16330 Prince Dr · South Holland, IL 60473

$330,000

4 bd · 3.5 ba · 3,500 sqft · SingleFamily · 614 Days on market

Built 2023 9,750 sqft lot Est $343k · at est. ↓ 22% since listing

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Why this score? — see what drove the D+ 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 +19.3/30.0
• ARV discount +9.2/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• 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

HOME NEEDS TO BE COMPLETED BY BUYER! Welcome to your opportunity to craft your dream home! Nestled in a serene suburb of South Holland, the construction has been started for you & it needs property your Contractor to add MINOR finishes. Hardwood floors throughout this spacious 4 bedrooms, 3 full baths, 1 half bath, 2 story family room with fireplace and a spacious 3-car garage, this 3200 square foot residence is primed for your customization. Upon completion, this home promises to offer an ideal blend of space, functionality, and comfort. The full basement adds ample opportunity for expansion, allowing for an additional 2200 square feet of living space to accommodate your lifestyle

Key facts

• 2 story family room
• 9,750 sq ft lot
• 3 garage spots

Tags

• HARDWOOD FLOORS THROUGHOUT
• 2 STORY FAMILY ROOM
• FULL BASEMENT FOR EXPANSION

Property features AI

Finance

• Other: Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with 3 garage spaces (3 total parking spaces)
• Utilities: Water source: Lake Michigan; 200+ amp electric service
• Home design: Detached single-family home; One-story design; Fee simple ownership; Rebuilt in 2023 (property updated)
• Construction: Vinyl siding exterior; Property age 1–5 years
• Exterior features: Lot dimensions approximately 65 x 150; Lot about 0.25–0.49 acre; School bus service, commuter bus access, interstate access

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 4 bedrooms (all on the main level); Master bedroom on the main level
• Flooring: Hardwood flooring throughout main living areas and bedrooms
• Bathrooms: 3 full bathrooms; 1 half bathroom; Separate shower and double sink in bathrooms
• Heating & cooling: Natural gas heating
• Interior features: 9 total rooms; Separate dining room; Full, unfinished basement; Mud room
• Laundry & utility: Main-level laundry room; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $330k).
• Recommended offer: $290k (12.0% 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; 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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 614 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $95k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $290,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 614 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.01% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.74%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $343,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1044 E 165th St	0.39mi	5/4.0 (+1)	3,032 (-13%)	16mo	$347,500	$115	39
15928 Avalon Ave	0.52mi	5/2.5 (+1)	3,007 (-14%)	13mo	$270,000	$90	33
16401 Cottage Grove Ave	0.66mi	3/2.5 (-1)	3,217 (-8%)	19mo	$315,000	$98	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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-30,175
• Equity at exit: $49,204

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $3,866
• Equity at exit: $28,532

Cash invested: $92,400 (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: 135
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,349 medium
• Mortgage (P&I): −$1,731
• Tax est. 1.5%: −$412 /mo · $4,950/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $365

Break-even live

Break-even rent $2,887

Max offer price $330,000

Occupancy floor 84%

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $330,000 Active 614 DOM
2. 2026-06-17
   days on market $330,000 Active 613 DOM
3. 2026-06-16
   days on market $330,000 Active 612 DOM
4. 2026-06-15
   days on market $330,000 Active 611 DOM
5. 2026-06-13
   days on market $330,000 Active 609 DOM
6. 2026-06-13
   days on market $330,000 Active 608 DOM
7. 2026-06-09
   days on market $330,000 Active 605 DOM
8. 2026-06-08
   days on market $330,000 Active 604 DOM
9. 2026-06-07
   days on market $330,000 Active 603 DOM
10. 2026-06-04
    days on market $330,000 Active 600 DOM
11. 2026-06-03
    days on market $330,000 Active 599 DOM
12. 2026-06-02
    days on market $330,000 Active 598 DOM
13. 2026-06-01
    days on market $330,000 Active 597 DOM
14. 2026-05-31
    days on market $330,000 Active 596 DOM
15. 2025-07-01
    status Active
16. 2025-06-30
    historical
17. 2025-05-28
    price $330,000
18. 2024-10-21
    price $410,000
19. 2024-10-11
    listed $425,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $40,186
• − Mortgage interest: −$18,485
• − Property taxes: −$4,950
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,215
• − Management: −$3,215
• − Depreciation: −$9,600
• Taxable loss: −$929
• Est. tax savings @ 24.0%: +$223
• After-tax cash flow: $4,603/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

-22.4% since first listed

5 events — show timeline

• 2025-07-01 Relisted — MRED as Distributed by MLS Grid
• 2025-06-30 Listing Removed — MRED as Distributed by MLS Grid
• 2025-05-28 Price Changed $330,000 MRED as Distributed by MLS Grid
• 2024-10-21 Price Changed $410,000 MRED as Distributed by MLS Grid
• 2024-10-11 Listed $425,000 MRED as Distributed by MLS Grid