529 E 166th Pl · South Holland, IL 60473

$220,000

3 bd · 1.5 ba · 1,404 sqft · SingleFamily public records · 9 Days on market

Built 1963 Est $219k · at est.

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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 +26.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.3/15.0
• 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

Welcome to this beautifully spacious ranch-style home where hardwood floors and abundant natural light set the tone. Large picture windows and a wide sliding glass door brighten the open living and dining areas, creating an easy flow for everyday living and entertaining. The full basement offers valuable flex space-perfect for a media lounge, playroom, home gym, or storage. Step outside to a covered back porch made for morning coffee and summer evenings, overlooking a generous backyard with room to garden, play, or host gatherings. Nestled on a quiet South Holland street near parks, and convenient commuter routes, this home blends comfort, function, and classic style. Don't miss it-schedule

Key facts

• Full basement
• Sliding glass door
• Hardwood floors

Tags

• HARDWOOD FLOORS
• LARGE PICTURE WINDOWS
• SLIDING GLASS DOOR
• FULL BASEMENT
• COVERED BACK PORCH
• GENEROUS BACKYARD

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (2 spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Two-story
• Construction: Brick construction; Built before 1978 (age 61–70 years)
• Exterior features: Lot less than 1/4 acre; Lot dimensions listed as 8125

Interior

• Kitchen: Microwave; Range; Dishwasher; Refrigerator; Kitchen on main level (14 x 12)
• Bedrooms: Master bedroom on second floor (14 x 10); Bedroom on second floor (12 x 10); Bedroom on second floor (10 x 10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Beamed ceilings; Finished full basement; Five total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).

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-.
• 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.
• Zoned schools: Greenwood Elem School (math 10% / reading 10%, grade F, #1,477 of 2,056 statewide, top 74%, 326 students, 0% FRL); Mckinley Jr High School (math 8% / reading 17%, grade F, #550 of 665 statewide, top 84%, 297 students, 0% FRL); Thornwood High School (math 8% / reading 9%, grade F, #584 of 693 statewide, top 85%, 1,996 students, 0% FRL).
• Market conditions: 135 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 18 sale attempts since 20y ago; this cycle's ask is 45% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $220,000

Questions for the listing agent

1. Built in 1963 — 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: 1.50% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.54%
• DSCR: 1.51
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $219,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16712 Elm St	0.15mi	3/2.0	1,446 (+3%)	2mo	$191,000	$132	84
16549 Cottage Grove Ave	0.36mi	3/2.0	1,426 (+2%)	2mo	$219,500	$154	77
459 E 166th St	0.09mi	4/2.0 (+1)	1,300 (-7%)	1mo	$235,000	$181	76
702 E 162nd Pl	0.57mi	3/2.0	1,400 (-0%)	1mo	$230,000	$164	70
535 E 166th Pl	0.01mi	2/1.5 (-1)	1,200 (-14%)	2mo	$156,500	$130	68
16927 Langley Ave	0.37mi	3/1.5	1,288 (-8%)	1mo	$179,900	$140	68
16535 S Elm Ct	0.17mi	4/2.0 (+1)	1,540 (+10%)	2mo	$235,000	$153	68
16827 Parkside Ave	0.20mi	3/2.5	1,613 (+15%)	1mo	$220,000	$136	61
16417 Claire Ln	0.28mi	3/2.5	1,209 (-14%)	2mo	$254,995	$211	58
1103 E 166th Pl	0.70mi	3/2.0	1,348 (-4%)	2mo	$210,000	$156	57
1006 E 163rd St	0.74mi	3/2.0	1,263 (-10%)	1mo	$262,500	$208	46
17140 Evans Dr	0.70mi	3/2.0	1,206 (-14%)	2mo	$245,000	$203	40

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $2,427
• Equity at exit: $32,803

10-year hold

• IRR: 10.8%
• Equity multiple: 1.85×
• Total profit: $52,118
• Equity at exit: $19,022

Cash invested: $61,600 (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: 5.6×

Monthly cashflow live

• Estimated rent: $3,296 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$766 /mo · $9,196/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $592

Break-even live

Break-even rent $2,546

Max offer price $220,000

Occupancy floor 77%

Sensitivity live

Price	-10% $717	-5% $655	+0% $592	+5% $530	+10% $468
Rent	-10% $332	-5% $462	+0% $592	+5% $723	+10% $853
Rate	-1.0pp $703	-0.5pp $648	base $592	+0.5pp $535	+1.0pp $477

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0d	1	0.79mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	8d	1	1.24mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	9d	1	1.48mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	26d	1	1.48mi

Listing history 50 events

1. 2026-06-21
   days on market $220,000 Active 9 DOM
2. 2026-06-18
   price $220,000 Active 6 DOM
3. 2026-06-18
   days on market $225,000 Active 6 DOM
4. 2026-06-17
   days on market $225,000 Active 5 DOM
5. 2026-06-16
   days on market $225,000 Active 4 DOM
6. 2026-06-16
   days on marketlisting id $225,000 Active 3 DOM
7. 2026-06-09
   days on market $225,000 Active 138 DOM
8. 2026-06-08
   days on market $225,000 Active 137 DOM
9. 2026-06-07
   days on market $225,000 Active 136 DOM
10. 2026-06-04
    days on market $225,000 Active 133 DOM
11. 2026-06-03
    days on market $225,000 Active 132 DOM
12. 2026-06-02
    days on market $225,000 Active 131 DOM
13. 2026-06-01
    days on market $225,000 Active 130 DOM
14. 2026-05-31
    days on market $225,000 Active 129 DOM
15. 2026-05-11
    status Active
16. 2026-04-01
    historical Contingent - Continue to Show
17. 2026-02-27
    price $225,000
18. 2026-01-31
    price $232,000
19. 2026-01-22
    historical
20. 2026-01-09
    price
21. 2025-12-05
    price
22. 2025-11-26
    listed Active
23. 2025-11-26
    historical
24. 2025-11-08
    listed Active
25. 2025-11-08
    historical
26. 2025-10-03
    price
27. 2025-09-29
    price
28. 2025-09-12
    price
29. 2025-08-28
    listed Active
30. 2017-12-26
    soldstatus $1,375,500
31. 2014-05-27
    soldstatus $138,000
32. 2014-05-21
    soldstatus $138,000 Closed Sale
33. 2014-04-14
    status Contingent (Do Not Show)
34. 2014-04-01
    price $146,900 Price Change
35. 2014-03-04
    status Reactivated
36. 2014-02-21
    status Contingent (Do Not Show)
37. 2014-02-03
    price $149,900 Price Change
38. 2014-01-20
    listed $151,900 New
39. 2014-01-20
    historical
40. 2013-12-30
    status Reactivated
41. 2013-12-16
    historical
42. 2013-11-26
    listed New
43. 2013-11-26
    historical
44. 2013-10-11
    price Price Change
45. 2013-09-17
    listed New
46. 2013-09-09
    historical
47. 2013-08-07
    listed New
48. 2013-08-06
    historical
49. 2013-07-03
    price Price Change
50. 2013-06-04
    listed New

ⓘ 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: $9,196 · $766/mo
• Projected year-2 tax: $9,196 · $766/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $39,555
• − Mortgage interest: −$12,323
• − Property taxes: −$9,196
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,164
• − Management: −$3,164
• − Depreciation: −$6,400
• Taxable income: $4,206
• Est. tax owed @ 24.0%: −$1,010
• After-tax cash flow: $6,098/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

+26.8% since first listed

56 events — show timeline

• 2026-05-11 Relisted — MRED as Distributed by MLS Grid
• 2026-04-01 Contingent — MRED as Distributed by MLS Grid
• 2026-02-27 Price Changed $225,000 MRED as Distributed by MLS Grid
• 2026-01-31 Price Changed $232,000 MRED as Distributed by MLS Grid
• 2026-01-22 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-09 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-05 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-26 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-26 Listed — MRED as Distributed by MLS Grid
• 2025-11-08 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-08 Listed — MRED as Distributed by MLS Grid
• 2025-10-03 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-29 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-12 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-28 Listed — MRED as Distributed by MLS Grid
• 2017-12-26 Sold (Public Records) $1,375,500 Public Records
• 2014-05-27 Sold (Public Records) $138,000 Public Records
• 2014-05-21 Sold (MLS) $138,000 MRED as Distributed by MLS Grid
• 2014-04-14 Pending — MRED as Distributed by MLS Grid
• 2014-04-01 Price Changed $146,900 MRED as Distributed by MLS Grid
• 2014-03-04 Relisted — MRED as Distributed by MLS Grid
• 2014-02-21 Pending — MRED as Distributed by MLS Grid
• 2014-02-03 Price Changed $149,900 MRED as Distributed by MLS Grid
• 2014-01-20 Listed $151,900 MRED as Distributed by MLS Grid
• 2014-01-20 Listing Removed — MRED as Distributed by MLS Grid
• 2013-12-30 Relisted — MRED as Distributed by MLS Grid
• 2013-12-16 Listing Removed — MRED as Distributed by MLS Grid
• 2013-11-26 Listed — MRED as Distributed by MLS Grid
• 2013-11-26 Listing Removed — MRED as Distributed by MLS Grid
• 2013-10-11 Price Changed — MRED as Distributed by MLS Grid
• 2013-09-17 Listed — MRED as Distributed by MLS Grid
• 2013-09-09 Listing Removed — MRED as Distributed by MLS Grid
• 2013-08-07 Listed — MRED as Distributed by MLS Grid
• 2013-08-06 Listing Removed — MRED as Distributed by MLS Grid
• 2013-07-03 Price Changed — MRED as Distributed by MLS Grid
• 2013-06-04 Listed — MRED as Distributed by MLS Grid
• 2012-12-28 Sold (MLS) $74,500 MRED as Distributed by MLS Grid
• 2012-12-26 Relisted — MRED as Distributed by MLS Grid
• 2012-07-25 Listing Removed — MRED as Distributed by MLS Grid
• 2012-07-19 Relisted — MRED as Distributed by MLS Grid
• 2012-07-13 Listed — MRED as Distributed by MLS Grid
• 2011-06-12 Listing Removed — MRED as Distributed by MLS Grid
• 2011-04-24 Price Changed — MRED as Distributed by MLS Grid
• 2011-03-22 Price Changed — MRED as Distributed by MLS Grid
• 2011-01-06 Listed — MRED as Distributed by MLS Grid
• 2010-03-12 Listing Removed — MRED as Distributed by MLS Grid
• 2010-01-09 Price Changed — MRED as Distributed by MLS Grid
• 2009-10-08 Price Changed — MRED as Distributed by MLS Grid
• 2009-09-13 Price Changed — MRED as Distributed by MLS Grid
• 2009-08-08 Listed — MRED as Distributed by MLS Grid
• 2007-04-06 Sold (Public Records) $178,000 Public Records
• 2007-03-27 Sold (MLS) $178,000 MRED as Distributed by MLS Grid
• 2007-03-13 Listing Removed — MRED as Distributed by MLS Grid
• 2007-01-19 Listed $177,500 MRED as Distributed by MLS Grid
• 2007-01-18 Listing Removed — MRED as Distributed by MLS Grid
• 2006-10-09 Listed — MRED as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2023): $9,196 · +6.7% YoY. Source: county tax records.