1325 E 168th Pl · South Holland, IL 60473

$246,000

3 bd · 2.0 ba · 1,179 sqft · SingleFamily public records · 9 Days on market

Built 1968 Est $222k · 11% over

---

Why this score? — see what drove the F 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 +12.1/30.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick Split level, Priced Right!!! Great Deal!!! Act Quick!!! Currently under construction for total redevelopment.

Key facts

• Modern appliances
• Custom tile work
• Tile flooring

Tags

• GRANITE COUNTERTOPS
• TILE FLOORING
• MODERN APPLIANCES
• PRIVATE FENCED BACKYARD
• CUSTOM TILE WORK
• SPACIOUS SECONDARY LIVING AREA

Property features AI

Finance

• Other: Parcel number 29234040100000
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 car total parking)
• Utilities: Public water; Public sewer
• Home design: Detached single-family split-level home; Fee simple ownership; Built before 1978 (age 51–60 years)
• Construction: Vinyl siding and brick exterior
• Exterior features: Lot under 0.25 acre; Lot dimensions: 7410

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 4 bedrooms (Master and two bedrooms on second floor; one bedroom on lower level)
• Bathrooms: 2 full bathrooms; Basement has a bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished partial basement; Total of 8 rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $246k.

Deal economics

• At list price, monthly cash flow is $-53 ($-637/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (3.8% below list).
• Meets the 1% rule at list price ($3k rent vs $246k).
• Recommended offer: $237k (3.8% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 8.4% in South Holland — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 20y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.

Recommended offer $236,616 (3.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1968 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $221,652
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17063 Kimbark Ave	0.29mi	3/2.0	1,200 (+2%)	8mo	$225,000	$188	77
16710 Prince Dr	0.19mi	3/2.0	1,230 (+4%)	14mo	$235,000	$191	72
17047 Cornell Ave	0.30mi	3/1.5	1,196 (+1%)	16mo	$185,000	$155	68
1241 E 168th St	0.11mi	3/3.0	1,331 (+13%)	2mo	$230,000	$173	68
17121 Ingleside Ave	0.59mi	3/2.0	1,215 (+3%)	0mo	$225,000	$185	67
811 E 169th Pl	0.65mi	3/2.0	1,123 (-5%)	3mo	$257,000	$229	59
16645 Cottage Grove Ave	0.70mi	3/2.0	1,120 (-5%)	1mo	$211,894	$189	58
1103 E 166th Pl	0.39mi	3/2.0	1,348 (+14%)	2mo	$210,000	$156	56
16428 Greenwood Ave	0.63mi	4/2.0 (+1)	1,260 (+7%)	3mo	$215,000	$171	52
16651 Cottage Grove Ave	0.70mi	3/1.5	1,260 (+7%)	9mo	$229,900	$182	47
924 E 169th St	0.50mi	3/2.0	1,348 (+14%)	10mo	$350,000	$260	44
1014 E 171st Pl	0.52mi	4/2.0 (+1)	1,348 (+14%)	10mo	$340,000	$252	39

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-42,948
• Equity at exit: $36,679

10-year hold

• IRR: -9.5%
• Equity multiple: 0.41×
• Total profit: $-40,544
• Equity at exit: $21,270

Cash invested: $68,880 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,617 medium
• Mortgage (P&I): −$1,290
• Tax from tax record: −$728 /mo · $8,736/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-53

Break-even live

Break-even rent $2,684

Max offer price $236,616

Occupancy floor 97%

Sensitivity live

Price	-10% $86	-5% $17	+0% $-53	+5% $-123	+10% $-192
Rent	-10% $-260	-5% $-156	+0% $-53	+5% $50	+10% $154
Rate	-1.0pp $71	-0.5pp $9	base $-53	+0.5pp $-117	+1.0pp $-182

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: $61,500
• Closing costs: $7,380
• 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	2d	1	0.83mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	7d	1	1.08mi
17640 Rosewood Dr Unit 2A Lansing, IL	2.0	1.0	950	$1,475	$1.55	18d	1	1.40mi
17754 Rosewood Dr Unit 1N Lansing, IL	2.0	1.0	850	$1,370	$1.61	25d	1	1.47mi

Listing history 50 events

1. 2026-06-21
   pricedays on market $246,000 Active 9 DOM
2. 2026-06-18
   days on market $248,000 Active 6 DOM
3. 2026-06-17
   days on market $248,000 Active 5 DOM
4. 2026-06-16
   days on market $248,000 Active 4 DOM
5. 2026-06-15
   days on market $248,000 Active 3 DOM
6. 2026-06-13
   days on marketlisting id $248,000 Active 1 DOM
7. 2026-06-09
   days on market $248,000 Active 215 DOM
8. 2026-06-08
   days on market $248,000 Active 214 DOM
9. 2026-06-07
   days on market $248,000 Active 213 DOM
10. 2026-06-04
    days on market $248,000 Active 210 DOM
11. 2026-06-03
    days on market $248,000 Active 209 DOM
12. 2026-06-02
    days on market $248,000 Active 208 DOM
13. 2026-06-01
    days on market $248,000 Active 207 DOM
14. 2026-05-31
    days on market $248,000 Active 206 DOM
15. 2026-05-15
    price $248,000
16. 2026-04-10
    price $253,000
17. 2026-02-27
    price $256,000
18. 2026-01-30
    price $264,000
19. 2026-01-09
    price $269,000
20. 2025-12-05
    price $277,000
21. 2025-11-06
    listed $286,000 Active
22. 2017-12-26
    soldstatus $1,375,500
23. 2014-10-20
    soldstatus $143,500
24. 2014-10-10
    soldstatus $143,500 Closed Sale 116-char remark

    Show marketing remark (116 chars)

    Brick Split level, Priced Right!!! Great Deal!!! Act Quick!!! Currently under construction for total redevelopment.

25. 2014-07-17
    status Pending 116-char remark

    Show marketing remark (116 chars)

    Brick Split level, Priced Right!!! Great Deal!!! Act Quick!!! Currently under construction for total redevelopment.

26. 2014-05-21
    listed $170,000 New 116-char remark

    Show marketing remark (116 chars)

    Brick Split level, Priced Right!!! Great Deal!!! Act Quick!!! Currently under construction for total redevelopment.

27. 2014-05-16
    soldstatus $62,000 Closed Sale 289-char remark

    Show marketing remark (289 chars)

    Brick Split level, Priced Right!!! Great Deal!!! Act Quick!!! Needs Work. Purchase for as little as 5% down with HomePath Renovation Mortgage Financing! Tax pro 100% Buyer resp for any/all village reqmnts (insp, escrow, repairs) Offers MUST have pof or preapproval, EM MUST be certified.

28. 2014-04-16
    status Pending 289-char remark

    Show marketing remark (289 chars)

    Brick Split level, Priced Right!!! Great Deal!!! Act Quick!!! Needs Work. Purchase for as little as 5% down with HomePath Renovation Mortgage Financing! Tax pro 100% Buyer resp for any/all village reqmnts (insp, escrow, repairs) Offers MUST have pof or preapproval, EM MUST be certified.

29. 2014-04-01
    price $71,900 Price Change 289-char remark

    Show marketing remark (289 chars)

    Brick Split level, Priced Right!!! Great Deal!!! Act Quick!!! Needs Work. Purchase for as little as 5% down with HomePath Renovation Mortgage Financing! Tax pro 100% Buyer resp for any/all village reqmnts (insp, escrow, repairs) Offers MUST have pof or preapproval, EM MUST be certified.

30. 2014-02-25
    listed $79,800 New 289-char remark

    Show marketing remark (289 chars)

    Brick Split level, Priced Right!!! Great Deal!!! Act Quick!!! Needs Work. Purchase for as little as 5% down with HomePath Renovation Mortgage Financing! Tax pro 100% Buyer resp for any/all village reqmnts (insp, escrow, repairs) Offers MUST have pof or preapproval, EM MUST be certified.

31. 2014-01-01
    historical
32. 2013-07-22
    listed New
33. 2013-07-19
    historical
34. 2013-07-11
    status Pending
35. 2013-06-24
    price Price Change
36. 2012-08-28
    price Reactivated
37. 2012-08-28
    status Reactivated
38. 2012-04-24
    status Pending
39. 2012-04-12
    price Reactivated
40. 2012-04-12
    status Reactivated
41. 2012-03-22
    status Pending
42. 2012-02-22
    price Price Change
43. 2012-01-08
    price Price Change
44. 2011-12-26
    price Price Change
45. 2011-07-15
    price Price Change
46. 2010-12-28
    listed New
47. 2008-08-11
    historical
48. 2008-06-16
    listed
49. 2007-11-30
    historical
50. 2007-11-02
    listed

ⓘ 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: $8,736 · $728/mo
• Projected year-2 tax: $8,736 · $728/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: $31,404
• − Mortgage interest: −$13,780
• − Property taxes: −$8,736
• − Insurance: −$1,230
• − Repairs & maintenance: −$2,512
• − Management: −$2,512
• − Depreciation: −$7,156
• Taxable loss: −$4,523
• Est. tax savings @ 24.0%: +$1,085
• After-tax cash flow: $448/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

+161.3% since first listed

43 events — show timeline

• 2026-05-15 Price Changed $248,000 MRED as Distributed by MLS Grid
• 2026-04-10 Price Changed $253,000 MRED as Distributed by MLS Grid
• 2026-02-27 Price Changed $256,000 MRED as Distributed by MLS Grid
• 2026-01-30 Price Changed $264,000 MRED as Distributed by MLS Grid
• 2026-01-09 Price Changed $269,000 MRED as Distributed by MLS Grid
• 2025-12-05 Price Changed $277,000 MRED as Distributed by MLS Grid
• 2025-11-06 Listed $286,000 MRED as Distributed by MLS Grid
• 2017-12-26 Sold (Public Records) $1,375,500 Public Records
• 2014-10-20 Sold (Public Records) $143,500 Public Records
• 2014-10-10 Sold (MLS) $143,500 MRED as Distributed by MLS Grid
• 2014-07-17 Pending — MRED as Distributed by MLS Grid
• 2014-05-21 Listed $170,000 MRED as Distributed by MLS Grid
• 2014-05-16 Sold (MLS) $62,000 MRED as Distributed by MLS Grid
• 2014-04-16 Pending — MRED as Distributed by MLS Grid
• 2014-04-01 Price Changed $71,900 MRED as Distributed by MLS Grid
• 2014-02-25 Listed $79,800 MRED as Distributed by MLS Grid
• 2014-01-01 Listing Removed — MRED as Distributed by MLS Grid
• 2013-07-22 Listed — MRED as Distributed by MLS Grid
• 2013-07-19 Listing Removed — MRED as Distributed by MLS Grid
• 2013-07-11 Pending — MRED as Distributed by MLS Grid
• 2013-06-24 Price Changed — MRED as Distributed by MLS Grid
• 2012-08-28 Relisted — MRED as Distributed by MLS Grid
• 2012-08-28 Price Changed — MRED as Distributed by MLS Grid
• 2012-04-24 Pending — MRED as Distributed by MLS Grid
• 2012-04-12 Relisted — MRED as Distributed by MLS Grid
• 2012-04-12 Price Changed — MRED as Distributed by MLS Grid
• 2012-03-22 Pending — MRED as Distributed by MLS Grid
• 2012-02-22 Price Changed — MRED as Distributed by MLS Grid
• 2012-01-08 Price Changed — MRED as Distributed by MLS Grid
• 2011-12-26 Price Changed — MRED as Distributed by MLS Grid
• 2011-07-15 Price Changed — MRED as Distributed by MLS Grid
• 2010-12-28 Listed — MRED as Distributed by MLS Grid
• 2008-08-11 Listing Removed — MRED as Distributed by MLS Grid
• 2008-06-16 Listed — MRED as Distributed by MLS Grid
• 2007-11-30 Listing Removed — MRED as Distributed by MLS Grid
• 2007-11-02 Listed — MRED as Distributed by MLS Grid
• 2007-10-26 Sold (MLS) $133,797 MRED as Distributed by MLS Grid
• 2007-10-17 Listing Removed — MRED as Distributed by MLS Grid
• 2007-05-29 Listed $129,900 MRED as Distributed by MLS Grid
• 2007-04-01 Listing Removed — MRED as Distributed by MLS Grid
• 2006-10-30 Listed — MRED as Distributed by MLS Grid
• 2004-11-10 Sold (Public Records) $215,000 Public Records
• 1991-07-01 Sold (Public Records) $94,900 Public Records

Property tax history

+3.2%/yr

Latest (2023): $8,736 · +16.4% YoY. Source: county tax records.