609 E 160th Pl · South Holland, IL 60473

$234,000

3 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 115 Days on market

Built 1955 8,001 sqft lot Est $196k · 20% over

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Why this score? — see what drove the D 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 +20.5/30.0
• 1% rule +7.6/10.0
• DSCR +6.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRICK RANCH HOME THAT FEATURES 3 BEDROOMS, 1.5 BATHS, FULL BASEMENT, LARGE BACK YARD WHICH IS NICE FOR ENTERTAINING. AND A 1 CAR DETACHED GARAGE. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY

Key facts

• Brick ranch home
• Finished basement
• Large back yard

Tags

• BRICK RANCH HOME
• FINISHED BASEMENT
• LARGE BACK YARD
• GRANITE COUNTERTOPS
• NEWLY PAINTED
• FRESHLY REFINISHED HARDWOOD

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Rehab completed in 2025; Built before 1978 (71–80 years old); Brick exterior
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 67 x 119; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen on main level (14 x 10) with ceramic tile flooring
• Bedrooms: 3 bedrooms (one additional bedroom possible); Basement bedroom (20 x 10); Main-level bedrooms (10 x 10; 11 x 9); Master bedroom on main level (13 x 12) with full bath
• Flooring: Hardwood flooring in living room and master bedroom; Vinyl flooring in basement bedroom and family room; Ceramic tile in kitchen
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: 7 total rooms; Unfinished full basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $234k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $234k).
• Recommended offer: $213k (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-.
• 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: Taft School (364 students, 0% FRL); Coolidge Middle School (math 3% / reading 7%, grade F, #636 of 665 statewide, top 98%, 507 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $56k; list at $234k implies a 315% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $212,940 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.26% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $195,712
• 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	0.33mi	3/1.0	1,064 (-4%)	0mo	$195,000	$183	77
823 E 163rd St	0.39mi	3/1.0	1,184 (+6%)	1mo	$197,500	$167	70
15509 Rose Dr	0.67mi	2/1.0 (-1)	1,100 (-1%)	1mo	$135,000	$123	61
112 E 160th Pl	0.67mi	3/2.0	1,141 (+3%)	2mo	$210,000	$184	59
944 E 163rd Pl	0.54mi	3/2.0	1,205 (+8%)	2mo	$201,000	$167	55
16417 Claire Ln	0.51mi	3/2.5	1,209 (+9%)	2mo	$254,995	$211	54
16001 Avalon Ave	0.74mi	4/2.0 (+1)	1,136 (+2%)	1mo	$187,500	$165	52
15542 S Park Ave	0.68mi	4/2.0 (+1)	1,066 (-4%)	1mo	$193,900	$182	51
1006 E 163rd St	0.53mi	3/2.0	1,263 (+14%)	1mo	$262,500	$208	48
15505 Drexel Ave	0.73mi	4/2.0 (+1)	1,200 (+8%)	2mo	$205,000	$171	42
15503 Park Ln	0.69mi	3/2.0	968 (-13%)	0mo	$170,000	$176	42
64 E 158th Pl	0.74mi	3/2.5	1,250 (+12%)	3mo	$185,000	$148	36

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: -7.4%
• Equity multiple: 0.72×
• Total profit: $-18,027
• Equity at exit: $34,890

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $10,734
• Equity at exit: $20,232

Cash invested: $65,520 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,953 high
• Mortgage (P&I): −$1,227
• Tax from tax record: −$700 /mo · $8,402/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $308

Break-even live

Break-even rent $2,563

Max offer price $234,000

Occupancy floor 85%

Sensitivity live

Price	-10% $440	-5% $374	+0% $308	+5% $241	+10% $175
Rent	-10% $74	-5% $191	+0% $308	+5% $424	+10% $541
Rate	-1.0pp $426	-0.5pp $367	base $308	+0.5pp $247	+1.0pp $185

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: $58,500
• Closing costs: $7,020
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.54mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	10d	1	0.66mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	26d	1	0.66mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	8d	1	0.73mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	12d	1	1.00mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	10d	1	1.20mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	26d	1	1.36mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	24d	1	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $234,000 Active 115 DOM
2. 2026-06-18
   days on market $234,000 Active 112 DOM
3. 2026-06-17
   days on market $234,000 Active 111 DOM
4. 2026-06-16
   days on market $234,000 Active 110 DOM
5. 2026-06-15
   days on market $234,000 Active 109 DOM
6. 2026-06-13
   days on market $234,000 Active 107 DOM
7. 2026-06-13
   days on market $234,000 Active 106 DOM
8. 2026-06-09
   days on market $234,000 Active 103 DOM
9. 2026-06-08
   days on market $234,000 Active 102 DOM
10. 2026-06-07
    days on market $234,000 Active 101 DOM
11. 2026-06-04
    days on market $234,000 Active 98 DOM
12. 2026-06-03
    days on market $234,000 Active 97 DOM
13. 2026-06-02
    days on market $234,000 Active 96 DOM
14. 2026-06-01
    days on market $234,000 Active 95 DOM
15. 2026-05-31
    days on market $234,000 Active 94 DOM
16. 2026-05-11
    price $234,000
17. 2026-02-26
    listed $239,000 Active
18. 2026-01-15
    historical
19. 2025-10-17
    listed Active
20. 2016-09-09
    soldstatus $56,351 Closed Sale 349-char remark

    Show marketing remark (349 chars)

    BRICK RANCH HOME THAT FEATURES 3 BEDROOMS, 1.5 BATHS, FULL BASEMENT, LARGE BACK YARD WHICH IS NICE FOR ENTERTAINING. AND A 1 CAR DETACHED GARAGE. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY

21. 2016-07-19
    status Pending 349-char remark

    Show marketing remark (349 chars)

    BRICK RANCH HOME THAT FEATURES 3 BEDROOMS, 1.5 BATHS, FULL BASEMENT, LARGE BACK YARD WHICH IS NICE FOR ENTERTAINING. AND A 1 CAR DETACHED GARAGE. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY

22. 2016-06-30
    listed $41,600 New 349-char remark

    Show marketing remark (349 chars)

    BRICK RANCH HOME THAT FEATURES 3 BEDROOMS, 1.5 BATHS, FULL BASEMENT, LARGE BACK YARD WHICH IS NICE FOR ENTERTAINING. AND A 1 CAR DETACHED GARAGE. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY

23. 1999-05-19
    soldstatus $118,000
24. 1993-11-15
    soldstatus $89,500
25. 1989-10-01
    soldstatus $68,000

ⓘ 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: $8,402 · $700/mo
• Projected year-2 tax: $8,402 · $700/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: $35,430
• − Mortgage interest: −$13,108
• − Property taxes: −$8,402
• − Insurance: −$1,170
• − Repairs & maintenance: −$2,834
• − Management: −$2,834
• − Depreciation: −$6,807
• Taxable income: $274
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $3,626/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

+244.1% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $234,000 MRED as Distributed by MLS Grid
• 2026-02-26 Listed $239,000 MRED as Distributed by MLS Grid
• 2026-01-15 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-17 Listed — MRED as Distributed by MLS Grid
• 2016-09-09 Sold (MLS) $56,351 MRED as Distributed by MLS Grid
• 2016-07-19 Pending — MRED as Distributed by MLS Grid
• 2016-06-30 Listed $41,600 MRED as Distributed by MLS Grid
• 1999-05-19 Sold (Public Records) $118,000 Public Records
• 1993-11-15 Sold (Public Records) $89,500 Public Records
• 1989-10-01 Sold (Public Records) $68,000 Public Records

Property tax history

+7.3%/yr

Latest (2023): $8,402 · +40.7% YoY. Source: county tax records.