16521 Evans Ave · South Holland, IL 60473

$200,000

3 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 159 Days on market

Built 1961 7,425 sqft lot Est $217k · 8% 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 +11.1/15.0
• 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

Inviting 3-bedroom, 1.5-bath home in South Holland featuring stylish hardwood floors. The house features a stunning kitchen, complemented by a large, finished basement ideal for hosting gatherings. The layout creates a cozy yet spacious atmosphere. Large 2.5 car garage for extra storage. This property won't last long so schedule your showing today!

Key facts

• Side driveway
• Brick fireplace
• Huge backyard

Tags

• HARDWOOD FLOORS
• FINISHED BASEMENT
• BRICK FIREPLACE
• HUGE BACKYARD
• SIDE DRIVEWAY

Property features AI

Finance

• Other: Parcel number 29222130060000; Some tax exemptions: Homeowner and Senior
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2 garage spaces (2 parking spaces total)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Built prior to 1978 (age approximately 61–70 years)
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 55 x 135; Lot is less than 0.25 acre; Directions: Cottage Grove to 164th Place, west to Evans, south to property

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on main level); Master bedroom on main level
• Flooring: Hardwood flooring in living room and master bedroom; Carpet in family room
• Bathrooms: 1 full bathroom; 1 half bathroom; Basement includes a bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full daylight basement; 8 total rooms; Wood-burning fireplace in the basement; Exercise room (lower level); Family room (lower level)
• Laundry & utility: Washer and dryer; Laundry room (lower level)

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 $755 ($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: $176k (12.0% 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-.
• 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.
• Zoned schools: Greenwood Elem School (math 10% / reading 10%, grade F, #1,477 of 2,056 statewide, top 74%, 326 students, 0% FRL); Mckinley Jr High School (math 8% / reading 17%, grade F, #550 of 665 statewide, top 84%, 297 students, 0% FRL); Thornwood High School (math 8% / reading 9%, grade F, #584 of 693 statewide, top 85%, 1,996 students, 0% FRL).
• Market conditions: 135 active listings in the ZIP; 4 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 $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 159 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1961 — 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: 1.64% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.19%
• DSCR: 1.72
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $217,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16417 Claire Ln	0.20mi	3/2.5	1,209 (+1%)	2mo	$254,995	$211	84
535 E 166th Pl	0.23mi	2/1.5 (-1)	1,200 (0%)	2mo	$156,500	$130	82
16728 School St	0.26mi	3/1.5	1,170 (-2%)	2mo	$196,000	$168	82
823 E 163rd St	0.35mi	3/1.0	1,184 (-1%)	1mo	$197,500	$167	79
944 E 163rd Pl	0.42mi	3/2.0	1,205 (+0%)	2mo	$201,000	$167	76
16645 Cottage Grove Ave	0.23mi	3/2.0	1,120 (-7%)	1mo	$211,894	$189	75
459 E 166th St	0.27mi	4/2.0 (+1)	1,300 (+8%)	1mo	$235,000	$181	66
1006 E 163rd St	0.49mi	3/2.0	1,263 (+5%)	1mo	$262,500	$208	65
735 E 163rd St	0.30mi	3/1.0	1,064 (-11%)	0mo	$195,000	$183	65
16927 Langley Ave	0.49mi	3/1.5	1,288 (+7%)	1mo	$179,900	$140	64
16815 Wausau Ave	0.68mi	3/2.0	1,076 (-10%)	2mo	$151,000	$140	47
618 E 159th Pl	0.73mi	4/2.0 (+1)	1,294 (+8%)	2mo	$236,000	$182	44

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: 7.3%
• Equity multiple: 1.29×
• Total profit: $16,040
• Equity at exit: $29,821

10-year hold

• IRR: 16.7%
• Equity multiple: 2.38×
• Total profit: $77,272
• 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: $3,286 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$708 /mo · $8,498/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $755

Break-even live

Break-even rent $2,330

Max offer price $200,000

Occupancy floor 72%

Sensitivity live

Price	-10% $869	-5% $812	+0% $755	+5% $699	+10% $642
Rent	-10% $496	-5% $626	+0% $755	+5% $885	+10% $1,015
Rate	-1.0pp $856	-0.5pp $806	base $755	+0.5pp $704	+1.0pp $651

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 4 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	0d	1	0.50mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	8d	1	0.95mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	9d	1	1.28mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	26d	1	1.28mi

Listing history 48 events

1. 2026-06-21
   days on market $200,000 Active 159 DOM
2. 2026-06-18
   days on market $200,000 Active 156 DOM
3. 2026-06-17
   days on market $200,000 Active 155 DOM
4. 2026-06-16
   days on market $200,000 Active 154 DOM
5. 2026-06-15
   days on market $200,000 Active 153 DOM
6. 2026-06-13
   days on market $200,000 Active 151 DOM
7. 2026-06-13
   days on market $200,000 Active 150 DOM
8. 2026-06-09
   days on market $200,000 Active 147 DOM
9. 2026-06-08
   days on market $200,000 Active 146 DOM
10. 2026-06-07
    days on market $200,000 Active 145 DOM
11. 2026-06-04
    days on market $200,000 Active 142 DOM
12. 2026-06-03
    days on market $200,000 Active 141 DOM
13. 2026-06-02
    days on market $200,000 Active 140 DOM
14. 2026-06-01
    days on market $200,000 Active 139 DOM
15. 2026-05-31
    days on market $200,000 Active 138 DOM
16. 2026-04-20
    price $200,000
17. 2026-04-20
    status Active
18. 2026-04-16
    status Pending
19. 2026-04-13
    price $183,000
20. 2026-04-13
    price $175,000
21. 2026-04-11
    status Active
22. 2026-04-10
    status Pending
23. 2026-02-05
    price $190,500
24. 2026-01-28
    price $220,000
25. 2026-01-16
    price $230,000
26. 2026-01-08
    listed $235,000 Active
27. 2024-03-11
    soldstatus $200,000
28. 2024-02-22
    soldstatus $200,000 Closed 350-char remark

    Show marketing remark (350 chars)

    Inviting 3-bedroom, 1.5-bath home in South Holland featuring stylish hardwood floors. The house features a stunning kitchen, complemented by a large, finished basement ideal for hosting gatherings. The layout creates a cozy yet spacious atmosphere. Large 2.5 car garage for extra storage. This property won't last long so schedule your showing today!

29. 2024-01-10
    historical Contingent - Continue to Show 350-char remark

    Show marketing remark (350 chars)

    Inviting 3-bedroom, 1.5-bath home in South Holland featuring stylish hardwood floors. The house features a stunning kitchen, complemented by a large, finished basement ideal for hosting gatherings. The layout creates a cozy yet spacious atmosphere. Large 2.5 car garage for extra storage. This property won't last long so schedule your showing today!

30. 2023-12-08
    listed $200,000 Active 350-char remark

    Show marketing remark (350 chars)

    Inviting 3-bedroom, 1.5-bath home in South Holland featuring stylish hardwood floors. The house features a stunning kitchen, complemented by a large, finished basement ideal for hosting gatherings. The layout creates a cozy yet spacious atmosphere. Large 2.5 car garage for extra storage. This property won't last long so schedule your showing today!

31. 2018-11-08
    soldstatus $1,510,500
32. 2014-05-07
    soldstatus $81,000
33. 2014-04-28
    soldstatus $80,923 Closed Sale 174-char remark

    Show marketing remark (174 chars)

    Solid all brick 3 bedroom ranch featuring 2 full baths, woodburning fireplace, family room with new carpeting and a host of updated features, Great Short Sale OPPORTUNITY!!!!

34. 2013-09-10
    status Contingent 174-char remark

    Show marketing remark (174 chars)

    Solid all brick 3 bedroom ranch featuring 2 full baths, woodburning fireplace, family room with new carpeting and a host of updated features, Great Short Sale OPPORTUNITY!!!!

35. 2013-08-20
    historical 174-char remark

    Show marketing remark (174 chars)

    Solid all brick 3 bedroom ranch featuring 2 full baths, woodburning fireplace, family room with new carpeting and a host of updated features, Great Short Sale OPPORTUNITY!!!!

36. 2013-08-09
    status Reactivated 174-char remark

    Show marketing remark (174 chars)

    Solid all brick 3 bedroom ranch featuring 2 full baths, woodburning fireplace, family room with new carpeting and a host of updated features, Great Short Sale OPPORTUNITY!!!!

37. 2013-07-02
    historical Contingent 174-char remark

    Show marketing remark (174 chars)

    Solid all brick 3 bedroom ranch featuring 2 full baths, woodburning fireplace, family room with new carpeting and a host of updated features, Great Short Sale OPPORTUNITY!!!!

38. 2013-06-19
    listed $80,923 New 174-char remark

    Show marketing remark (174 chars)

    Solid all brick 3 bedroom ranch featuring 2 full baths, woodburning fireplace, family room with new carpeting and a host of updated features, Great Short Sale OPPORTUNITY!!!!

39. 2013-05-21
    historical
40. 2013-03-24
    historical Contingent
41. 2013-01-10
    listed New
42. 2013-01-03
    historical
43. 2012-04-17
    historical Contingent
44. 2012-02-14
    price Price Change
45. 2012-01-31
    price Price Change
46. 2011-11-08
    price Price Change
47. 2011-10-15
    listed New
48. 2005-10-28
    soldstatus $169,500

ⓘ 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: $8,498 · $708/mo
• Projected year-2 tax: $8,498 · $708/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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,430
• − Mortgage interest: −$11,203
• − Property taxes: −$8,498
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,154
• − Management: −$3,154
• − Depreciation: −$5,818
• Taxable income: $6,602
• Est. tax owed @ 24.0%: −$1,584
• After-tax cash flow: $7,481/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

+18.0% since first listed

33 events — show timeline

• 2026-04-20 Price Changed $200,000 MRED as Distributed by MLS Grid
• 2026-04-20 Relisted — MRED as Distributed by MLS Grid
• 2026-04-16 Pending — MRED as Distributed by MLS Grid
• 2026-04-13 Price Changed $183,000 MRED as Distributed by MLS Grid
• 2026-04-13 Price Changed $175,000 MRED as Distributed by MLS Grid
• 2026-04-11 Relisted — MRED as Distributed by MLS Grid
• 2026-04-10 Pending — MRED as Distributed by MLS Grid
• 2026-02-05 Price Changed $190,500 MRED as Distributed by MLS Grid
• 2026-01-28 Price Changed $220,000 MRED as Distributed by MLS Grid
• 2026-01-16 Price Changed $230,000 MRED as Distributed by MLS Grid
• 2026-01-08 Listed $235,000 MRED as Distributed by MLS Grid
• 2024-03-11 Sold (Public Records) $200,000 Public Records
• 2024-02-22 Sold (MLS) $200,000 MRED as Distributed by MLS Grid
• 2024-01-10 Contingent — MRED as Distributed by MLS Grid
• 2023-12-08 Listed $200,000 MRED as Distributed by MLS Grid
• 2018-11-08 Sold (Public Records) $1,510,500 Public Records
• 2014-05-07 Sold (Public Records) $81,000 Public Records
• 2014-04-28 Sold (MLS) $80,923 MRED as Distributed by MLS Grid
• 2013-09-10 Relisted — MRED as Distributed by MLS Grid
• 2013-08-20 Listing Removed — MRED as Distributed by MLS Grid
• 2013-08-09 Relisted — MRED as Distributed by MLS Grid
• 2013-07-02 Contingent — MRED as Distributed by MLS Grid
• 2013-06-19 Listed $80,923 MRED as Distributed by MLS Grid
• 2013-05-21 Listing Removed — MRED as Distributed by MLS Grid
• 2013-03-24 Contingent — MRED as Distributed by MLS Grid
• 2013-01-10 Listed — MRED as Distributed by MLS Grid
• 2013-01-03 Listing Removed — MRED as Distributed by MLS Grid
• 2012-04-17 Contingent — MRED as Distributed by MLS Grid
• 2012-02-14 Price Changed — MRED as Distributed by MLS Grid
• 2012-01-31 Price Changed — MRED as Distributed by MLS Grid
• 2011-11-08 Price Changed — MRED as Distributed by MLS Grid
• 2011-10-15 Listed — MRED as Distributed by MLS Grid
• 2005-10-28 Sold (Public Records) $169,500 Public Records

Property tax history

+6.2%/yr

Latest (2023): $8,498 · +41.8% YoY. Source: county tax records.