549 E 168th St · South Holland, IL 60473

$225,000

3 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 49 Days on market

Built 1963 6,250 sqft lot Est $224k · at est.

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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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +8.4/10.0
• ARV discount +7.4/15.0
• 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

THIS IS AN ESTATE SALE! Great starter home needs a little TLC! This split-level offers a spacious open floor plan, 3 bedrooms, 1.1 bathrooms, large kitchen with an eat-in table space and a full basement partially finished w/ an additional separate standing shower stall perfect for adding a 2nd full bathroom. All this plus expansive backyard with a chain link fence surrounding perimeter, concrete patio, roof 5 years old & 2 car garage! Great location, minutes from the South Holland Public Library, close to interstate highway, close to shopping, restaurants, parks and schools! Come see it today!

Key facts

• Large kitchen
• Full basement
• Concrete patio

Tags

• SPACIOUS OPEN FLOOR PLAN
• LARGE KITCHEN
• FULL BASEMENT
• EXPANSIVE BACKYARD
• CHAIN LINK FENCE
• CONCRETE PATIO

Property features AI

Finance

• Other: Directions: South on Cottage Grove Ave, east on to 166th, south to School St., east to 168th St. to property.
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage on concrete surface with space for 2 vehicles (2 total parking spaces)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family, split-level home; Built 61–70 years ago; Fee simple ownership; Asphalt roof; Brick construction; Built before 1978
• Construction: Brick exterior; Asphalt roof
• Exterior features: Lot approximately 50 x 125 (less than 0.25 acre)

Interior

• Kitchen: Kitchen on main level with tile flooring (approx. 12 x 11)
• Bedrooms: Three bedrooms (Master and one bedroom on second level; one bedroom on main level); Bedroom sizes include 13 x 11 (master), 13 x 10, and 11 x 10
• Flooring: Hardwood in bedrooms; Carpet in living and dining rooms; Tile in kitchen and basement laundry
• Bathrooms: One full bath; One half bath
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; Partially finished full basement; School bus service
• Laundry & utility: Basement laundry area (approx. 16 x 13) with gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $218k (3.0% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $225k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. 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: 1.34% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.71%
• DSCR: 1.48
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $224,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16927 Langley Ave	0.21mi	3/1.5	1,288 (-4%)	1mo	$179,900	$140	82
459 E 166th St	0.25mi	4/2.0 (+1)	1,300 (-3%)	1mo	$235,000	$181	75
16712 Elm St	0.21mi	3/2.0	1,446 (+8%)	2mo	$191,000	$132	74
16728 School St	0.08mi	3/1.5	1,170 (-13%)	2mo	$196,000	$168	73
16549 Cottage Grove Ave	0.39mi	3/2.0	1,426 (+6%)	2mo	$219,500	$154	68
702 E 162nd Pl	0.70mi	3/2.0	1,400 (+4%)	1mo	$230,000	$164	57
16417 Claire Ln	0.44mi	3/2.5	1,209 (-10%)	2mo	$254,995	$211	57
17140 Evans Dr	0.54mi	3/2.0	1,206 (-10%)	2mo	$245,000	$203	54
17121 Ingleside Ave	0.61mi	3/2.0	1,215 (-10%)	0mo	$225,000	$185	54
16535 S Elm Ct	0.33mi	4/2.0 (+1)	1,540 (+15%)	1mo	$235,000	$153	52
823 E 163rd St	0.68mi	3/1.0	1,184 (-12%)	1mo	$197,500	$167	45
17032 University Ave	0.75mi	3/2.0	1,500 (+12%)	2mo	$242,000	$161	42

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-454
• Equity at exit: $33,548

10-year hold

• IRR: 9.5%
• Equity multiple: 1.74×
• Total profit: $46,530
• Equity at exit: $19,454

Cash invested: $63,000 (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: 6.2×

Monthly cashflow live

• Estimated rent: $3,004 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$538 /mo · $6,452/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $562

Break-even live

Break-even rent $2,293

Max offer price $225,000

Occupancy floor 76%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.86mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	6d	1	1.30mi
208 Blackstone St Thornton, IL	2.0	1.5	923	$2,200	$2.38	1d	1	1.41mi

Listing history 17 events

1. 2026-06-18
   days on market $225,000 Active 49 DOM
2. 2026-06-17
   days on market $225,000 Active 48 DOM
3. 2026-06-16
   days on market $225,000 Active 47 DOM
4. 2026-06-15
   days on market $225,000 Active 46 DOM
5. 2026-06-13
   days on market $225,000 Active 44 DOM
6. 2026-06-13
   statusdays on market $225,000 Active 43 DOM
7. 2026-06-09
   days on market $225,000 Contingent - Continue to Show 40 DOM
8. 2026-06-08
   days on market $225,000 Contingent - Continue to Show 39 DOM
9. 2026-06-07
   days on market $225,000 Contingent - Continue to Show 38 DOM
10. 2026-06-04
    days on market $225,000 Contingent - Continue to Show 35 DOM
11. 2026-06-03
    days on market $225,000 Contingent - Continue to Show 34 DOM
12. 2026-06-02
    days on market $225,000 Contingent - Continue to Show 33 DOM
13. 2026-06-01
    days on market $225,000 Contingent - Continue to Show 32 DOM
14. 2026-05-31
    days on market $225,000 Contingent - Continue to Show 31 DOM
15. 2026-05-07
    historical Contingent - Continue to Show
16. 2026-04-29
    listed $225,000 Active
17. 1991-08-16
    soldstatus $100,000

ⓘ 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: $6,452 · $538/mo
• Projected year-2 tax: $6,452 · $538/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 3/10 Moderate
• 🌡 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: $36,052
• − Mortgage interest: −$12,603
• − Property taxes: −$6,452
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,884
• − Management: −$2,884
• − Depreciation: −$6,545
• Taxable income: $3,558
• Est. tax owed @ 24.0%: −$854
• After-tax cash flow: $5,892/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

+125.0% since first listed

3 events — show timeline

• 2026-05-07 Contingent — MRED as Distributed by MLS Grid
• 2026-04-29 Listed $225,000 MRED as Distributed by MLS Grid
• 1991-08-16 Sold (Public Records) $100,000 Public Records

Property tax history

+5.2%/yr

Latest (2023): $6,452 · +27.0% YoY. Source: county tax records.