15972 Debbie Ln · South Holland, IL 60473

$225,000

2 bd · 1.5 ba · 1,029 sqft · SingleFamily public records · 14 Days on market

Built 1958 6,098 sqft lot Est $154k · 46% over

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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 +16.3/30.0
• 1% rule +6.5/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained split-level home nestled on a quiet, tree-lined street in South Holland. This inviting residence features a spacious layout with bright living areas filled with natural light, a well-appointed kitchen, and comfortable bedrooms designed for everyday living. The lower level provides additional living space perfect for a family room, home office, or entertainment area. Enjoy the convenience of nearby shopping, dining, parks, and easy access to major highways, making commuting a breeze. Whether you are a first-time homebuyer or looking to upgrade, this home offers the perfect blend of comfort, value, and location.

Key facts

• Tree-lined street
• Split-level home
• Nearby shopping

Tags

• SPLIT-LEVEL HOME
• TREE-LINED STREET
• WELL-APPOINTED KITCHEN
• ADDITIONAL LIVING SPACE
• HOME OFFICE
• NEARBY SHOPPING

Property features AI

Finance

• Other: Living area source: Assessor; Parcel number: 29143100220000
• Financial info: Property currently being leased; Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (listed as garage present); Approximately 2.5 garage/total parking spaces; Concrete parking surfaces
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; 1.5-story residence; Fee simple ownership; Rehab completed in 2024; Built before 1978 (61–70 years old)
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 60 x 125; Less than 0.25 acre lot; Access to commuter bus, commuter train and interstate

Interior

• Kitchen: Kitchen on Main level (approx. 15 x 14)
• Bedrooms: 4 bedrooms (Master, 2 on Main level, 1 on Lower level); Master bedroom on Main level (approx. 12 x 12); Bedroom — Main level (approx. 12 x 12); Bedroom — Main level (approx. 10 x 12); Bedroom — Lower level (approx. 10 x 10)
• Bathrooms: 2 full bathrooms; 1 half bathroom; Basement has a bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; 7 total rooms; Theatre room in basement
• Laundry & utility: Laundry room on Lower level (approx. 7 x 12)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).

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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $140k; list at $225k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1958 — 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. 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: 1.15% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $154,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15722 Woodlawn East Ave	0.43mi	3/1.5 (+1)	1,015 (-1%)	1mo	$101,000	$100	72
15944 School St	0.43mi	2/1.0	1,008 (-2%)	4mo	$175,000	$174	71
15519 Ellis Ave	0.58mi	2/2.0	1,024 (-0%)	4mo	$133,000	$130	67
15539 Minerva Ave	0.56mi	3/1.5 (+1)	1,050 (+2%)	2mo	$134,000	$128	64
519 E 161st St	0.55mi	3/2.0 (+1)	1,024 (-0%)	5mo	$210,000	$205	63
930 E 161 Pl	0.16mi	3/1.5 (+1)	1,164 (+13%)	5mo	$149,574	$129	61
15509 Rose Dr	0.67mi	2/1.0	1,100 (+7%)	0mo	$135,000	$123	55
16419 School St	0.69mi	3/1.0 (+1)	1,020 (-1%)	6mo	$150,000	$147	54
15726 Ingleside Ave	0.31mi	3/2.0 (+1)	1,171 (+14%)	4mo	$220,000	$188	52
1340 Prince Dr	0.74mi	3/2.0 (+1)	1,066 (+4%)	2mo	$160,000	$150	51
15519 Gouwens Ln	0.62mi	3/2.0 (+1)	1,153 (+12%)	6mo	$216,000	$187	40
509 E 161st Pl	0.58mi	3/2.0 (+1)	1,176 (+14%)	4mo	$182,000	$155	39

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-28,414
• Equity at exit: $33,548

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-13,647
• Equity at exit: $19,454

Cash invested: $63,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,588 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$649 /mo · $7,788/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $122

Break-even live

Break-even rent $2,434

Max offer price $225,000

Occupancy floor 90%

Sensitivity live

Price	-10% $250	-5% $186	+0% $122	+5% $58	+10% $-5
Rent	-10% $-82	-5% $20	+0% $122	+5% $224	+10% $327
Rate	-1.0pp $235	-0.5pp $179	base $122	+0.5pp $64	+1.0pp $5

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.32mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	7d	1	0.37mi
1450 E 154th Pl Dolton, IL	1.0	1.0	800	$1,250	$1.56	25d	1	0.93mi
15324 Doctor Martin Luther King Junior Dr Unit 1B Dolton, IL	1.0	1.0	725	$985	$1.36	19d	1	1.11mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	11d	1	1.18mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	1.40mi
660 Clyde Ave Calumet City, IL	3.0	1.5	1400	$1,750	$1.25	3d	1	1.45mi

Listing history 10 events

1. 2026-06-18
   days on market $225,000 Active 14 DOM
2. 2026-06-17
   days on market $225,000 Active 13 DOM
3. 2026-06-16
   days on market $225,000 Active 12 DOM
4. 2026-06-15
   days on market $225,000 Active 11 DOM
5. 2026-06-13
   days on market $225,000 Active 9 DOM
6. 2026-06-13
   days on market $225,000 Active 8 DOM
7. 2026-06-09
   days on market $225,000 Active 5 DOM
8. 2026-06-08
   days on market $225,000 Active 4 DOM
9. 2026-06-07
   remarks 656-char remark
10. 2026-06-07
    listed $225,000 Active 3 DOM

ⓘ 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: $7,788 · $649/mo
• Projected year-2 tax: $7,788 · $649/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 3/10 Moderate FEMA zone X (shaded) · 20% 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: $31,061
• − Mortgage interest: −$12,603
• − Property taxes: −$7,788
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,485
• − Management: −$2,485
• − Depreciation: −$6,545
• Taxable loss: −$1,971
• Est. tax savings @ 24.0%: +$473
• After-tax cash flow: $1,939/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

+106.6% since first listed

7 events — show timeline

• 2026-05-02 Listing Removed — MRED as Distributed by MLS Grid
• 2012-03-09 Listing Removed — MRED as Distributed by MLS Grid
• 2011-11-28 Price Changed — MRED as Distributed by MLS Grid
• 2011-03-22 Price Changed — MRED as Distributed by MLS Grid
• 2010-12-03 Listed — MRED as Distributed by MLS Grid
• 2006-06-05 Sold (Public Records) $140,500 Public Records
• 1989-05-02 Sold (Public Records) $68,000 Public Records

Property tax history

+3.9%/yr

Latest (2023): $7,788 · +69.6% YoY. Source: county tax records.