942 E 168th St · South Holland, IL 60473

$240,000

3 bd · 1.5 ba · 1,207 sqft · SingleFamily public records · 9 Days on market

Built 1968 7,500 sqft lot Est $221k · 9% over

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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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +8.5/10.0
• Livability +3.9/5.0
• ARV discount +3.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

beautiful South Holland community with plenty of space. 3 bedrooms 2 baths Freshly finished floors, Fresh paint!!! new fixtures thru out. all mechanicals are in good condition. Nice shed in the back yard. Kitchen has island and plenty of Cabients. Willing to give a credit with full price offer for appliances!!!

Key facts

• Fresh paint
• Finished floors
• New fixtures

Tags

• FINISHED FLOORS
• FRESH PAINT
• NEW FIXTURES
• GOOD CONDITION MECHANICALS
• SHED IN BACK YARD
• KITCHEN ISLAND

Property features AI

Finance

• Other: Ownership: Fee simple; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with 4 garage spaces (4 parking total)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Two-story
• Construction: Built approximately 51–60 years ago; Built before 1978
• Exterior features: Aluminum siding and brick exterior; Lot dimensions approximately 75 x 100; Quarter-to-half acre lot

Interior

• Kitchen: Kitchen on main level (16 x 12) with ceramic tile flooring
• Bedrooms: Master bedroom on second level (17 x 12) with hardwood floors; Second bedroom on second level (14 x 12) with hardwood floors; Third bedroom on second level (13 x 12) with hardwood floors
• Flooring: Hardwood floors in living areas and bedrooms; Laminate flooring in family room; Ceramic tile in kitchen; Brick flooring in basement laundry
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; Seven total rooms; School bus service available
• Laundry & utility: Laundry room in basement (12 x 12) with brick flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).

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; 2 comparable units currently listed for rent nearby; 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $126k; list at $240k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $240,000

Questions for the listing agent

1. Built in 1968 — 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: 1.35% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.56%
• DSCR: 1.47
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $220,881
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17121 Ingleside Ave	0.44mi	3/2.0	1,215 (+1%)	0mo	$225,000	$185	76
16645 Cottage Grove Ave	0.22mi	3/2.0	1,120 (-7%)	1mo	$211,894	$189	75
16728 School St	0.44mi	3/1.5	1,170 (-3%)	2mo	$196,000	$168	73
17140 Evans Dr	0.53mi	3/2.0	1,206 (-0%)	2mo	$245,000	$203	71
16927 Langley Ave	0.40mi	3/1.5	1,288 (+7%)	1mo	$179,900	$140	69
535 E 166th Pl	0.53mi	2/1.5 (-1)	1,200 (-1%)	2mo	$156,500	$130	67
823 E 163rd St	0.61mi	3/1.0	1,184 (-2%)	1mo	$197,500	$167	65
16417 Claire Ln	0.65mi	3/2.5	1,209 (+0%)	2mo	$254,995	$211	64
1006 E 163rd St	0.59mi	3/2.0	1,263 (+5%)	1mo	$262,500	$208	62
1241 E 168th St	0.38mi	3/3.0	1,331 (+10%)	2mo	$230,000	$173	58
459 E 166th St	0.62mi	4/2.0 (+1)	1,300 (+8%)	1mo	$235,000	$181	50
735 E 163rd St	0.66mi	3/1.0	1,064 (-12%)	0mo	$195,000	$183	48

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-1,008
• Equity at exit: $35,785

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $48,550
• Equity at exit: $20,751

Cash invested: $67,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $3,229 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$601 /mo · $7,211/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $591

Break-even live

Break-even rent $2,480

Max offer price $240,000

Occupancy floor 77%

Sensitivity live

Price	-10% $727	-5% $659	+0% $591	+5% $523	+10% $455
Rent	-10% $336	-5% $464	+0% $591	+5% $719	+10% $846
Rate	-1.0pp $712	-0.5pp $652	base $591	+0.5pp $529	+1.0pp $466

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.60mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	7d	1	1.00mi

Listing history 7 events

1. 2026-06-21
   days on market $240,000 Active 9 DOM
2. 2026-06-18
   days on market $240,000 Active 6 DOM
3. 2026-06-17
   days on market $240,000 Active 5 DOM
4. 2026-06-16
   days on market $240,000 Active 4 DOM
5. 2026-06-15
   days on market $240,000 Active 3 DOM
6. 2026-06-13
   remarks 313-char remark
7. 2026-06-13
   listed $240,000 Active 1 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: $7,211 · $601/mo
• Projected year-2 tax: $7,211 · $601/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 ≥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: $38,744
• − Mortgage interest: −$13,444
• − Property taxes: −$7,211
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,100
• − Management: −$3,100
• − Depreciation: −$6,982
• Taxable income: $3,708
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $6,203/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

+90.5% since first listed

14 events — show timeline

• 2026-06-12 Listed $240,000 MRED as Distributed by MLS Grid
• 2024-03-04 Listing Removed — MRED as Distributed by MLS Grid
• 2024-01-10 Listing Removed — MRED as Distributed by MLS Grid
• 2024-01-10 Listing Removed — MRED as Distributed by MLS Grid
• 2023-01-24 Listing Removed — MRED as Distributed by MLS Grid
• 2022-09-13 Listing Removed — MRED as Distributed by MLS Grid
• 2022-08-28 Listing Removed — MRED as Distributed by MLS Grid
• 2022-08-28 Relisted — MRED as Distributed by MLS Grid
• 2022-08-12 Listing Removed — MRED as Distributed by MLS Grid
• 2021-02-06 Listing Removed — MRED as Distributed by MLS Grid
• 2021-01-06 Listing Removed — MRED as Distributed by MLS Grid
• 2020-08-07 Listing Removed — MRED as Distributed by MLS Grid
• 2020-04-22 Listed — MRED as Distributed by MLS Grid
• 1994-10-18 Sold (Public Records) $126,000 Public Records

Property tax history

+4.1%/yr

Latest (2023): $7,211 · +13.5% YoY. Source: county tax records.