16347 Ingleside Ave · South Holland, IL 60473

$277,000

3 bd · 1.5 ba · 1,436 sqft · SingleFamily public records · 307 Days on market

Built 1958 7,500 sqft lot Est $224k · 24% over

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Why this score? — see what drove the C- 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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +6.3/10.0
• 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

This beautiful 3 bedroom 2 bath home is professionally cleaned and ready for it's new owner. Call this home on this quiet street of other beautiful homes. Located in a desirable neighborhood close to schools and the charming downtown South Holland shopping district, this property is bursting with potential. Key features include: 3 spacious bedrooms and 2 baths Generous living space with a cozy family room on the lower level. Beautiful hardwood floors in living and dining areas. Heated floor in the family room and security camera attached. Large back yard for summer time family fun. Central air and a one car garage that's heated. Call today before it's gone. Schedule your showing today!

Key facts

• Heated floor
• Large back yard
• Central air

Tags

• HARDWOOD FLOORS
• HEATED FLOOR
• LARGE BACK YARD
• CENTRAL AIR

Property features AI

Finance

• Other: Property is in South Holland (Thornton Township)
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (owned) with one garage space; Heated garage with garage door opener; Concrete driveway/garage surface
• Utilities: Water from Lake Michigan and public supply; Public sewer
• Home design: Detached single-family home; Two-story design; Fee-simple ownership; Built before 1978; Age roughly 61–70 years
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 125 x 60; Lot between 0.50 and 0.99 acre; Brick exterior

Interior

• Kitchen: Eating-area kitchen; Oven included; Ceramic tile flooring in kitchen
• Bedrooms: Three bedrooms (all on the second floor); Master bedroom on second floor with blinds
• Flooring: Hardwood in living and dining areas; Carpet in most bedrooms and family room; Ceramic tile in kitchen; Other flooring in laundry
• Bathrooms: Two full bathrooms; Basement includes a bathroom
• Heating & cooling: Natural gas heating with radiant system; Central air conditioning
• Interior features: Seven total rooms; Finished daylight basement with exterior entry; Disability access available
• Laundry & utility: Lower-level laundry room; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $277k.

Deal economics

• At list price, monthly cash flow is $763 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $277k).
• Recommended offer: $244k (12.0% below list) — sets the bar for market timing.

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 $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; list at $277k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $243,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 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 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.13% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.80%
• DSCR: 1.53
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $224,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16549 Cottage Grove Ave	0.29mi	3/2.0	1,426 (-1%)	2mo	$219,500	$154	82
702 E 162nd Pl	0.37mi	3/2.0	1,400 (-2%)	1mo	$230,000	$164	76
1006 E 163rd St	0.13mi	3/2.0	1,263 (-12%)	1mo	$262,500	$208	71
1103 E 166th Pl	0.38mi	3/2.0	1,348 (-6%)	2mo	$210,000	$156	68
16721 School St	0.56mi	3/1.5	1,344 (-6%)	3mo	$102,000	$76	61
1012 E 159th Pl	0.58mi	3/2.0	1,600 (+11%)	1mo	$190,000	$119	51
16535 S Elm Ct	0.65mi	4/2.0 (+1)	1,540 (+7%)	1mo	$235,000	$153	49
1241 E 168th St	0.67mi	3/3.0	1,331 (-7%)	2mo	$230,000	$173	49
16927 Langley Ave	0.75mi	3/1.5	1,288 (-10%)	1mo	$179,900	$140	47
459 E 166th St	0.65mi	4/2.0 (+1)	1,300 (-10%)	1mo	$235,000	$181	46
618 E 159th Pl	0.66mi	4/2.0 (+1)	1,294 (-10%)	2mo	$236,000	$182	45
16827 Parkside Ave	0.70mi	3/2.5	1,613 (+12%)	0mo	$220,000	$136	42

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $3,625
• Equity at exit: $41,302

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $65,407
• Equity at exit: $23,950

Cash invested: $77,560 (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: 7.4×

Monthly cashflow live

• Estimated rent: $3,132 high
• Mortgage (P&I): −$1,453
• Tax from tax record: −$144 /mo · $1,724/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $763

Break-even live

Break-even rent $2,167

Max offer price $277,000

Occupancy floor 71%

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: $69,250
• Closing costs: $8,310
• 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	0.19mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	6d	1	0.64mi
15707 Dante Dr South Holland, IL	3.0	2.0	1800	$2,950	$1.64	3d	1	1.10mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	1.23mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	1.23mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	8d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $277,000 Active 307 DOM
2. 2026-06-17
   days on market $277,000 Active 306 DOM
3. 2026-06-16
   days on market $277,000 Active 305 DOM
4. 2026-06-15
   days on market $277,000 Active 304 DOM
5. 2026-06-13
   days on market $277,000 Active 302 DOM
6. 2026-06-13
   days on market $277,000 Active 301 DOM
7. 2026-06-09
   days on market $277,000 Active 298 DOM
8. 2026-06-08
   days on market $277,000 Active 297 DOM
9. 2026-06-07
   days on market $277,000 Active 296 DOM
10. 2026-06-04
    days on market $277,000 Active 293 DOM
11. 2026-06-03
    days on market $277,000 Active 292 DOM
12. 2026-06-02
    days on market $277,000 Active 291 DOM
13. 2026-06-01
    days on market $277,000 Active 290 DOM
14. 2026-05-31
    days on market $277,000 Active 289 DOM
15. 2025-10-06
    price $277,000
16. 2025-09-24
    price $287,000
17. 2025-08-15
    listed $292,000 Active
18. 1993-06-17
    soldstatus $115,000

ⓘ 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: $1,724 · $144/mo
• Projected year-2 tax: $4,006 · $334/mo
• Expected delta: +$2,282/yr (+$190/mo · 132.3%)

ⓘ 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 ≥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: $37,589
• − Mortgage interest: −$15,516
• − Property taxes: −$1,724
• − Insurance: −$1,385
• − Repairs & maintenance: −$3,007
• − Management: −$3,007
• − Depreciation: −$8,058
• Taxable income: $4,891
• Est. tax owed @ 24.0%: −$1,174
• After-tax cash flow: $7,981/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

+140.9% since first listed

4 events — show timeline

• 2025-10-06 Price Changed $277,000 MRED as Distributed by MLS Grid
• 2025-09-24 Price Changed $287,000 MRED as Distributed by MLS Grid
• 2025-08-15 Listed $292,000 MRED as Distributed by MLS Grid
• 1993-06-17 Sold (Public Records) $115,000 Public Records

Property tax history

-4.2%/yr

Latest (2023): $1,724 · -24.5% YoY. Source: county tax records.