total profit: $81,824
• Equity at exit: $17,292

Cash invested: $56,000 (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: 5.1×

Monthly cashflow live

• Estimated rent: $3,255 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$649 /mo · $7,788/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$683
• Net cashflow: $790

Break-even live

Break-even rent $2,255

Max offer price $199,999

Occupancy floor 71%

Sensitivity live

Price	-10% $903	-5% $847	+0% $790	+5% $733	+10% $677
Rent	-10% $533	-5% $661	+0% $790	+5% $918	+10% $1,047
Rate	-1.0pp $891	-0.5pp $841	base $790	+0.5pp $738	+1.0pp $685

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: $50,000
• Closing costs: $6,000
• 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	0.56mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	7d	1	0.95mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	1.07mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	1.07mi
15707 Dante Dr South Holland, IL	3.0	2.0	1800	$2,950	$1.64	3d	1	1.37mi

Listing history 44 events

1. 2026-06-18
   days on market $199,999 Active 27 DOM
2. 2026-06-17
   days on market $199,999 Active 26 DOM
3. 2026-06-16
   days on market $199,999 Active 25 DOM
4. 2026-06-15
   days on market $199,999 Active 24 DOM
5. 2026-06-13
   days on market $199,999 Active 22 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   pricedays on market $199,999 Active 21 DOM
8. 2026-06-09
   days on market $204,900 Active 18 DOM
9. 2026-06-08
   days on market $204,900 Active 17 DOM
10. 2026-06-07
    days on market $204,900 Active 16 DOM
11. 2026-06-04
    days on market $204,900 Active 13 DOM
12. 2026-06-03
    days on market $204,900 Active 12 DOM
13. 2026-06-02
    pricedays on market $204,900 Active 11 DOM
14. 2026-06-01
    days on market $231,000 Active 10 DOM
15. 2026-05-31
    days on market $231,000 Active 9 DOM
16. 2026-05-22
    listed $231,000 Active
17. 2017-09-20
    soldstatus $130,000
18. 2017-09-15
    soldstatus $129,900 Closed Sale 419-char remark

    Show marketing remark (419 chars)

    Well maintained 3 bedroom 1.1 bathroom 1500+ square foot ranch with new recessed lighting, laminate floors and countertops in the kitchen, newly finished basement ('13) with a 4th bedroom/office, laundry room, lower level family room and storage room, updated electric and newer furnace ('12), new roof ('14), 2-car detached garage with side drive, hardwood floors underneath carpeting in the living room and much more!

19. 2017-07-18
    status Contingent 419-char remark

    Show marketing remark (419 chars)

    Well maintained 3 bedroom 1.1 bathroom 1500+ square foot ranch with new recessed lighting, laminate floors and countertops in the kitchen, newly finished basement ('13) with a 4th bedroom/office, laundry room, lower level family room and storage room, updated electric and newer furnace ('12), new roof ('14), 2-car detached garage with side drive, hardwood floors underneath carpeting in the living room and much more!

20. 2017-07-15
    historical 419-char remark

    Show marketing remark (419 chars)

    Well maintained 3 bedroom 1.1 bathroom 1500+ square foot ranch with new recessed lighting, laminate floors and countertops in the kitchen, newly finished basement ('13) with a 4th bedroom/office, laundry room, lower level family room and storage room, updated electric and newer furnace ('12), new roof ('14), 2-car detached garage with side drive, hardwood floors underneath carpeting in the living room and much more!

21. 2017-07-03
    listed $129,900 New 419-char remark

    Show marketing remark (419 chars)

    Well maintained 3 bedroom 1.1 bathroom 1500+ square foot ranch with new recessed lighting, laminate floors and countertops in the kitchen, newly finished basement ('13) with a 4th bedroom/office, laundry room, lower level family room and storage room, updated electric and newer furnace ('12), new roof ('14), 2-car detached garage with side drive, hardwood floors underneath carpeting in the living room and much more!

22. 2012-01-03
    soldstatus $89,900 Closed Sale 422-char remark

    Show marketing remark (422 chars)

    MAJOR PRICE REDUCTION & WHAT A BARGAIN - ALL BRICK 3 bedroom, 1-1/2 bathroom, freshly painted, hardwood floors throughout,and full basement! This home is NOT a foreclosure or short sale. A great home with full dry basement, nice sized bedrooms and great mechanicals. This home is built to last, is maintainance free and has been well cared for. Very nice garage and nicely landscaped yard located on fantastic block!!

23. 2012-01-03
    soldstatus $90,000

    Show marketing remark (422 chars)

    MAJOR PRICE REDUCTION & WHAT A BARGAIN - ALL BRICK 3 bedroom, 1-1/2 bathroom, freshly painted, hardwood floors throughout,and full basement! This home is NOT a foreclosure or short sale. A great home with full dry basement, nice sized bedrooms and great mechanicals. This home is built to last, is maintainance free and has been well cared for. Very nice garage and nicely landscaped yard located on fantastic block!!

24. 2011-11-11
    status Pending 422-char remark

    Show marketing remark (422 chars)

    MAJOR PRICE REDUCTION & WHAT A BARGAIN - ALL BRICK 3 bedroom, 1-1/2 bathroom, freshly painted, hardwood floors throughout,and full basement! This home is NOT a foreclosure or short sale. A great home with full dry basement, nice sized bedrooms and great mechanicals. This home is built to last, is maintainance free and has been well cared for. Very nice garage and nicely landscaped yard located on fantastic block!!

25. 2011-09-27
    price $89,900 Price Change 422-char remark

    Show marketing remark (422 chars)

    MAJOR PRICE REDUCTION & WHAT A BARGAIN - ALL BRICK 3 bedroom, 1-1/2 bathroom, freshly painted, hardwood floors throughout,and full basement! This home is NOT a foreclosure or short sale. A great home with full dry basement, nice sized bedrooms and great mechanicals. This home is built to last, is maintainance free and has been well cared for. Very nice garage and nicely landscaped yard located on fantastic block!!

26. 2011-07-09
    listed $109,900 New 422-char remark

    Show marketing remark (422 chars)

    MAJOR PRICE REDUCTION & WHAT A BARGAIN - ALL BRICK 3 bedroom, 1-1/2 bathroom, freshly painted, hardwood floors throughout,and full basement! This home is NOT a foreclosure or short sale. A great home with full dry basement, nice sized bedrooms and great mechanicals. This home is built to last, is maintainance free and has been well cared for. Very nice garage and nicely landscaped yard located on fantastic block!!

27. 2011-07-09
    historical

    Show marketing remark (422 chars)

    MAJOR PRICE REDUCTION & WHAT A BARGAIN - ALL BRICK 3 bedroom, 1-1/2 bathroom, freshly painted, hardwood floors throughout,and full basement! This home is NOT a foreclosure or short sale. A great home with full dry basement, nice sized bedrooms and great mechanicals. This home is built to last, is maintainance free and has been well cared for. Very nice garage and nicely landscaped yard located on fantastic block!!

28. 2011-06-09
    price
29. 2011-06-06
    price Price Change
30. 2011-03-30
    price Price Change
31. 2010-08-26
    price Price Change
32. 2010-07-12
    listed New
33. 2010-06-28
    historical
34. 2010-06-28
    price Reactivated
35. 2010-06-28
    status Reactivated
36. 2009-02-02
    listed
37. 2009-02-02
    historical
38. 2008-12-31
    historical
39. 2008-11-24
    listed
40. 2008-11-23
    historical
41. 2008-11-10
    price
42. 2008-09-06
    price
43. 2008-06-27
    listed
44. 1987-07-01
    soldstatus $70,000

ⓘ 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: $7,788 · $649/mo
• Projected year-2 tax: $7,788 · $649/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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,055
• − Mortgage interest: −$11,203
• − Property taxes: −$7,788
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,124
• − Management: −$3,124
• − Depreciation: −$5,818
• Taxable income: $6,996
• Est. tax owed @ 24.0%: −$1,679
• After-tax cash flow: $7,800/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

+230.0% since first listed

29 events — show timeline

• 2026-05-22 Listed $231,000 MRED as Distributed by MLS Grid
• 2017-09-20 Sold (Public Records) $130,000 Public Records
• 2017-09-15 Sold (MLS) $129,900 MRED as Distributed by MLS Grid
• 2017-07-18 Relisted — MRED as Distributed by MLS Grid
• 2017-07-15 Listing Removed — MRED as Distributed by MLS Grid
• 2017-07-03 Listed $129,900 MRED as Distributed by MLS Grid
• 2012-01-03 Sold (MLS) $89,900 MRED as Distributed by MLS Grid
• 2012-01-03 Sold (Public Records) $90,000 Public Records
• 2011-11-11 Pending — MRED as Distributed by MLS Grid
• 2011-09-27 Price Changed $89,900 MRED as Distributed by MLS Grid
• 2011-07-09 Listed $109,900 MRED as Distributed by MLS Grid
• 2011-07-09 Listing Removed — MRED as Distributed by MLS Grid
• 2011-06-09 Price Changed — MRED as Distributed by MLS Grid
• 2011-06-06 Price Changed — MRED as Distributed by MLS Grid
• 2011-03-30 Price Changed — MRED as Distributed by MLS Grid
• 2010-08-26 Price Changed — MRED as Distributed by MLS Grid
• 2010-07-12 Listed — MRED as Distributed by MLS Grid
• 2010-06-28 Listing Removed — MRED as Distributed by MLS Grid
• 2010-06-28 Relisted — MRED as Distributed by MLS Grid
• 2010-06-28 Price Changed — MRED as Distributed by MLS Grid
• 2009-02-02 Listing Removed — MRED as Distributed by MLS Grid
• 2009-02-02 Listed — MRED as Distributed by MLS Grid
• 2008-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2008-11-24 Listed — MRED as Distributed by MLS Grid
• 2008-11-23 Listing Removed — MRED as Distributed by MLS Grid
• 2008-11-10 Price Changed — MRED as Distributed by MLS Grid
• 2008-09-06 Price Changed — MRED as Distributed by MLS Grid
• 2008-06-27 Listed — MRED as Distributed by MLS Grid
• 1987-07-01 Sold (Public Records) $70,000 Public Records

Property tax history

+12.0%/yr

Latest (2023): $7,788 · +57.4% YoY. Source: county tax records.