827 E 160th Pl · South Holland, IL 60473

$209,900

3 bd · 1.5 ba · 1,080 sqft · SingleFamily public records · 149 Days on market

Built 1956 6,600 sqft lot Est $180k · 16% over ↓ 3% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious ranch with a finished basement, offering around 2,000 square feet of versatile living space and major updates that provide ultimate peace of mind. The expensive updates that could be missed at quick glance are a new furnace (2019), new Air Conditioner (2019), new tear off roof and gutters on the house (2019), new garage roof (2018), and new windows (2018)!! The heart of the home features a large, sun-filled living room that flows seamlessly into the open-concept kitchen and dining area-perfect for hosting dinner parties while staying connected with guests. The kitchen comes fully equipped with the appliances included. This level also hosts three comfortable be

Key facts

• New furnace
• New garage roof
• New air conditioner

Tags

• FINISHED BASEMENT
• NEW FURNACE
• NEW AIR CONDITIONER
• NEW ROOF
• NEW GUTTERS
• NEW GARAGE ROOF

Property features AI

Finance

• HOA & community: No master association fee required; Community features include park, sidewalks, street lights, and paved streets

Exterior

• Parking: Detached garage with garage door opener; Approximately 2.5 garage/total parking spaces
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; One-story design; Fee simple ownership; Built approximately 61–70 years ago; Faces unspecified direction
• Construction: Cedar siding; Asphalt roof; Block and brick/mortar foundation; Built before 1978
• Exterior features: Patio; Porch; Fenced yard; Landscaped lot; School bus service, commuter bus, interstate access

Interior

• Kitchen: Kitchen on main level (16 x 12)
• Bedrooms: 3 bedrooms (1 additional possible); One bedroom located below grade (basement); Master bedroom on main level (15 x 12); Bedroom on main level (12 x 9); Bedroom on main level (11 x 8); Basement bedroom (11 x 10)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Basement bathroom(s) present
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Partially finished, full basement; Unfinished attic; 7 total rooms; Humidifier
• Laundry & utility: Basement laundry; Gas dryer hookup; Electric dryer hookup; Laundry chute; Utility sink

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

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 $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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: 135 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.44% ✓
• Cap rate: 12.71%
• Cash-on-cash: 22.92%
• DSCR: 2.02
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $180,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
823 E 163rd St	0.27mi	3/1.0	1,184 (+10%)	1mo	$197,500	$167	68
15944 School St	0.31mi	2/1.0 (-1)	1,008 (-7%)	4mo	$175,000	$174	64
15722 Woodlawn East Ave	0.60mi	3/1.5	1,015 (-6%)	1mo	$101,000	$100	61
15539 Minerva Ave	0.71mi	3/1.5	1,050 (-3%)	2mo	$134,000	$128	61
16001 Avalon Ave	0.51mi	4/2.0 (+1)	1,136 (+5%)	1mo	$187,500	$165	60
944 E 163rd Pl	0.37mi	3/2.0	1,205 (+12%)	2mo	$201,000	$167	60
16645 Cottage Grove Ave	0.74mi	3/2.0	1,120 (+4%)	1mo	$211,894	$189	56
15509 Rose Dr	0.72mi	2/1.0 (-1)	1,100 (+2%)	0mo	$135,000	$123	56
15634 Avalon Ave	0.71mi	4/1.5 (+1)	1,029 (-5%)	1mo	$115,000	$112	53
15519 Ellis Ave	0.70mi	2/2.0 (-1)	1,024 (-5%)	4mo	$133,000	$130	48
16417 Claire Ln	0.58mi	3/2.5	1,209 (+12%)	2mo	$254,995	$211	48
15505 Drexel Ave	0.71mi	4/2.0 (+1)	1,200 (+11%)	2mo	$205,000	$171	40

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: 15.8%
• Equity multiple: 1.64×
• Total profit: $37,428
• Equity at exit: $31,297

10-year hold

• IRR: 24.5%
• Equity multiple: 3.12×
• Total profit: $124,403
• Equity at exit: $18,148

Cash invested: $58,772 (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: 5.8×

Monthly cashflow live

• Estimated rent: $3,030 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$83 /mo · $996/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $1,123

Break-even live

Break-even rent $1,609

Max offer price $209,900

Occupancy floor 58%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.30mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	6d	1	0.48mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	7d	1	0.81mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	0.81mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	7d	1	1.12mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	10d	1	1.18mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	24d	1	1.45mi

Listing history 33 events

1. 2026-06-18
   days on market $209,900 Active 149 DOM
2. 2026-06-17
   days on market $209,900 Active 148 DOM
3. 2026-06-16
   days on market $209,900 Active 147 DOM
4. 2026-06-15
   days on market $209,900 Active 146 DOM
5. 2026-06-13
   days on market $209,900 Active 144 DOM
6. 2026-06-13
   days on market $209,900 Active 143 DOM
7. 2026-06-09
   days on market $209,900 Active 140 DOM
8. 2026-06-08
   days on market $209,900 Active 139 DOM
9. 2026-06-07
   days on market $209,900 Active 138 DOM
10. 2026-06-04
    days on market $209,900 Active 135 DOM
11. 2026-06-03
    days on market $209,900 Active 134 DOM
12. 2026-06-02
    days on market $209,900 Active 133 DOM
13. 2026-06-01
    days on market $209,900 Active 132 DOM
14. 2026-05-31
    days on market $209,900 Active 131 DOM
15. 2026-05-04
    price $212,900
16. 2026-03-24
    price $215,800
17. 2026-03-02
    price $217,800
18. 2026-02-07
    price $219,800
19. 2026-01-20
    listed $219,900 Active
20. 2025-09-01
    historical
21. 2025-07-31
    price
22. 2025-02-27
    listed Active
23. 2024-11-04
    historical
24. 2024-05-08
    price
25. 2024-05-02
    price
26. 2024-05-02
    price
27. 2024-05-02
    status Active
28. 2024-04-18
    historical Contingent - No Showings
29. 2024-04-18
    price
30. 2024-03-04
    listed Active
31. 2024-02-28
    historical
32. 2023-10-03
    price
33. 2023-08-28
    listed Active

ⓘ 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: $996 · $83/mo
• Projected year-2 tax: $2,880 · $240/mo
• Expected delta: +$1,884/yr (+$157/mo · 189.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 13% 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: $36,363
• − Mortgage interest: −$11,758
• − Property taxes: −$996
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,909
• − Management: −$2,909
• − Depreciation: −$6,106
• Taxable income: $10,635
• Est. tax owed @ 24.0%: −$2,553
• After-tax cash flow: $10,920/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

-3.2% since first listed

19 events — show timeline

• 2026-05-04 Price Changed $212,900 MRED as Distributed by MLS Grid
• 2026-03-24 Price Changed $215,800 MRED as Distributed by MLS Grid
• 2026-03-02 Price Changed $217,800 MRED as Distributed by MLS Grid
• 2026-02-07 Price Changed $219,800 MRED as Distributed by MLS Grid
• 2026-01-20 Listed $219,900 MRED as Distributed by MLS Grid
• 2025-09-01 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-31 Price Changed — MRED as Distributed by MLS Grid
• 2025-02-27 Listed — MRED as Distributed by MLS Grid
• 2024-11-04 Listing Removed — MRED as Distributed by MLS Grid
• 2024-05-08 Price Changed — MRED as Distributed by MLS Grid
• 2024-05-02 Price Changed — MRED as Distributed by MLS Grid
• 2024-05-02 Price Changed — MRED as Distributed by MLS Grid
• 2024-05-02 Relisted — MRED as Distributed by MLS Grid
• 2024-04-18 Contingent — MRED as Distributed by MLS Grid
• 2024-04-18 Price Changed — MRED as Distributed by MLS Grid
• 2024-03-04 Listed — MRED as Distributed by MLS Grid
• 2024-02-28 Listing Removed — MRED as Distributed by MLS Grid
• 2023-10-03 Price Changed — MRED as Distributed by MLS Grid
• 2023-08-28 Listed — MRED as Distributed by MLS Grid

Property tax history

-7.6%/yr

Latest (2023): $996 · -24.5% YoY. Source: county tax records.