1307 Prince Dr · South Holland, IL 60473

$179,900

3 bd · 1.5 ba · 1,127 sqft · SingleFamily public records · 41 Days on market

Built 1967 3,125 sqft lot Est $169k · 6% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +4.6/15.0
• 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

Key facts

• Brick residence
• Large family room
• Attached garage

Tags

• BRICK RESIDENCE
• PARTIALLY FINISHED BASEMENT
• LARGE FAMILY ROOM
• EXPANSIVE BACKYARD
• ATTACHED GARAGE
• CONCRETE DRIVEWAY

Property features AI

Finance

• Other: Parcel number available
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Water: Lake Michigan / Public water; Sewer: Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Home age approximately 51–60 years; Built before 1978
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 25 x 125; Less than 0.25 acre lot

Interior

• Kitchen: Main-level kitchen (10 x 10)
• Bedrooms: Three bedrooms (master and two additional bedrooms on the second floor); Bedroom dimensions: Master 13 x 11; Bedroom 2 is 13 x 10; Bedroom 3 is 10 x 10
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Partially finished full basement; Seven total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $148k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.35% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.02%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $169,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1340 Prince Dr	0.06mi	3/2.0	1,066 (-5%)	2mo	$160,000	$150	85
15539 Minerva Ave	0.22mi	3/1.5	1,050 (-7%)	2mo	$134,000	$128	77
15634 Avalon Ave	0.18mi	4/1.5 (+1)	1,029 (-9%)	1mo	$115,000	$112	71
15722 Woodlawn East Ave	0.30mi	3/1.5	1,015 (-10%)	1mo	$101,000	$100	69
15043 Meadow Ln	0.54mi	3/1.0	1,151 (+2%)	1mo	$130,000	$113	68
16001 Avalon Ave	0.60mi	4/2.0 (+1)	1,136 (+1%)	1mo	$187,500	$165	63
717 E 154th St	0.71mi	3/1.0	1,120 (-1%)	2mo	$177,000	$158	62
1138 E 151st St	0.56mi	3/1.5	1,056 (-6%)	2mo	$210,000	$199	62
15321 Ellis Ave	0.39mi	3/2.5	1,224 (+9%)	4mo	$135,000	$110	60
15223 Cottage Grove Ave	0.67mi	3/1.0	1,099 (-2%)	3mo	$172,000	$157	60
15505 Drexel Ave	0.46mi	4/2.0 (+1)	1,200 (+6%)	2mo	$205,000	$171	59
15509 Rose Dr	0.66mi	2/1.0 (-1)	1,100 (-2%)	0mo	$135,000	$123	58

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: 7.0%
• Equity multiple: 1.27×
• Total profit: $13,701
• Equity at exit: $26,824

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $67,213
• Equity at exit: $15,554

Cash invested: $50,372 (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: $2,425 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $672

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 67%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	7d	1	0.33mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	6d	1	0.59mi
660 Clyde Ave Calumet City, IL	3.0	1.5	1400	$1,750	$1.25	3d	1	0.79mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	0.88mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	7d	1	0.88mi
659 Paxton Ave Calumet City, IL	3.0	2.0	1255	$2,461	$1.96	10d	1	0.94mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	0.98mi
16246 Dobson Ave South Holland, IL	3.0	2.0	1250	$3,170	$2.54	2d	1	0.99mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	19d	1	1.00mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	4d	1	1.02mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	24d	1	1.06mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	1d	1	1.15mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	1.17mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	1.17mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	10d	1	1.17mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	18d	1	1.33mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	17d	1	1.43mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	24d	1	1.46mi
671 Saginaw Ave Calumet City, IL	3.0	2.0	1250	$2,276	$1.82	10d	1	1.49mi
460 Hoxie Ave Unit R Calumet City, IL	2.0	1.0	800	$1,650	$2.06	7d	1	1.49mi
460 Hoxie Ave Unit R Calumet City, IL	2.0	1.0	800	$1,650	$2.06	14d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $179,900 Active 41 DOM
2. 2026-06-17
   days on market $179,900 Active 40 DOM
3. 2026-06-16
   days on market $179,900 Active 39 DOM
4. 2026-06-15
   days on market $179,900 Active 38 DOM
5. 2026-06-13
   days on market $179,900 Active 36 DOM
6. 2026-06-13
   days on market $179,900 Active 35 DOM
7. 2026-06-09
   days on market $179,900 Active 32 DOM
8. 2026-06-08
   days on market $179,900 Active 31 DOM
9. 2026-06-07
   days on market $179,900 Active 30 DOM
10. 2026-06-04
    days on market $179,900 Active 27 DOM
11. 2026-06-03
    days on market $179,900 Active 26 DOM
12. 2026-06-02
    days on market $179,900 Active 25 DOM
13. 2026-06-01
    days on market $179,900 Active 24 DOM
14. 2026-05-31
    days on market $179,900 Active 23 DOM
15. 2026-05-11
    price $189,900
16. 2026-05-08
    listed $192,000 Active
17. 2026-05-07
    historical
18. 2026-04-12
    listed Active
19. 2010-05-24
    historical
20. 2010-03-26
    historical Contingent
21. 2010-03-09
    listed New
22. 2010-01-26
    historical
23. 2010-01-06
    price Price Change
24. 2009-07-30
    price Price Change
25. 2009-07-25
    listed New
26. 2009-02-01
    historical
27. 2008-07-08
    listed
28. 2002-10-17
    soldstatus $148,000

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $29,096
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − Depreciation: −$5,233
• Taxable income: $5,532
• Est. tax owed @ 24.0%: −$1,328
• After-tax cash flow: $6,739/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

+28.3% since first listed

14 events — show timeline

• 2026-05-11 Price Changed $189,900 MRED as Distributed by MLS Grid
• 2026-05-08 Listed $192,000 MRED as Distributed by MLS Grid
• 2026-05-07 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-12 Listed — MRED as Distributed by MLS Grid
• 2010-05-24 Listing Removed — MRED as Distributed by MLS Grid
• 2010-03-26 Contingent — MRED as Distributed by MLS Grid
• 2010-03-09 Listed — MRED as Distributed by MLS Grid
• 2010-01-26 Listing Removed — MRED as Distributed by MLS Grid
• 2010-01-06 Price Changed — MRED as Distributed by MLS Grid
• 2009-07-30 Price Changed — MRED as Distributed by MLS Grid
• 2009-07-25 Listed — MRED as Distributed by MLS Grid
• 2009-02-01 Listing Removed — MRED as Distributed by MLS Grid
• 2008-07-08 Listed — MRED as Distributed by MLS Grid
• 2002-10-17 Sold (Public Records) $148,000 Public Records

Property tax history

+6.0%/yr

Latest (2023): $9,118 · +8.2% YoY. Source: county tax records.