17320 Sterling Ct · South Holland, IL 60473

$285,900

4 bd · 2.5 ba · 4,002 sqft · SingleFamily public records · 108 Days on market

Built 1999 Est $452k · 37% under

---

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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• 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

Listing price $285,900 The seller does not represent or guarantee occupancy status. NO viewings of this property. Please DO NOT DISTURB the occupant. Drive by only. Two-story home. 5 bedrooms and 2.1 bathrooms. AS IS, cash only sales with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Property sold without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Auction.

Key facts

• 3 garage spots
• Built 1999
• Listed 108 days

Property features AI

Finance

• Other: Property not currently leased; Possession at closing
• Financial info: Special service area: Yes
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with 3 garage spaces (3 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Two stories; Fee simple ownership
• Construction: Approximately 26–30 years old; Frame construction; Shake roof; Block foundation
• Exterior features: Lot between 0.25 and 0.49 acre; Lot dimensions: 18,580

Interior

• Kitchen: Main-level kitchen (10 x 10)
• Bedrooms: Five bedrooms total; Master bedroom on main level (12 x 11); Four bedrooms on second level (approx. 11 x 11, 10 x 10, 10 x 10, 10 x 10)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: Partially finished full basement; Nine total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $758 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $286k).
• Recommended offer: $260k (9.0% 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; 6,272 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 $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $80k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $176k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $260,169 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.21% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.36%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $452,226
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2005 Fairview Ln	0.14mi	4/2.5	4,000 (-0%)	5mo	$430,000	$108	89
17300 Royal Ct	0.07mi	4/3.5	3,800 (-5%)	23mo	$430,000	$113	65

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: 0.7%
• Equity multiple: 1.02×
• Total profit: $1,988
• Equity at exit: $42,629

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $64,091
• Equity at exit: $24,719

Cash invested: $80,052 (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: 6.9×

Monthly cashflow live

• Estimated rent: $3,460 medium
• Mortgage (P&I): −$1,499
• Tax est. 1.5%: −$357 /mo · $4,288/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$727
• Net cashflow: $758

Break-even live

Break-even rent $2,501

Max offer price $285,900

Occupancy floor 73%

Sensitivity live

Price	-10% $955	-5% $857	+0% $758	+5% $659	+10% $560
Rent	-10% $484	-5% $621	+0% $758	+5% $894	+10% $1,031
Rate	-1.0pp $902	-0.5pp $831	base $758	+0.5pp $684	+1.0pp $608

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: $71,475
• Closing costs: $8,577
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-15
   status $285,900 Pending 108 DOM
2. 2026-06-15
   days on market $285,900 Auction 108 DOM
3. 2026-06-13
   days on market $285,900 Auction 106 DOM
4. 2026-06-13
   days on market $285,900 Auction 105 DOM
5. 2026-06-09
   days on market $285,900 Auction 102 DOM
6. 2026-06-08
   days on market $285,900 Auction 101 DOM
7. 2026-06-07
   pricedays on market $285,900 Auction 100 DOM
8. 2026-06-04
   days on market $321,200 Auction 97 DOM
9. 2026-06-03
   days on market $321,200 Auction 96 DOM
10. 2026-06-02
    days on market $321,200 Auction 95 DOM
11. 2026-06-01
    days on market $321,200 Auction 94 DOM
12. 2026-05-31
    days on market $321,200 Auction 93 DOM
13. 2026-05-18
    price $321,200
14. 2026-05-01
    price $365,400
15. 2026-04-16
    price $409,100
16. 2026-04-01
    price $431,900
17. 2026-03-17
    price $449,000
18. 2026-02-27
    listed $462,200 Active
19. 2008-08-26
    historical
20. 2008-06-19
    historical
21. 2008-05-12
    listed
22. 2004-01-30
    soldstatus $315,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $41,523
• − Mortgage interest: −$16,015
• − Property taxes: −$4,288
• − Insurance: −$1,430
• − Repairs & maintenance: −$3,322
• − Management: −$3,322
• − Depreciation: −$8,317
• Taxable income: $4,829
• Est. tax owed @ 24.0%: −$1,159
• After-tax cash flow: $7,934/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

+2.0% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $321,200 MRED as Distributed by MLS Grid
• 2026-05-01 Price Changed $365,400 MRED as Distributed by MLS Grid
• 2026-04-16 Price Changed $409,100 MRED as Distributed by MLS Grid
• 2026-04-01 Price Changed $431,900 MRED as Distributed by MLS Grid
• 2026-03-17 Price Changed $449,000 MRED as Distributed by MLS Grid
• 2026-02-27 Listed $462,200 MRED as Distributed by MLS Grid
• 2008-08-26 Listing Removed — MRED as Distributed by MLS Grid
• 2008-06-19 Contingent — MRED as Distributed by MLS Grid
• 2008-05-12 Listed — MRED as Distributed by MLS Grid
• 2004-01-30 Sold (Public Records) $315,000 Public Records

Property tax history

+3.0%/yr

Latest (2023): $17,077 · +8.2% YoY. Source: county tax records.