735 E 163rd St · South Holland, IL 60473

$199,900

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 99 Days on market

Built 1956 7,200 sqft lot Est $185k · 8% over

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Why this score? — see what drove the D+ 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 +21.4/30.0
• 1% rule +7.9/10.0
• DSCR +6.8/10.0
• ARV discount +3.9/15.0
• 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

Well Maintained 3 Bedroom Ranch home with side Driveway to 2-1/2 Car Garage conveniently located near shopping and interstate. Main Floor has beautiful refinished (8 yr) Hardwood Floors in Living Room, Hallway and Bedrooms and an updated ( 5 yr) Kitchen with Granite Counters, Stainless appliances and laminate floors. Rooms include Living Room, Dine-in Kitchen, 3 Bedrooms and a full bath; there is also a finished 3 Season Room with views of the back yard. A Full Basement provides ample storage, laundry and potential for additional living space. Additional recent updates include New Electrical Panel (2024), new water lines throughout entire home (2025), new AC (2023) and new Strom Door (2025)

Key facts

• Stainless appliances
• Full basement
• New electrical panel

Tags

• GRANITE COUNTERS
• STAINLESS APPLIANCES
• FINISHED 3 SEASON ROOM
• FULL BASEMENT
• NEW ELECTRICAL PANEL
• NEW AC

Property features AI

Finance

• Other: Basement: unfinished full basement (approx. 1,064); Total finished/unfinished area approx. 2,287
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2.5 garage spaces; Concrete driveway; Garage door opener
• Utilities: Lake Michigan and public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; One-story; Fee simple ownership; Estimated living area
• Construction: Built approximately 61-70 years ago; Aluminum siding; Asphalt roof; Concrete perimeter foundation
• Exterior features: 60 x 120 lot; Less than 0.25 acre lot

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on main level): Master 13 x 11; Bedroom 2 12 x 11; Bedroom 3 13 x 11
• Flooring: Hardwood in living room and bedrooms; Laminate in kitchen; Carpet in enclosed porch
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: 5 total rooms; Enclosed porch (main level, 15 x 10)
• Laundry & utility: Washer; Dryer; Unfinished full basement (utility space)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $182k (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-, 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 10d 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.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $101k; list at $200k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1956 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.29% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $185,136
• 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	0.14mi	3/1.0 (+1)	1,184 (+11%)	1mo	$197,500	$167	69
15944 School St	0.42mi	2/1.0	1,008 (-5%)	4mo	$175,000	$174	68
503 Marie Dr	0.42mi	3/2.0 (+1)	1,056 (-1%)	5mo	$216,900	$205	66
519 E 161st St	0.33mi	3/2.0 (+1)	1,024 (-4%)	5mo	$210,000	$205	65
16645 Cottage Grove Ave	0.48mi	3/2.0 (+1)	1,120 (+5%)	1mo	$211,894	$189	59
509 E 161st Pl	0.29mi	3/2.0 (+1)	1,176 (+10%)	4mo	$182,000	$155	56
16417 Claire Ln	0.27mi	3/2.5 (+1)	1,209 (+14%)	2mo	$254,995	$211	52
944 E 163rd Pl	0.31mi	3/2.0 (+1)	1,205 (+13%)	2mo	$201,000	$167	52
535 E 166th Pl	0.50mi	2/1.5	1,200 (+13%)	2mo	$156,500	$130	51
16728 School St	0.56mi	3/1.5 (+1)	1,170 (+10%)	2mo	$196,000	$168	49
15726 Ingleside Ave	0.73mi	3/2.0 (+1)	1,171 (+10%)	4mo	$220,000	$188	36
15760 Church Dr	0.63mi	3/2.0 (+1)	1,201 (+13%)	5mo	$165,000	$137	36

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-13,263
• Equity at exit: $29,806

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $13,805
• Equity at exit: $17,284

Cash invested: $55,972 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,580 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$610 /mo · $7,322/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $296

Break-even live

Break-even rent $2,205

Max offer price $199,900

Occupancy floor 84%

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: $49,975
• Closing costs: $5,997
• 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	0.39mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	6d	1	0.78mi
15324 Doctor Martin Luther King Junior Dr Unit 1B Dolton, IL	1.0	1.0	725	$985	$1.36	18d	1	1.26mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	10d	1	1.35mi
1450 E 154th Pl Dolton, IL	1.0	1.0	800	$1,250	$1.56	24d	1	1.39mi

Listing history 5 events

1. 2026-05-08
   historical Contingent - Continue to Show
2. 2026-03-11
   price $199,900
3. 2026-02-16
   listed $204,900 Active
4. 2000-08-29
   soldstatus $101,000
5. 1994-06-16
   soldstatus $87,500

ⓘ 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: $7,322 · $610/mo
• Projected year-2 tax: $7,322 · $610/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: $30,957
• − Mortgage interest: −$11,198
• − Property taxes: −$7,322
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,477
• − Management: −$2,477
• − Depreciation: −$5,815
• Taxable income: $670
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $3,394/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

+128.5% since first listed

5 events — show timeline

• 2026-05-08 Contingent — MRED as Distributed by MLS Grid
• 2026-03-11 Price Changed $199,900 MRED as Distributed by MLS Grid
• 2026-02-16 Listed $204,900 MRED as Distributed by MLS Grid
• 2000-08-29 Sold (Public Records) $101,000 Public Records
• 1994-06-16 Sold (Public Records) $87,500 Public Records

Property tax history

+5.0%/yr

Latest (2023): $7,322 · +63.2% YoY. Source: county tax records.