16339 Dobson Ave · South Holland, IL 60473

$165,000

3 bd · 1.5 ba · 1,243 sqft · SingleFamily public records · 5 Days on market

Built 1958 3,125 sqft lot Est $225k · 27% 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 +15.0/15.0
• 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

* * Time-sensitive opportunity! * * This solid 3-bedroom, 1.5-bath brick home offers exceptional value and is conveniently located just minutes from expressways, shopping, and everyday amenities. The home features spacious living areas, generously sized bedrooms, an updated full bathroom, stainless steel appliances, a lower-level family room, and a 2-car detached garage. Whether you're an owner-occupant looking to build equity or an investor seeking your next opportunity, this property offers tremendous potential with room to add your personal touch. * * Seller is seeking a prompt closing. Property is being sold as-is. Serious inquiries only. Don't miss this opportunity! * *

Key facts

• Brick home
• 3,125 sq ft lot
• 2 garage spots

Tags

• BRICK HOME
• UPDATED FULL BATHROOM
• STAINLESS STEEL APPLIANCES
• LOWER-LEVEL FAMILY ROOM
• 2-CAR DETACHED GARAGE

Property features AI

Finance

• Other: Property assessed using assessor's living area; Directions: 162 St to Cottage Grove South to 166 St East to Dobson North to address
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned) with 2 garage spaces; 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Split-level design; Fee simple ownership; Built between 61-70 years ago; Home built before 1978
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 125 x 25; Lot size less than 0.25 acre

Interior

• Kitchen: Kitchen on main level (approx. 16 x 16)
• Bedrooms: 3 bedrooms (all on main level); Master bedroom on main level (approx. 14 x 14); Second bedroom on main level (approx. 13 x 13); Third bedroom on main level (approx. 12 x 12)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Unfinished full basement; 5 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Cap rate 16.2% 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; 5 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 5y 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 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.92% ✓
• Cap rate: 16.23%
• Cash-on-cash: 35.47%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $224,983
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 E 163rd St	0.12mi	3/2.0	1,263 (+2%)	1mo	$262,500	$208	89
823 E 163rd St	0.28mi	3/1.0	1,184 (-5%)	1mo	$197,500	$167	76
16417 Claire Ln	0.61mi	3/2.5	1,209 (-3%)	2mo	$254,995	$211	62
16645 Cottage Grove Ave	0.46mi	3/2.0	1,120 (-10%)	1mo	$211,894	$189	59
16728 School St	0.69mi	3/1.5	1,170 (-6%)	2mo	$196,000	$168	56
16549 Cottage Grove Ave	0.37mi	3/2.0	1,426 (+15%)	2mo	$219,500	$154	55
702 E 162nd Pl	0.46mi	3/2.0	1,400 (+13%)	1mo	$230,000	$164	55
16001 Avalon Ave	0.54mi	4/2.0 (+1)	1,136 (-9%)	1mo	$187,500	$165	53
618 E 159th Pl	0.71mi	4/2.0 (+1)	1,294 (+4%)	2mo	$236,000	$182	52
1241 E 168th St	0.63mi	3/3.0	1,331 (+7%)	2mo	$230,000	$173	52
459 E 166th St	0.75mi	4/2.0 (+1)	1,300 (+5%)	1mo	$235,000	$181	50
16916 Kimbark Ave	0.73mi	4/2.0 (+1)	1,397 (+12%)	0mo	$283,000	$203	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: 31.1%
• Equity multiple: 2.31×
• Total profit: $60,297
• Equity at exit: $24,602

10-year hold

• IRR: 38.3%
• Equity multiple: 4.57×
• Total profit: $164,708
• Equity at exit: $14,266

Cash invested: $46,200 (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: 135
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $3,172 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $1,366

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 52%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.11mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	6d	1	0.52mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	1.21mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	7d	1	1.21mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	7d	1	1.38mi

Listing history 5 events

1. 2026-06-17
   days on market $165,000 Active 5 DOM
2. 2026-06-16
   days on market $165,000 Active 4 DOM
3. 2026-06-15
   days on market $165,000 Active 3 DOM
4. 2026-06-13
   remarks 688-char remark
5. 2026-06-13
   listed $165,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $38,066
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$3,045
• − Management: −$3,045
• − Depreciation: −$4,800
• Taxable income: $14,633
• Est. tax owed @ 24.0%: −$3,512
• After-tax cash flow: $12,877/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

23 events — show timeline

• 2026-06-12 Listed $165,000 MRED as Distributed by MLS Grid
• 2023-07-27 Pending — MRED as Distributed by MLS Grid
• 2023-07-25 Listing Removed — MRED as Distributed by MLS Grid
• 2023-07-17 Price Changed — MRED as Distributed by MLS Grid
• 2023-07-11 Listed — MRED as Distributed by MLS Grid
• 2023-07-05 Listing Removed — MRED as Distributed by MLS Grid
• 2023-06-20 Relisted — MRED as Distributed by MLS Grid
• 2023-06-12 Pending — MRED as Distributed by MLS Grid
• 2023-05-06 Price Changed — MRED as Distributed by MLS Grid
• 2023-04-19 Price Changed — MRED as Distributed by MLS Grid
• 2023-04-05 Listed — MRED as Distributed by MLS Grid
• 2022-11-07 Listing Removed — MRED as Distributed by MLS Grid
• 2022-09-08 Relisted — MRED as Distributed by MLS Grid
• 2022-09-01 Contingent — MRED as Distributed by MLS Grid
• 2022-08-10 Price Changed — MRED as Distributed by MLS Grid
• 2022-07-08 Price Changed — MRED as Distributed by MLS Grid
• 2022-06-28 Relisted — MRED as Distributed by MLS Grid
• 2022-06-18 Listing Removed — MRED as Distributed by MLS Grid
• 2022-06-12 Listed — MRED as Distributed by MLS Grid
• 2021-11-16 Listing Removed — MRED as Distributed by MLS Grid
• 2021-10-28 Price Changed — MRED as Distributed by MLS Grid
• 2021-09-10 Price Changed — MRED as Distributed by MLS Grid
• 2021-08-23 Listed — MRED as Distributed by MLS Grid

Property tax history

+5.8%/yr

Latest (2023): $8,722 · +48.5% YoY. Source: county tax records.