16400 University Ave · South Holland, IL 60473

$220,000

4 bd · 2.5 ba · 1,570 sqft · SingleFamily public records · 6 Days on market

Built 1963 Est $245k · 10% 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 +25.6/30.0
• ARV discount +12.1/15.0
• 1% rule +9.2/10.0
• DSCR +8.5/10.0
• 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

This well-maintained home Offers both comfort and opportunity for your personal touches. With four generously sized bedrooms- including a primary suite with a fireplace and private bath- there's room for everyone. The kitchen includes a large eating area, while the spacious living room with fireplace and adjoining dining space make the home ideal for gatherings. The finished basement with a bar and separate laundry room area adds convenience and entertainment options. Outside, the expansive yard, deck, and enclosed porch provides plenty of space for year-round enjoyment. A backup generator offers peace of mind during power outages. Spacious, functional, and full of potential, this home is r

Key facts

• Expansive yard
• Primary suite
• Finished basement

Tags

• PRIMARY SUITE
• FINISHED BASEMENT
• EXPANSIVE YARD
• BACKUP GENERATOR
• NEW LIGHT FIXTURES

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Lake Michigan water source; Public sewer
• Home design: Detached single-family home; 2-story house; Built before 1978
• Construction: Combination construction materials; Age estimated 61–70 years
• Exterior features: Screened porch (10 x 13); Lot smaller than 0.25 acre

Interior

• Kitchen: Galley kitchen; Eating area off the kitchen
• Bedrooms: 4 bedrooms (master and 3 additional bedrooms on the second floor)
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; Total of 9 rooms
• Laundry & utility: Laundry room in basement (6 x 9)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).

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 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $145k; list at $220k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000

Questions for the listing agent

1. Built in 1963 — 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: 1.42% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $244,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
943 E 164th Ct	0.20mi	4/3.0	1,652 (+5%)	3mo	$185,000	$112	77
16080 Marion Dr	0.39mi	4/2.0	1,700 (+8%)	1mo	$290,000	$171	65
1012 E 159th Pl	0.58mi	3/2.0 (-1)	1,600 (+2%)	1mo	$190,000	$119	62
16030 University Ave	0.42mi	4/1.5	1,700 (+8%)	4mo	$290,000	$171	60
16549 Cottage Grove Ave	0.44mi	3/2.0 (-1)	1,426 (-9%)	2mo	$219,500	$154	56
1103 E 166th Pl	0.35mi	3/2.0 (-1)	1,348 (-14%)	2mo	$210,000	$156	51
702 E 162nd Pl	0.54mi	3/2.0 (-1)	1,400 (-11%)	1mo	$230,000	$164	49
16010 Dobson Ave	0.47mi	4/2.0	1,800 (+15%)	4mo	$265,000	$147	48
16916 Kimbark Ave	0.71mi	4/2.0	1,397 (-11%)	1mo	$283,000	$203	46
16211 Joyce Cir	0.70mi	3/2.0 (-1)	1,424 (-9%)	3mo	$239,000	$168	42
947 E 169th St	0.68mi	3/2.5 (-1)	1,744 (+11%)	4mo	$196,000	$112	42
16721 School St	0.72mi	3/1.5 (-1)	1,344 (-14%)	3mo	$102,000	$76	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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-2,012
• Equity at exit: $32,803

10-year hold

• IRR: 8.9%
• Equity multiple: 1.69×
• Total profit: $42,419
• Equity at exit: $19,022

Cash invested: $61,600 (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: 5.9×

Monthly cashflow live

• Estimated rent: $3,127 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$701 /mo · $8,418/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$657
• Net cashflow: $523

Break-even live

Break-even rent $2,464

Max offer price $220,000

Occupancy floor 78%

Sensitivity live

Price	-10% $648	-5% $586	+0% $523	+5% $461	+10% $399
Rent	-10% $276	-5% $400	+0% $523	+5% $647	+10% $770
Rate	-1.0pp $634	-0.5pp $579	base $523	+0.5pp $466	+1.0pp $408

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.17mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	6d	1	0.48mi
15707 Dante Dr South Holland, IL	3.0	2.0	1800	$2,950	$1.64	3d	1	0.93mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	1.26mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	1.26mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	8d	1	1.37mi

Listing history 9 events

1. 2026-05-20
   status Pending
2. 2026-05-14
   listed $220,000 Active
3. 2026-03-05
   historical
4. 2026-01-26
   listed Active
5. 2026-01-22
   historical
6. 2025-11-14
   price
7. 2025-10-12
   price
8. 2025-09-26
   listed Active
9. 1998-09-21
   soldstatus $145,000

ⓘ 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: $8,418 · $701/mo
• Projected year-2 tax: $8,418 · $701/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $37,521
• − Mortgage interest: −$12,323
• − Property taxes: −$8,418
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,002
• − Management: −$3,002
• − Depreciation: −$6,400
• Taxable income: $3,276
• Est. tax owed @ 24.0%: −$786
• After-tax cash flow: $5,493/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

+51.7% since first listed

9 events — show timeline

• 2026-05-20 Pending — MRED as Distributed by MLS Grid
• 2026-05-14 Listed $220,000 MRED as Distributed by MLS Grid
• 2026-03-05 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-26 Listed — MRED as Distributed by MLS Grid
• 2026-01-22 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-14 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-12 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-26 Listed — MRED as Distributed by MLS Grid
• 1998-09-21 Sold (Public Records) $145,000 Public Records

Property tax history

+8.4%/yr

Latest (2023): $8,418 · +56.9% YoY. Source: county tax records.