606 E 164th Pl · South Holland, IL 60473

$186,000

3 bd · 1.5 ba · 1,105 sqft · SingleFamily public records · 5 Days on market

Built 1959 Est $209k · 11% under

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Why this score? — see what drove the B 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
• ARV discount +12.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 606 E 164th Pl in South Holland! This spacious 4 bedroom, 2 bathroom home offers plenty of room for comfortable living and entertaining. With a thoughtful layout, this home is perfect for anyone looking for extra space inside and out. The property includes a large 2-car detached garage, providing convenience and storage, plus a backyard ideal for gatherings, gardening, or relaxing outdoors. Inside, you'll appreciate the generous room sizes that make this a truly large home with flexibility for today's lifestyle. Located close to shopping, dining, and entertainment, this home combines convenience with comfort - don't miss your chance to make it home!

Key facts

• Close to dining
• Close to shopping
• 2 garage spots

Tags

• LARGE DETACHED GARAGE
• BACKYARD FOR GATHERINGS
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO ENTERTAINMENT

Property features AI

Finance

• Other: Some photos are virtually staged; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 garage spaces; 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Split-level with sub-level; Fee simple ownership; Built prior to 1978 (age 61–70 years)
• Construction: Brick construction
• Exterior features: Lot under 1/4 acre; Lot dimensions: 6400

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: 4 bedrooms (Master on main; additional bedrooms on main, second, and lower levels)
• Bathrooms: 2 full bathrooms; Basement bathroom present
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished and partially finished basement; 6 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $819 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $186k).
• Cap rate 11.6% 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; 4 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 $52k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $18k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $186,000

Questions for the listing agent

1. Built in 1959 — 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: 1.77% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.88%
• DSCR: 1.84
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $208,845
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16645 Cottage Grove Ave	0.31mi	3/2.0	1,120 (+1%)	1mo	$211,894	$189	80
16728 School St	0.32mi	3/1.5	1,170 (+6%)	2mo	$196,000	$168	73
16417 Claire Ln	0.13mi	3/2.5	1,209 (+9%)	2mo	$254,995	$211	73
823 E 163rd St	0.31mi	3/1.0	1,184 (+7%)	1mo	$197,500	$167	70
535 E 166th Pl	0.27mi	2/1.5 (-1)	1,200 (+9%)	2mo	$156,500	$130	66
811 E 169th Pl	0.58mi	3/2.0	1,123 (+2%)	3mo	$257,000	$229	66
944 E 163rd Pl	0.42mi	3/2.0	1,205 (+9%)	2mo	$201,000	$167	61
16815 Wausau Ave	0.69mi	3/2.0	1,076 (-3%)	2mo	$151,000	$140	60
16811 Wausau Ave	0.68mi	3/2.0	1,145 (+4%)	3mo	$245,000	$214	57
16914 Parkside Ave	0.56mi	4/2.0 (+1)	1,187 (+7%)	3mo	$224,700	$189	52
1006 E 163rd St	0.49mi	3/2.0	1,263 (+14%)	1mo	$262,500	$208	51
16428 Greenwood Ave	0.51mi	4/2.0 (+1)	1,260 (+14%)	3mo	$215,000	$171	43

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: 10.9%
• Equity multiple: 1.43×
• Total profit: $22,401
• Equity at exit: $27,733

10-year hold

• IRR: 20.0%
• Equity multiple: 2.69×
• Total profit: $88,143
• Equity at exit: $16,082

Cash invested: $52,080 (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: 4.7×

Monthly cashflow live

• Estimated rent: $3,290 medium
• Mortgage (P&I): −$975
• Tax from tax record: −$727 /mo · $8,719/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $819

Break-even live

Break-even rent $2,253

Max offer price $186,000

Occupancy floor 70%

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: $46,500
• Closing costs: $5,580
• 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	1d	1	0.51mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	6d	1	0.94mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	7d	1	1.21mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	1.21mi

Listing history 41 events

1. 2026-06-18
   days on market $186,000 Active 5 DOM
2. 2026-06-17
   days on market $186,000 Active 4 DOM
3. 2026-06-16
   days on market $186,000 Active 3 DOM
4. 2026-06-15
   days on marketlisting id $186,000 Active 2 DOM
5. 2026-06-13
   days on market $186,000 Active 142 DOM
6. 2026-06-13
   days on market $186,000 Active 141 DOM
7. 2026-06-09
   days on market $186,000 Active 138 DOM
8. 2026-06-08
   days on market $186,000 Active 137 DOM
9. 2026-06-07
   days on market $186,000 Active 136 DOM
10. 2026-06-04
    days on market $186,000 Active 133 DOM
11. 2026-06-03
    days on market $186,000 Active 132 DOM
12. 2026-06-02
    days on market $186,000 Active 131 DOM
13. 2026-06-01
    days on market $186,000 Active 130 DOM
14. 2026-05-31
    days on market $186,000 Active 129 DOM
15. 2026-05-15
    price $186,000
16. 2026-04-03
    status Active
17. 2026-03-19
    historical Contingent - Continue to Show
18. 2026-03-06
    price $190,000
19. 2026-02-13
    price $198,000
20. 2026-01-22
    listed $204,000 Active
21. 2026-01-22
    historical
22. 2026-01-16
    price
23. 2025-12-19
    price
24. 2025-11-21
    price
25. 2025-11-05
    listed Active
26. 2025-11-05
    historical
27. 2025-10-24
    price
28. 2025-10-03
    price
29. 2025-09-19
    price
30. 2025-09-12
    price
31. 2025-08-28
    listed Active
32. 2022-05-19
    price $2,065
33. 2015-05-11
    soldstatus $135,000
34. 2015-04-24
    soldstatus $135,000 Closed Sale
35. 2015-03-11
    status Pending
36. 2015-02-19
    listed $150,000 New
37. 2015-01-27
    soldstatus $40,000 Closed Sale
38. 2014-12-12
    status Pending
39. 2014-11-20
    price $49,900
40. 2014-10-17
    price $59,900
41. 2014-08-28
    listed $79,900 New

ⓘ 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: $8,719 · $727/mo
• Projected year-2 tax: $8,719 · $727/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: $39,477
• − Mortgage interest: −$10,419
• − Property taxes: −$8,719
• − Insurance: −$930
• − Repairs & maintenance: −$3,158
• − Management: −$3,158
• − Depreciation: −$5,411
• Taxable income: $7,682
• Est. tax owed @ 24.0%: −$1,844
• After-tax cash flow: $7,989/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

+132.8% since first listed

27 events — show timeline

• 2026-05-15 Price Changed $186,000 MRED as Distributed by MLS Grid
• 2026-04-03 Relisted — MRED as Distributed by MLS Grid
• 2026-03-19 Contingent — MRED as Distributed by MLS Grid
• 2026-03-06 Price Changed $190,000 MRED as Distributed by MLS Grid
• 2026-02-13 Price Changed $198,000 MRED as Distributed by MLS Grid
• 2026-01-22 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-22 Listed $204,000 MRED as Distributed by MLS Grid
• 2026-01-16 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-19 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-21 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-05 Listed — MRED as Distributed by MLS Grid
• 2025-10-24 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-03 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-19 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-12 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-28 Listed — MRED as Distributed by MLS Grid
• 2022-05-19 Price Changed $2,065 RENT.
• 2015-05-11 Sold (Public Records) $135,000 Public Records
• 2015-04-24 Sold (MLS) $135,000 MRED as Distributed by MLS Grid
• 2015-03-11 Pending — MRED as Distributed by MLS Grid
• 2015-02-19 Listed $150,000 MRED as Distributed by MLS Grid
• 2015-01-27 Sold (MLS) $40,000 MRED as Distributed by MLS Grid
• 2014-12-12 Pending — MRED as Distributed by MLS Grid
• 2014-11-20 Price Changed $49,900 MRED as Distributed by MLS Grid
• 2014-10-17 Price Changed $59,900 MRED as Distributed by MLS Grid
• 2014-08-28 Listed $79,900 MRED as Distributed by MLS Grid

Property tax history

+7.0%/yr

Latest (2023): $8,719 · +47.0% YoY. Source: county tax records.