428 E 156th Pl · South Holland, IL 60473

$216,700

3 bd · 1.0 ba · 1,079 sqft · SingleFamily public records · 108 Days on market

Built 1919 5,227 sqft lot Est $185k · 17% 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +8.6/10.0
• 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

Looking for assistance? This home is IHDAccess Eligible for many buyers! Move-in ready quad-level home with 3 levels of living space and a spotless sub-basement! Lovingly cared for with a stunning kitchen featuring quartz countertops, white shaker cabinets, and stainless steel appliances. Enjoy all-new luxury vinyl plank flooring, fresh carpeting, interior paint, fixtures, and lighting throughout. Newer central A/C system. This 4-bedroom, 2-bathroom home offers a spacious living room with a bay window, a separate dining area, and a kitchen with ample cabinetry. The unfinished basement provides extra potential, and the property includes a unique 2-car garage (divided with the neighbor, simil

Key facts

• Quartz countertops
• Fresh carpeting
• Stunning kitchen

Tags

• STUNNING KITCHEN
• QUARTZ COUNTERTOPS
• WHITE SHAKER CABINETS
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL PLANK FLOORING
• FRESH CARPETING

Property features AI

Finance

• Other: Property not currently leased; Possession at closing; Some photos virtually staged
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned); Asphalt parking; Total 1 parking space
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; Quad-level / split-level with sub-basement; Fee simple ownership; 100+ years old (built before 1978); Rehab planned/completed in 2025
• Construction: Frame construction; Asphalt roof; Approximate total finished area 1,475 (source: plans)
• Exterior features: Lot approximately 80 x 65; Lot smaller than 0.25 acre

Interior

• Kitchen: Updated kitchen with granite counters and solid-surface counters; Eating area / table space; Range, Microwave, Dishwasher, Refrigerator
• Bedrooms: Four bedrooms (master and one bedroom on second level; two additional bedrooms on lower level)
• Bathrooms: Two full bathrooms; Separate shower
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Seven total rooms; Partial, unfinished sub-basement
• Laundry & utility: Laundry in unit

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $217k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $217k).
• Recommended offer: $197k (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: Thornridge High School (math 8% / reading 8%, grade F, #589 of 693 statewide, top 86%, 1,057 students, 0% FRL).
• Market conditions: 136 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $61k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 19y ago; this cycle's ask has dropped $19k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $106k; list at $217k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $197,197 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 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 1919 — 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. 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: 1.36% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.76%
• DSCR: 1.52
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $184,509
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15542 S Park Ave	0.15mi	4/2.0 (+1)	1,066 (-1%)	1mo	$193,900	$182	81
15509 Rose Dr	0.43mi	2/1.0 (-1)	1,100 (+2%)	0mo	$135,000	$123	71
717 E 154th St	0.46mi	3/1.0	1,120 (+4%)	2mo	$177,000	$158	71
15503 Park Ln	0.27mi	3/2.0	968 (-10%)	0mo	$170,000	$176	66
15310 Oak St	0.44mi	4/1.5 (+1)	1,037 (-4%)	1mo	$190,000	$183	65
15223 Cottage Grove Ave	0.69mi	3/1.0	1,099 (+2%)	3mo	$172,000	$157	62
619 E 152nd St	0.57mi	3/1.5	1,146 (+6%)	1mo	$153,000	$134	61
15944 School St	0.45mi	2/1.0 (-1)	1,008 (-7%)	4mo	$175,000	$174	60
112 E 160th Pl	0.63mi	3/2.0	1,141 (+6%)	2mo	$210,000	$184	56
15519 Ellis Ave	0.72mi	2/2.0 (-1)	1,024 (-5%)	4mo	$133,000	$130	46
15505 Drexel Ave	0.61mi	4/2.0 (+1)	1,200 (+11%)	2mo	$205,000	$171	42
15400 Ingleside Ave	0.69mi	3/2.5	1,212 (+12%)	4mo	$200,000	$165	38

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,958
• Equity at exit: $32,311

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $52,124
• Equity at exit: $18,736

Cash invested: $60,676 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,946 high
• Mortgage (P&I): −$1,136
• Tax from tax record: −$506 /mo · $6,069/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $595

Break-even live

Break-even rent $2,193

Max offer price $216,700

Occupancy floor 75%

Sensitivity live

Price	-10% $717	-5% $656	+0% $595	+5% $533	+10% $472
Rent	-10% $362	-5% $478	+0% $595	+5% $711	+10% $828
Rate	-1.0pp $704	-0.5pp $650	base $595	+0.5pp $539	+1.0pp $482

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: $54,175
• Closing costs: $6,501
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	0.23mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	0.23mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	11d	1	0.46mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	0.92mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	23d	1	1.03mi
16246 Dobson Ave South Holland, IL	3.0	2.0	1250	$3,170	$2.54	0d	1	1.06mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	7d	1	1.09mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	8d	1	1.10mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	25d	1	1.22mi

Listing history 50 events

1. 2026-06-21
   days on market $216,700 Active 108 DOM
2. 2026-06-18
   price $216,700 Active 105 DOM
3. 2026-06-18
   days on market $218,700 Active 105 DOM
4. 2026-06-17
   days on market $218,700 Active 104 DOM
5. 2026-06-16
   days on market $218,700 Active 103 DOM
6. 2026-06-15
   days on market $218,700 Active 102 DOM
7. 2026-06-13
   days on market $218,700 Active 100 DOM
8. 2026-06-13
   pricedays on market $218,700 Active 99 DOM
9. 2026-06-09
   days on market $220,700 Active 96 DOM
10. 2026-06-08
    days on market $220,700 Active 95 DOM
11. 2026-06-07
    pricedays on market $220,700 Active 94 DOM
12. 2026-06-04
    days on market $222,700 Active 91 DOM
13. 2026-06-03
    days on market $222,700 Active 90 DOM
14. 2026-06-02
    days on market $222,700 Active 89 DOM
15. 2026-06-01
    days on market $222,700 Active 88 DOM
16. 2026-05-31
    days on market $222,700 Active 87 DOM
17. 2026-05-19
    status Active
18. 2026-05-17
    historical Contingent - Continue to Show
19. 2026-05-14
    price $222,700
20. 2026-05-08
    price $224,700
21. 2026-04-30
    price $226,700
22. 2026-04-16
    price $228,700
23. 2026-04-01
    price $230,700
24. 2026-03-05
    listed $235,700 Active
25. 2026-03-05
    historical
26. 2026-02-05
    listed Active
27. 2026-02-05
    historical
28. 2026-01-29
    price
29. 2026-01-06
    listed Active
30. 2026-01-06
    historical
31. 2025-10-27
    price
32. 2025-10-17
    listed Active
33. 2025-10-17
    historical
34. 2025-09-03
    listed Active
35. 2025-03-13
    soldstatus $105,500
36. 2025-01-29
    soldstatus $105,500 Closed
37. 2024-12-20
    historical Contingent - Continue to Show
38. 2024-11-26
    status Active
39. 2024-11-22
    historical Contingent - Continue to Show
40. 2024-11-12
    listed $99,900 Active
41. 2013-01-22
    soldstatus $34,000 Closed Sale
42. 2012-12-21
    status Pending
43. 2012-12-17
    price $34,900 Price Change
44. 2012-11-06
    status Reactivated
45. 2012-11-01
    status Pending
46. 2012-10-22
    listed $44,900 New
47. 2012-09-27
    historical
48. 2012-08-27
    listed New
49. 2010-06-21
    historical
50. 2010-05-07
    historical Contingent

ⓘ 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: $6,069 · $506/mo
• Projected year-2 tax: $6,069 · $506/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 ≥101°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: $35,350
• − Mortgage interest: −$12,139
• − Property taxes: −$6,069
• − Insurance: −$1,084
• − Repairs & maintenance: −$2,828
• − Management: −$2,828
• − Depreciation: −$6,304
• Taxable income: $4,099
• Est. tax owed @ 24.0%: −$984
• After-tax cash flow: $6,154/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

+66.2% since first listed

52 events — show timeline

• 2026-05-19 Relisted — MRED as Distributed by MLS Grid
• 2026-05-17 Contingent — MRED as Distributed by MLS Grid
• 2026-05-14 Price Changed $222,700 MRED as Distributed by MLS Grid
• 2026-05-08 Price Changed $224,700 MRED as Distributed by MLS Grid
• 2026-04-30 Price Changed $226,700 MRED as Distributed by MLS Grid
• 2026-04-16 Price Changed $228,700 MRED as Distributed by MLS Grid
• 2026-04-01 Price Changed $230,700 MRED as Distributed by MLS Grid
• 2026-03-05 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-05 Listed $235,700 MRED as Distributed by MLS Grid
• 2026-02-05 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-05 Listed — MRED as Distributed by MLS Grid
• 2026-01-29 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-06 Listed — MRED as Distributed by MLS Grid
• 2025-10-27 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-17 Listed — MRED as Distributed by MLS Grid
• 2025-09-03 Listed — MRED as Distributed by MLS Grid
• 2025-03-13 Sold (Public Records) $105,500 Public Records
• 2025-01-29 Sold (MLS) $105,500 MRED as Distributed by MLS Grid
• 2024-12-20 Contingent — MRED as Distributed by MLS Grid
• 2024-11-26 Relisted — MRED as Distributed by MLS Grid
• 2024-11-22 Contingent — MRED as Distributed by MLS Grid
• 2024-11-12 Listed $99,900 MRED as Distributed by MLS Grid
• 2013-01-22 Sold (MLS) $34,000 MRED as Distributed by MLS Grid
• 2012-12-21 Pending — MRED as Distributed by MLS Grid
• 2012-12-17 Price Changed $34,900 MRED as Distributed by MLS Grid
• 2012-11-06 Relisted — MRED as Distributed by MLS Grid
• 2012-11-01 Pending — MRED as Distributed by MLS Grid
• 2012-10-22 Listed $44,900 MRED as Distributed by MLS Grid
• 2012-09-27 Listing Removed — MRED as Distributed by MLS Grid
• 2012-08-27 Listed — MRED as Distributed by MLS Grid
• 2010-06-21 Listing Removed — MRED as Distributed by MLS Grid
• 2010-05-07 Contingent — MRED as Distributed by MLS Grid
• 2010-04-02 Price Changed — MRED as Distributed by MLS Grid
• 2010-03-18 Price Changed — MRED as Distributed by MLS Grid
• 2010-01-25 Price Changed — MRED as Distributed by MLS Grid
• 2009-11-24 Listed — MRED as Distributed by MLS Grid
• 2009-11-24 Listing Removed — MRED as Distributed by MLS Grid
• 2009-10-16 Price Changed — MRED as Distributed by MLS Grid
• 2009-10-02 Price Changed — MRED as Distributed by MLS Grid
• 2009-08-29 Price Changed — MRED as Distributed by MLS Grid
• 2009-05-13 Price Changed — MRED as Distributed by MLS Grid
• 2009-04-21 Price Changed — MRED as Distributed by MLS Grid
• 2009-03-18 Price Changed — MRED as Distributed by MLS Grid
• 2009-02-15 Listed — MRED as Distributed by MLS Grid
• 2007-11-29 Sold (Public Records) $105,000 Public Records
• 2007-11-27 Sold (MLS) $105,000 MRED as Distributed by MLS Grid
• 2007-10-23 Listing Removed — MRED as Distributed by MLS Grid
• 2007-10-01 Listed $112,900 MRED as Distributed by MLS Grid
• 2005-12-27 Sold (Public Records) $134,000 Public Records
• 2005-12-27 Sold (Public Records) $134,000 Public Records

Property tax history

+4.7%/yr

Latest (2023): $6,069 · +30.4% YoY. Source: county tax records.