16367 Evans Ave · South Holland, IL 60473

$148,000

3 bd · 1.0 ba · 1,130 sqft · SingleFamily public records · 17 Days on market

Built 1956 Est $206k · 28% under

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

Amazing opportunity on this 3 Bedroom ranch with a full basement tucked neatly into the heart of South Holland. A Traditional Floorplan, being sold AS-IS strictly, the buyer will be responsible for any and all repairs. Contact your agent NOW to schedule a private tour!

Key facts

• 2 garage spots
• Built 1956
• Listed 16 days

Property features AI

Finance

• Other: Directions: Cottage Grove to 164th Street West to Evans Ave and south to property
• Financial info: Homeowner tax exemption
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with garage door opener (2 garage spaces, 2 total parking spaces)
• Utilities: Public water (also lists Lake Michigan); Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Built 61–70 years ago; Not rebuilt or rehabilitated since original construction
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 52 x 165 x 52 x 165; Lot smaller than 0.25 acre; Access to Lake Michigan water

Interior

• Kitchen: Kitchen on the main level (11 x 17)
• Bedrooms: 3 bedrooms (master bedroom on the main level); Bedroom 2 on the main level (9 x 11); Bedroom 3 on the main level with hardwood flooring (8 x 10)
• Flooring: Hardwood flooring in at least one bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Partially finished full basement; 5 total rooms
• Laundry & utility: Main-level laundry room (6 x 14); Storage room in the basement (13 x 13)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $148k).
• Recommended offer: $146k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 8.4% in South Holland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 136 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,780 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — 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: 2.11% ✓
• Cap rate: 15.08%
• Cash-on-cash: 31.36%
• DSCR: 2.40
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $205,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
735 E 163rd St	0.10mi	3/1.0	1,064 (-6%)	0mo	$195,000	$183	86
823 E 163rd St	0.20mi	3/1.0	1,184 (+5%)	1mo	$197,500	$167	82
16645 Cottage Grove Ave	0.42mi	3/2.0	1,120 (-1%)	1mo	$211,894	$189	74
16417 Claire Ln	0.18mi	3/2.5	1,209 (+7%)	2mo	$254,995	$211	72
16728 School St	0.47mi	3/1.5	1,170 (+4%)	2mo	$196,000	$168	68
944 E 163rd Pl	0.36mi	3/2.0	1,205 (+7%)	2mo	$201,000	$167	66
535 E 166th Pl	0.41mi	2/1.5 (-1)	1,200 (+6%)	2mo	$156,500	$130	62
811 E 169th Pl	0.71mi	3/2.0	1,123 (-1%)	3mo	$257,000	$229	59
1006 E 163rd St	0.41mi	3/2.0	1,263 (+12%)	1mo	$262,500	$208	56
16428 Greenwood Ave	0.49mi	4/2.0 (+1)	1,260 (+12%)	3mo	$215,000	$171	46
618 E 159th Pl	0.52mi	4/2.0 (+1)	1,294 (+14%)	2mo	$236,000	$182	41
16927 Langley Ave	0.70mi	3/1.5	1,288 (+14%)	1mo	$179,900	$140	41

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: 26.3%
• Equity multiple: 2.09×
• Total profit: $45,272
• Equity at exit: $22,067

10-year hold

• IRR: 34.0%
• Equity multiple: 4.12×
• Total profit: $129,344
• Equity at exit: $12,796

Cash invested: $41,440 (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: 136
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $3,123 high
• Mortgage (P&I): −$776
• Tax from tax record: −$546 /mo · $6,550/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $1,083

Break-even live

Break-even rent $1,751

Max offer price $148,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,167	-5% $1,125	+0% $1,083	+5% $1,041	+10% $999
Rent	-10% $836	-5% $960	+0% $1,083	+5% $1,206	+10% $1,330
Rate	-1.0pp $1,158	-0.5pp $1,121	base $1,083	+0.5pp $1,045	+1.0pp $1,006

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: $37,000
• Closing costs: $4,440
• 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	0d	1	0.45mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	7d	1	0.86mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	9d	1	1.07mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	1.07mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	11d	1	1.40mi

Listing history 11 events

1. 2026-06-21
   days on market $148,000 Active 17 DOM
2. 2026-06-18
   days on market $148,000 Active 14 DOM
3. 2026-06-17
   days on market $148,000 Active 13 DOM
4. 2026-06-16
   days on market $148,000 Active 12 DOM
5. 2026-06-15
   days on market $148,000 Active 11 DOM
6. 2026-06-13
   days on market $148,000 Active 9 DOM
7. 2026-06-13
   days on market $148,000 Active 8 DOM
8. 2026-06-09
   days on market $148,000 Active 5 DOM
9. 2026-06-08
   pricedays on market $148,000 Active 4 DOM
10. 2026-06-07
    remarks 269-char remark
11. 2026-06-07
    listed $150,000 Active 3 DOM

ⓘ 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: $6,550 · $546/mo
• Projected year-2 tax: $6,550 · $546/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 1/10 Low
• 🌡 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: $37,470
• − Mortgage interest: −$8,290
• − Property taxes: −$6,550
• − Insurance: −$740
• − Repairs & maintenance: −$2,998
• − Management: −$2,998
• − Depreciation: −$4,305
• Taxable income: $11,589
• Est. tax owed @ 24.0%: −$2,781
• After-tax cash flow: $10,216/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: 23,066
• 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

1 event — show timeline

• 2026-06-04 Listed $150,000 MRED as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2023): $6,550 · +78.5% YoY. Source: county tax records.