907 E 162nd Pl · South Holland, IL 60473

$229,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 333 Days on market

Built 1958 3,000 sqft lot Est $207k · 11% 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 +22.7/30.0
• 1% rule +8.6/10.0
• DSCR +7.3/10.0
• Livability +3.9/5.0
• ARV discount +2.7/15.0
• 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

CALLING ALL FIRST TIME HOME BUYERS! 4 bed, 2 bath ranch with beautiful hardwood floors. Large addition has a family room with gas starting fireplace and laundry room. Both right off kitchen with easy access to large backyard and a brick 2.5 car garage. Large lower level is finished with one of the bedrooms and baths. This home also a new roof, concrete driveway and is professionally landscaped. All that is missing is your endless possibilities of makeing it your home.

Key facts

• 3,000 sq ft lot
• 2 garage spots
• Built 1958

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with garage door opener; Concrete surfaces; Side driveway; Approximately 2.5 garage/parking spaces (total)
• Utilities: Water from Lake Michigan; Public sewer
• Home design: Detached single-family raised ranch; Fee simple ownership; Property age approximately 61–70 years; Built before 1978
• Construction: Brick construction
• Exterior features: Lot roughly 120 x 25; Less than 0.25 acre lot; School bus service access; Interstate access

Interior

• Kitchen: Eating area / table space kitchen; Range; Refrigerator
• Bedrooms: 3 bedrooms on main level; 1 additional bedroom in finished basement (possible 4th bedroom)
• Flooring: Hardwood flooring in living room and dining room; Ceramic tile in kitchen and basement bedroom
• Bathrooms: 2 full bathrooms; Basement contains a bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; 8 total rooms; Dining room combined with living room
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $202k (12.0% 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-, 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; 6 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 333 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $126k; list at $229k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $201,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 333 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 1958 — 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: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $206,976
• 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	0.11mi	3/1.0	1,184 (-4%)	1mo	$197,500	$167	87
1006 E 163rd St	0.10mi	3/2.0	1,263 (+2%)	1mo	$262,500	$208	86
944 E 163rd Pl	0.10mi	3/2.0	1,205 (-2%)	2mo	$201,000	$167	86
16417 Claire Ln	0.50mi	3/2.5	1,209 (-2%)	2mo	$254,995	$211	66
702 E 162nd Pl	0.28mi	3/2.0	1,400 (+14%)	1mo	$230,000	$164	59
618 E 159th Pl	0.52mi	4/2.0 (+1)	1,294 (+5%)	2mo	$236,000	$182	57
16645 Cottage Grove Ave	0.51mi	3/2.0	1,120 (-9%)	1mo	$211,894	$189	56
16728 School St	0.68mi	3/1.5	1,170 (-5%)	2mo	$196,000	$168	56
535 E 166th Pl	0.66mi	2/1.5 (-1)	1,200 (-3%)	2mo	$156,500	$130	56
1103 E 166th Pl	0.52mi	3/2.0	1,348 (+9%)	2mo	$210,000	$156	54
16001 Avalon Ave	0.54mi	4/2.0 (+1)	1,136 (-8%)	1mo	$187,500	$165	52
459 E 166th St	0.68mi	4/2.0 (+1)	1,300 (+6%)	1mo	$235,000	$181	49

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-11,615
• Equity at exit: $34,145

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $23,660
• Equity at exit: $19,800

Cash invested: $64,120 (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: 6.1×

Monthly cashflow live

• Estimated rent: $3,110 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$766 /mo · $9,189/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $395

Break-even live

Break-even rent $2,610

Max offer price $229,000

Occupancy floor 82%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.14mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	6d	1	0.57mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	1.08mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	7d	1	1.08mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	7d	1	1.36mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	10d	1	1.44mi

Listing history 15 events

1. 2026-06-08
   days on market $229,000 Active 333 DOM
2. 2026-06-07
   days on market $229,000 Active 332 DOM
3. 2026-06-04
   days on market $229,000 Active 329 DOM
4. 2026-06-03
   days on market $229,000 Active 328 DOM
5. 2026-06-02
   days on market $229,000 Active 327 DOM
6. 2026-06-01
   days on market $229,000 Active 326 DOM
7. 2026-05-31
   days on market $229,000 Active 325 DOM
8. 2025-09-30
   price $229,000
9. 2025-07-10
   listed $249,000 Active
10. 2018-05-25
    soldstatus $125,500 Closed Sale 476-char remark

    Show marketing remark (476 chars)

    CALLING ALL FIRST TIME HOME BUYERS! 4 bed, 2 bath ranch with beautiful hardwood floors. Large addition has a family room with gas starting fireplace and laundry room. Both right off kitchen with easy access to large backyard and a brick 2.5 car garage. Large lower level is finished with one of the bedrooms and baths. This home also a new roof, concrete driveway and is professionally landscaped. All that is missing is your endless possibilities of makeing it your home.

11. 2018-05-07
    status Pending 476-char remark

    Show marketing remark (476 chars)

    CALLING ALL FIRST TIME HOME BUYERS! 4 bed, 2 bath ranch with beautiful hardwood floors. Large addition has a family room with gas starting fireplace and laundry room. Both right off kitchen with easy access to large backyard and a brick 2.5 car garage. Large lower level is finished with one of the bedrooms and baths. This home also a new roof, concrete driveway and is professionally landscaped. All that is missing is your endless possibilities of makeing it your home.

12. 2018-04-11
    historical Contingent 476-char remark

    Show marketing remark (476 chars)

    CALLING ALL FIRST TIME HOME BUYERS! 4 bed, 2 bath ranch with beautiful hardwood floors. Large addition has a family room with gas starting fireplace and laundry room. Both right off kitchen with easy access to large backyard and a brick 2.5 car garage. Large lower level is finished with one of the bedrooms and baths. This home also a new roof, concrete driveway and is professionally landscaped. All that is missing is your endless possibilities of makeing it your home.

13. 2018-04-11
    status Reactivated 476-char remark

    Show marketing remark (476 chars)

    CALLING ALL FIRST TIME HOME BUYERS! 4 bed, 2 bath ranch with beautiful hardwood floors. Large addition has a family room with gas starting fireplace and laundry room. Both right off kitchen with easy access to large backyard and a brick 2.5 car garage. Large lower level is finished with one of the bedrooms and baths. This home also a new roof, concrete driveway and is professionally landscaped. All that is missing is your endless possibilities of makeing it your home.

14. 2018-03-26
    historical Contingent 476-char remark

    Show marketing remark (476 chars)

    CALLING ALL FIRST TIME HOME BUYERS! 4 bed, 2 bath ranch with beautiful hardwood floors. Large addition has a family room with gas starting fireplace and laundry room. Both right off kitchen with easy access to large backyard and a brick 2.5 car garage. Large lower level is finished with one of the bedrooms and baths. This home also a new roof, concrete driveway and is professionally landscaped. All that is missing is your endless possibilities of makeing it your home.

15. 2018-02-27
    listed $127,900 New 476-char remark

    Show marketing remark (476 chars)

    CALLING ALL FIRST TIME HOME BUYERS! 4 bed, 2 bath ranch with beautiful hardwood floors. Large addition has a family room with gas starting fireplace and laundry room. Both right off kitchen with easy access to large backyard and a brick 2.5 car garage. Large lower level is finished with one of the bedrooms and baths. This home also a new roof, concrete driveway and is professionally landscaped. All that is missing is your endless possibilities of makeing it your home.

ⓘ 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: $9,189 · $766/mo
• Projected year-2 tax: $9,189 · $766/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: $37,321
• − Mortgage interest: −$12,828
• − Property taxes: −$9,189
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,986
• − Management: −$2,986
• − Depreciation: −$6,662
• Taxable income: $1,526
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $4,372/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

+79.0% since first listed

8 events — show timeline

• 2025-09-30 Price Changed $229,000 MRED as Distributed by MLS Grid
• 2025-07-10 Listed $249,000 MRED as Distributed by MLS Grid
• 2018-05-25 Sold (MLS) $125,500 MRED as Distributed by MLS Grid
• 2018-05-07 Pending — MRED as Distributed by MLS Grid
• 2018-04-11 Contingent — MRED as Distributed by MLS Grid
• 2018-04-11 Relisted — MRED as Distributed by MLS Grid
• 2018-03-26 Contingent — MRED as Distributed by MLS Grid
• 2018-02-27 Listed $127,900 MRED as Distributed by MLS Grid

Property tax history

+6.9%/yr

Latest (2023): $9,189 · +90.1% YoY. Source: county tax records.