14728 Riverside Dr · South Holland, IL 60473

$78,000

3 bd · 1.5 ba · 600 sqft · SingleFamily public records · 27 Days on market

Built 1921 6,321 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

Discover the potential in this spacious South Holland property now available through the South Suburban Land Bank! Situated on a quiet residential block, this classic home offers 3 bedrooms, 1.5 bathrooms, a full basement, and detached garage. This property is the perfect opportunity for an investor, rehabber, or savvy owner-occupant ready to bring their vision to life. With solid bones, generous room sizes, and endless possibilities for renovation, this home is ideal for a full rehab project. Conveniently located near schools, parks, shopping, expressways, and public transportation. Property is being sold as-is. Bring your ideas and transform this property into something special!

Key facts

• Near schools
• Near shopping
• Full basement

Tags

• FULL BASEMENT
• DETACHED GARAGE
• QUIET RESIDENTIAL BLOCK
• NEAR SCHOOLS
• NEAR PARKS
• NEAR SHOPPING

Property features AI

Finance

• Other: Parcel number 29093050230000
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 parking spaces total, 2 garage spaces)
• Utilities: Lake Michigan water; Public sewer
• Home design: Detached single-family home; 2 stories; Fee simple ownership; Built over 100 years ago; Built before 1978
• Construction: Frame construction; Asphalt roof
• Exterior features: Lot dimensions approximately 49 x 129; Lot smaller than 0.25 acre; Directions: Turn onto Riverside from 147th St.

Interior

• Kitchen: Kitchen on main level (16 x 11)
• Bedrooms: 3 bedrooms; Master bedroom on second floor (13 x 11); Second bedroom on second floor (13 x 11); Third bedroom on second floor (10 x 9)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: 5 total rooms; Unfinished full basement; Disability access
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $77k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: 136 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago 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 $61k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,830 (1.5% below list)

Questions for the listing agent

1. Built in 1921 — 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: 1.54% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.51%
• DSCR: 1.78
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.35×
• Total profit: $7,735
• Equity at exit: $11,630

10-year hold

• IRR: 18.2%
• Equity multiple: 2.52×
• Total profit: $33,182
• Equity at exit: $6,744

Cash invested: $21,840 (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: 136
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$192 /mo · $2,300/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $319

Break-even live

Break-even rent $802

Max offer price $78,000

Occupancy floor 69%

Sensitivity live

Price	-10% $363	-5% $341	+0% $319	+5% $297	+10% $275
Rent	-10% $224	-5% $271	+0% $319	+5% $366	+10% $414
Rate	-1.0pp $358	-0.5pp $339	base $319	+0.5pp $298	+1.0pp $278

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14119 S Tracy Ave Riverdale, IL	2.0	1.0	696	$1,205	$1.73	4d	1	1.13mi

Listing history 21 events

1. 2026-06-21
   days on market $78,000 Active 27 DOM
2. 2026-06-18
   days on market $78,000 Active 24 DOM
3. 2026-06-17
   days on market $78,000 Active 23 DOM
4. 2026-06-16
   days on market $78,000 Active 22 DOM
5. 2026-06-15
   days on market $78,000 Active 21 DOM
6. 2026-06-13
   days on market $78,000 Active 19 DOM
7. 2026-06-13
   days on market $78,000 Active 18 DOM
8. 2026-06-09
   days on market $78,000 Active 15 DOM
9. 2026-06-08
   days on market $78,000 Active 14 DOM
10. 2026-06-07
    days on market $78,000 Active 13 DOM
11. 2026-06-04
    days on market $78,000 Active 10 DOM
12. 2026-06-03
    days on market $78,000 Active 9 DOM
13. 2026-06-02
    days on market $78,000 Active 8 DOM
14. 2026-06-01
    days on market $78,000 Active 7 DOM
15. 2026-05-31
    days on market $78,000 Active 6 DOM
16. 2026-05-25
    listed $78,000 Active
17. 2007-12-01
    historical
18. 2007-05-31
    listed
19. 1996-12-10
    soldstatus $61,000
20. 1989-09-26
    soldstatus $48,000
21. 1989-09-01
    soldstatus $48,000

ⓘ 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: $2,300 · $192/mo
• Projected year-2 tax: $2,300 · $192/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 4/10 Moderate FEMA zone X (unshaded) · 23% 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: $14,460
• − Mortgage interest: −$4,369
• − Property taxes: −$2,300
• − Insurance: −$390
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$2,269
• Taxable income: $2,818
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $3,148/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

+62.5% since first listed

6 events — show timeline

• 2026-05-25 Listed $78,000 MRED as Distributed by MLS Grid
• 2007-12-01 Listing Removed — MRED as Distributed by MLS Grid
• 2007-05-31 Listed — MRED as Distributed by MLS Grid
• 1996-12-10 Sold (Public Records) $61,000 Public Records
• 1989-09-26 Sold (Public Records) $48,000 Public Records
• 1989-09-01 Sold (Public Records) $48,000 Public Records

Property tax history

+0.1%/yr

Latest (2022): $2,300 · +5.3% YoY. Source: county tax records.