15439 Elm St · South Holland, IL 60473

$162,000

4 bd · 1.5 ba · 1,275 sqft · SingleFamily public records · 7 Days on market

Built 1955 7,013 sqft lot Est $195k · 17% 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 +15.0/15.0
• 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

Come see this charming and well-kept 4-bedroom, 2-bath ranch-style home offering comfort, space, and convenience all on one level! The layout features a large living area and an updated kitchen with granite countertops and plenty of cabinet space. The home also includes a partially finished basement ready for your finishing touches for additional living space, a home office, or recreation area. Enjoy year-round comfort with central A/C, a fenced backyard, and the convenience of a 1-car detached garage. Located near shopping, dining, parks, and major expressways, this home combines move-in-ready condition with a great location.

Key facts

• Great location
• Ranch-style home
• Updated kitchen

Tags

• RANCH-STYLE HOME
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• PARTIALLY FINISHED BASEMENT
• FENCED BACKYARD
• GREAT LOCATION

Property features AI

Finance

• Other: Fee simple ownership; Interstate access nearby
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 garage space; 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Built 71–80 years ago; Built before 1978
• Exterior features: Aluminum siding; Lot less than 0.25 acre

Interior

• Kitchen: Kitchen on main level (approx. 10 x 15)
• Bedrooms: 4 bedrooms (all on the main level); Bedroom dimensions include 11 x 18 (master), 10 x 12, and two 8 x 10 rooms
• Flooring: Carpet in bedrooms and master
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Partially finished full basement; 6 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $903 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $162k).
• Cap rate 13.0% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $52k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,000

Questions for the listing agent

1. Built in 1955 — 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: 1.94% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.88%
• DSCR: 2.06
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $195,075
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15518 Maple St	0.07mi	4/2.0	1,345 (+6%)	1mo	$120,000	$89	85
615 E 156th Pl	0.37mi	3/2.0 (-1)	1,300 (+2%)	2mo	$198,650	$153	71
618 E 159th Pl	0.65mi	4/2.0	1,294 (+2%)	2mo	$236,000	$182	64
619 E 152nd St	0.32mi	3/1.5 (-1)	1,146 (-10%)	1mo	$153,000	$134	62
15505 Drexel Ave	0.56mi	4/2.0	1,200 (-6%)	2mo	$205,000	$171	60
15444 State St	0.60mi	3/2.5 (-1)	1,254 (-2%)	2mo	$207,000	$165	58
746 E 157th St	0.46mi	4/2.0	1,403 (+10%)	3mo	$180,000	$128	57
717 E 154th St	0.33mi	3/1.0 (-1)	1,120 (-12%)	2mo	$177,000	$158	56
64 E 158th Pl	0.66mi	3/2.5 (-1)	1,250 (-2%)	3mo	$185,000	$148	55
15265 Drexel Ave	0.66mi	3/2.0 (-1)	1,344 (+5%)	2mo	$155,000	$115	51
34 E 159th St	0.75mi	3/1.5 (-1)	1,378 (+8%)	2mo	$244,900	$178	45
15061 Wabash Ave	0.69mi	3/1.5 (-1)	1,116 (-12%)	2mo	$150,000	$134	40

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: 17.2%
• Equity multiple: 1.70×
• Total profit: $31,578
• Equity at exit: $24,155

10-year hold

• IRR: 25.8%
• Equity multiple: 3.27×
• Total profit: $102,876
• Equity at exit: $14,007

Cash invested: $45,360 (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: 4.3×

Monthly cashflow live

• Estimated rent: $3,141 high
• Mortgage (P&I): −$850
• Tax from tax record: −$661 /mo · $7,936/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $903

Break-even live

Break-even rent $1,998

Max offer price $162,000

Occupancy floor 66%

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	0.16mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	7d	1	0.16mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	24d	1	0.73mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	7d	1	1.03mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	24d	1	1.07mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	6d	1	1.19mi
16246 Dobson Ave South Holland, IL	3.0	2.0	1250	$3,170	$2.54	2d	1	1.22mi
15707 Dante Dr South Holland, IL	3.0	2.0	1800	$2,950	$1.64	2d	1	1.26mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	24d	1	1.46mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	19d	1	1.49mi

Listing history 50 events

1. 2026-06-18
   price $162,000 Active 7 DOM
2. 2026-06-18
   days on market $167,000 Active 7 DOM
3. 2026-06-17
   days on market $167,000 Active 6 DOM
4. 2026-06-16
   days on market $167,000 Active 5 DOM
5. 2026-06-15
   days on market $167,000 Active 4 DOM
6. 2026-06-13
   days on market $167,000 Active 2 DOM
7. 2026-06-13
   days on marketlisting id $167,000 Active 1 DOM
8. 2026-06-09
   days on market $167,000 Active 229 DOM
9. 2026-06-08
   days on market $167,000 Active 228 DOM
10. 2026-06-07
    days on market $167,000 Active 227 DOM
11. 2026-06-04
    days on market $167,000 Active 224 DOM
12. 2026-06-03
    days on market $167,000 Active 223 DOM
13. 2026-06-02
    days on market $167,000 Active 222 DOM
14. 2026-06-01
    days on market $167,000 Active 221 DOM
15. 2026-05-31
    days on market $167,000 Active 220 DOM
16. 2026-05-22
    price $167,000
17. 2026-04-24
    price $172,000
18. 2026-03-27
    price $176,000
19. 2026-02-27
    price $181,000
20. 2026-01-30
    price $187,000
21. 2026-01-09
    price $193,000
22. 2025-12-05
    price $199,000
23. 2025-11-14
    price $205,000
24. 2025-10-23
    listed $214,000 Active
25. 2025-08-22
    historical $1,970
26. 2025-08-20
    listed $1,970
27. 2024-01-14
    historical $1,345
28. 2024-01-12
    historical $1,345
29. 2024-01-10
    price $1,345
30. 2024-01-07
    price $1,395
31. 2024-01-06
    price $1,395
32. 2023-12-28
    price $1,420
33. 2023-12-28
    price $1,420
34. 2023-12-14
    price $1,485
35. 2023-12-07
    price $1,485
36. 2023-11-30
    price $1,540
37. 2023-11-30
    price $1,540
38. 2023-11-16
    listed $1,595
39. 2023-11-16
    listed $1,595
40. 2023-10-29
    historical $1,595
41. 2023-10-26
    historical $1,595
42. 2023-10-21
    price $1,595
43. 2023-10-21
    price $1,595
44. 2023-10-20
    price $2,035
45. 2023-10-17
    price $2,035
46. 2023-10-14
    price $2,095
47. 2023-10-13
    price $2,095
48. 2023-10-11
    price $2,075
49. 2023-10-10
    price $2,075
50. 2023-10-07
    price $1,885

ⓘ 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: $7,936 · $661/mo
• Projected year-2 tax: $7,936 · $661/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 ≥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: $37,689
• − Mortgage interest: −$9,075
• − Property taxes: −$7,936
• − Insurance: −$810
• − Repairs & maintenance: −$3,015
• − Management: −$3,015
• − Depreciation: −$4,713
• Taxable income: $9,125
• Est. tax owed @ 24.0%: −$2,190
• After-tax cash flow: $8,644/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

+156.9% since first listed

46 events — show timeline

• 2026-05-22 Price Changed $167,000 MRED as Distributed by MLS Grid
• 2026-04-24 Price Changed $172,000 MRED as Distributed by MLS Grid
• 2026-03-27 Price Changed $176,000 MRED as Distributed by MLS Grid
• 2026-02-27 Price Changed $181,000 MRED as Distributed by MLS Grid
• 2026-01-30 Price Changed $187,000 MRED as Distributed by MLS Grid
• 2026-01-09 Price Changed $193,000 MRED as Distributed by MLS Grid
• 2025-12-05 Price Changed $199,000 MRED as Distributed by MLS Grid
• 2025-11-14 Price Changed $205,000 MRED as Distributed by MLS Grid
• 2025-10-23 Listed $214,000 MRED as Distributed by MLS Grid
• 2025-08-22 Rental Removed $1,970 RENTLY
• 2025-08-20 Listed for Rent $1,970 RENTLY
• 2024-01-14 Rental Removed $1,345 RENTLY
• 2024-01-12 Rental Removed $1,345 RENT.
• 2024-01-10 Price Changed $1,345 RENTLY
• 2024-01-07 Price Changed $1,395 RENTLY
• 2024-01-06 Price Changed $1,395 RENT.
• 2023-12-28 Price Changed $1,420 RENTLY
• 2023-12-28 Price Changed $1,420 RENT.
• 2023-12-14 Price Changed $1,485 RENTLY
• 2023-12-07 Price Changed $1,485 RENT.
• 2023-11-30 Price Changed $1,540 RENTLY
• 2023-11-30 Price Changed $1,540 RENT.
• 2023-11-16 Listed for Rent $1,595 RENT.
• 2023-11-16 Listed for Rent $1,595 RENTLY
• 2023-10-29 Rental Removed $1,595 RENTLY
• 2023-10-26 Rental Removed $1,595 RENT.
• 2023-10-21 Price Changed $1,595 RENT.
• 2023-10-21 Price Changed $1,595 RENTLY
• 2023-10-20 Price Changed $2,035 RENTLY
• 2023-10-17 Price Changed $2,035 RENT.
• 2023-10-14 Price Changed $2,095 RENTLY
• 2023-10-13 Price Changed $2,095 RENT.
• 2023-10-11 Price Changed $2,075 RENTLY
• 2023-10-10 Price Changed $2,075 RENT.
• 2023-10-07 Price Changed $1,885 RENTLY
• 2023-10-06 Price Changed $1,885 RENT.
• 2023-10-05 Price Changed $1,945 RENTLY
• 2023-10-04 Price Changed $1,945 RENT.
• 2023-09-29 Price Changed $2,085 RENT.
• 2023-09-29 Price Changed $2,085 RENTLY
• 2023-09-27 Price Changed $2,125 RENTLY
• 2023-09-26 Price Changed $2,125 RENT.
• 2023-09-23 Listed for Rent $2,053 RENTLY
• 2023-09-22 Listed for Rent $2,053 RENT.
• 2018-11-08 Sold (Public Records) $1,510,500 Public Records
• 2014-10-06 Sold (Public Records) $65,000 Public Records

Property tax history

+12.8%/yr

Latest (2023): $7,936 · +42.2% YoY. Source: county tax records.