16426 Shirley Ct · South Holland, IL 60473

$209,900

3 bd · 1.5 ba · 1,262 sqft · SingleFamily public records · 5 Days on market

Built 1960 Est $212k · at est.

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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 +28.1/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.9/15.0
• 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 perfect blend of comfort and potential in this spacious residence, anchored on a prominent corner lot in a vibrant South Holland neighborhood. This home features 3 generously sized bedrooms and 1.5 baths, offering a solid footprint for modern living. The interior flows effortlessly which also includes brand new stainless steel kitchen appliances, but the real opportunity lies below; the expansive full basement is a blank canvas waiting for your vision-perfect for a future recreation room, home gym, or massive storage area. Outside, the property boasts excellent curb appeal with a unique corner positioning that maximizes both privacy and yard space. A secure 1-car garage adds co

Key facts

• Close to parks
• Close to schools
• Full basement

Tags

• CORNER LOT
• FULL BASEMENT
• SECURE GARAGE
• CLOSE TO SCHOOLS
• CLOSE TO PARKS
• CLOSE TO SHOPPING CENTERS

Property features AI

Finance

• Other: Total finished and unfinished space reported (approx. 1,300 main + 1,300 lower = 2,600 total); Property provides school bus service
• HOA & community: No master association fee required

Exterior

• Parking: Detached, owned garage (1-car); One total parking space
• Utilities: Water: Lake Michigan / public water; Sewer: Public sewer
• Home design: Detached single-family home; Single-story ranch-style; Fee simple ownership
• Construction: Built approximately 61–70 years ago; Aluminum siding; Asphalt roof; Concrete perimeter foundation
• Exterior features: Corner lot; Lot dimensions approximately 89 x 98 x 37 x 100; Community sidewalks, curbs, street lights, and paved streets; Access to commuter bus and train; close to interstate

Interior

• Kitchen: Kitchen (approx. 10 x 22)
• Bedrooms: Main-level master bedroom (approx. 12 x 14); Main-level bedroom (approx. 12 x 14); Main-level bedroom (approx. 12 x 12)
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; Partially finished, full basement; Five total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).

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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 18y 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 $32k; list at $210k implies a 564% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.

Recommended offer $209,900

Questions for the listing agent

1. Built in 1960 — 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: 1.55% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.40%
• DSCR: 1.60
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $212,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16417 Claire Ln	0.08mi	3/2.5	1,209 (-4%)	2mo	$254,995	$211	84
459 E 166th St	0.19mi	4/2.0 (+1)	1,300 (+3%)	1mo	$235,000	$181	79
16728 School St	0.30mi	3/1.5	1,170 (-7%)	2mo	$196,000	$168	72
16927 Langley Ave	0.55mi	3/1.5	1,288 (+2%)	1mo	$179,900	$140	70
1006 E 163rd St	0.59mi	3/2.0	1,263 (+0%)	1mo	$262,500	$208	70
823 E 163rd St	0.40mi	3/1.0	1,184 (-6%)	1mo	$197,500	$167	68
702 E 162nd Pl	0.36mi	3/2.0	1,400 (+11%)	1mo	$230,000	$164	62
16645 Cottage Grove Ave	0.37mi	3/2.0	1,120 (-11%)	1mo	$211,894	$189	61
16549 Cottage Grove Ave	0.32mi	3/2.0	1,426 (+13%)	2mo	$219,500	$154	60
16712 Elm St	0.33mi	3/2.0	1,446 (+15%)	2mo	$191,000	$132	57
618 E 159th Pl	0.69mi	4/2.0 (+1)	1,294 (+2%)	2mo	$236,000	$182	55
16815 Wausau Ave	0.60mi	3/2.0	1,076 (-15%)	2mo	$151,000	$140	44

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $8,135
• Equity at exit: $31,297

10-year hold

• IRR: 13.2%
• Equity multiple: 2.06×
• Total profit: $62,285
• Equity at exit: $18,148

Cash invested: $58,772 (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: 5.4×

Monthly cashflow live

• Estimated rent: $3,257 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$728 /mo · $8,736/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $656

Break-even live

Break-even rent $2,426

Max offer price $209,900

Occupancy floor 75%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.60mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	6d	1	1.02mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	7d	1	1.21mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	1.21mi
15707 Dante Dr South Holland, IL	3.0	2.0	1800	$2,950	$1.64	3d	1	1.46mi

Listing history 39 events

1. 2026-06-18
   days on market $209,900 Active 5 DOM
2. 2026-06-17
   days on market $209,900 Active 4 DOM
3. 2026-06-16
   days on market $209,900 Active 3 DOM
4. 2026-06-15
   days on market $209,900 Active 2 DOM
5. 2026-06-13
   pricedays on marketlisting id $209,900 Active 1 DOM
6. 2026-06-08
   days on market $214,900 Active 38 DOM
7. 2026-06-07
   days on market $214,900 Active 37 DOM
8. 2026-06-04
   days on market $214,900 Active 34 DOM
9. 2026-06-03
   days on market $214,900 Active 33 DOM
10. 2026-06-02
    days on market $214,900 Active 32 DOM
11. 2026-06-01
    days on market $214,900 Active 31 DOM
12. 2026-05-31
    days on market $214,900 Active 30 DOM
13. 2026-05-01
    listed $214,900 Active
14. 2026-04-29
    historical
15. 2026-04-01
    price
16. 2026-03-13
    listed Active
17. 2025-12-22
    historical
18. 2025-12-04
    listed Active
19. 2024-09-11
    historical
20. 2024-06-11
    listed Active
21. 2012-05-31
    soldstatus $31,600 Closed Sale
22. 2012-04-16
    status Pending
23. 2012-04-13
    status Reactivated
24. 2012-02-14
    status Pending
25. 2012-02-13
    status Reactivated
26. 2012-01-11
    status Pending
27. 2012-01-04
    price $31,000 Reactivated
28. 2012-01-04
    status Reactivated
29. 2011-12-22
    status Pending
30. 2011-12-13
    status Reactivated
31. 2011-10-04
    status Pending
32. 2011-10-01
    price $32,500 Price Change
33. 2011-08-31
    price $37,500 Price Change
34. 2011-08-13
    status Reactivated
35. 2011-08-09
    status Pending
36. 2011-07-06
    listed $42,500 New
37. 2008-10-28
    historical
38. 2008-10-23
    listed
39. 2004-01-07
    soldstatus $128,000

ⓘ 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: $8,736 · $728/mo
• Projected year-2 tax: $8,736 · $728/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 (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,079
• − Mortgage interest: −$11,758
• − Property taxes: −$8,736
• − Insurance: −$1,050
• − Repairs & maintenance: −$3,126
• − Management: −$3,126
• − Depreciation: −$6,106
• Taxable income: $5,177
• Est. tax owed @ 24.0%: −$1,242
• After-tax cash flow: $6,635/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

+67.9% since first listed

27 events — show timeline

• 2026-05-01 Listed $214,900 MRED as Distributed by MLS Grid
• 2026-04-29 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-01 Price Changed — MRED as Distributed by MLS Grid
• 2026-03-13 Listed — MRED as Distributed by MLS Grid
• 2025-12-22 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-04 Listed — MRED as Distributed by MLS Grid
• 2024-09-11 Listing Removed — MRED as Distributed by MLS Grid
• 2024-06-11 Listed — MRED as Distributed by MLS Grid
• 2012-05-31 Sold (MLS) $31,600 MRED as Distributed by MLS Grid
• 2012-04-16 Pending — MRED as Distributed by MLS Grid
• 2012-04-13 Relisted — MRED as Distributed by MLS Grid
• 2012-02-14 Pending — MRED as Distributed by MLS Grid
• 2012-02-13 Relisted — MRED as Distributed by MLS Grid
• 2012-01-11 Pending — MRED as Distributed by MLS Grid
• 2012-01-04 Relisted — MRED as Distributed by MLS Grid
• 2012-01-04 Price Changed $31,000 MRED as Distributed by MLS Grid
• 2011-12-22 Pending — MRED as Distributed by MLS Grid
• 2011-12-13 Relisted — MRED as Distributed by MLS Grid
• 2011-10-04 Pending — MRED as Distributed by MLS Grid
• 2011-10-01 Price Changed $32,500 MRED as Distributed by MLS Grid
• 2011-08-31 Price Changed $37,500 MRED as Distributed by MLS Grid
• 2011-08-13 Relisted — MRED as Distributed by MLS Grid
• 2011-08-09 Pending — MRED as Distributed by MLS Grid
• 2011-07-06 Listed $42,500 MRED as Distributed by MLS Grid
• 2008-10-28 Listing Removed — MRED as Distributed by MLS Grid
• 2008-10-23 Listed — MRED as Distributed by MLS Grid
• 2004-01-07 Sold (Public Records) $128,000 Public Records

Property tax history

+6.7%/yr

Latest (2023): $8,736 · +46.4% YoY. Source: county tax records.