60473 — South Holland / Phoenix market data

60473 — South Holland / Phoenix

Cook County · 7 census tracts (7 with complete price, rent, and tax data) · data as of 2026-06-09

Planted Money aggregates public Cook/Lake County property and tax records, Zillow research data, and HUD rent benchmarks into a live investor screen for Cook and Lake County, Illinois. This page is the ZIP-level summary for 60473, built fresh from the same tract data the map and API serve — not a separate, hand-written guide. Browse 60473 on the interactive map for individual addresses, or connect an AI assistant via MCP to run a full underwrite on a specific property.

Headline numbers

Metric	Value	Source
Median home value	$226,700	Zillow ZHVI, all residential types, 2026-04-30
Modeled market rent (2BR-equivalent)	$2,800/mo	Planted Money rent model — HUD SAFMR + Zillow ZORI blend (rent model)
Indicative gross yield	14.8%	rent ÷ home value, annualized
Effective property tax	4.70%	Cook County Clerk effective rate, Cook 2023 rates

These are ZIP-level medians across this ZIP’s qualifying tracts — not a valuation of any specific address. Planted Money’s comp-based valuation model covers SFH and 2–4 unit properties only (never condos); an address-level number can differ from the ZIP median above. See data coverage and valuation methodology.

Market temperature

Segment	Sale-to-list	Days on market	Sold above list	1-yr price change
Single-family (SFH)	99.9%	95 days	25.0%	-3.7%
2–4 unit	104.1%	186 days	100.0%	-37.0%

Redfin market statistics, latest quarter, ZIP-level (both property-type rows inherit the same ZIP figures where Redfin does not break them out further).

Strongest signals here (county-relative percentiles)

Ranked among all 1,492 Cook + Lake tracts (50th percentile = county median). Full definitions: data dictionary.

• Indicative gross yield — 97th percentile county-wide. Modeled rent ÷ home value, ranked against the rest of the county.
• FHA buyer depth — 90th percentile county-wide. Share of home-purchase mortgages that are FHA-financed (HMDA 2023) — a flip exit-liquidity read.
• Market heat (sale-to-list) — 69th percentile county-wide. How close recent sales clear to list price, latest quarter (Redfin, by ZIP).

Strategy read

Neither strategy screens strongly here by our model — flip 9th percentile, BRRRR 19th percentile, both below the county’s middle third. Worth a closer look before committing to either thesis.

This is a location screen, not a property score — the tracts underneath a ZIP vary, and no individual address is scored on this page. How flip score works · How BRRRR score works · Underwriting.

Property tax note

Thornton Township (South triad) moved assessed values +31.3% at its most recent triennial reassessment (2023); next reassessment 2026. Reassessment shock changes the tax bill, not the effective rate above — model the post-reassessment bill, not the seller’s. Underwriting covers how the suggested-offer math treats taxes.

Data vintages

Field	Vintage
Tract build	2026-06-09
Zillow ZHVI / ZORI	2026-04-30
Cook property tax rates	Cook 2023 rates
HMDA (capital flow, income, FHA)	2022 vs 2024
HUD SAFMR	SAFMR FY2026

What this page is not

These are ZIP-level, area medians — not a valuation of any specific property. Automated valuations are not appraisals; this page doesn’t attempt a property-level estimate at all, only aggregated public-record and Zillow-research context for 60473 as a whole. Per-segment error rates for the underlying valuation model: accuracy. For an address, use the map app or the MCP tools.

Data: attributions · Methodology: how the numbers work · Coverage gaps: data coverage · All Chicago markets