796 E 163rd St · South Holland, IL 60473

$244,900

3 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 31 Days on market

Built 1956 6,050 sqft lot Est $190k · 29% 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 +18.2/30.0
• 1% rule +7.5/10.0
• DSCR +5.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful redeveloped home.

Key facts

• Tiled backsplash
• Gooseneck faucet
• Granite countertops

Tags

• CORNER LOT
• REFRESHED KITCHEN
• GRANITE COUNTERTOPS
• TILED BACKSPLASH
• GOOSENECK FAUCET
• NEW ROOF

Property features AI

Finance

• Other: Possession at closing; Earnest money held
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned) with garage door opener; Concrete driveway; 2 total parking spaces (2 garage spaces)
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Detached single-family raised ranch; Ranch model; Fee simple ownership; Built approximately 61–70 years ago; Built before 1978
• Construction: Brick, concrete and clad trim exterior; Concrete perimeter foundation
• Exterior features: Corner lot; Landscaped yard; Lot dimensions approximately 55 x 110

Interior

• Kitchen: Kitchen on main level (18 x 10)
• Bedrooms: 3 bedrooms on the main level; 1 additional bedroom in the basement (possible 4th bedroom)
• Flooring: Carpet in most bedrooms and living areas; Ceramic tile in kitchen; Other flooring in family room and basement laundry
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: 8 total rooms; Unfinished attic; Finished full basement
• Laundry & utility: Laundry room in basement (9 x 13)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $238k (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; 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 31 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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.
• Current owner paid $146k; list at $245k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $237,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 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. 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. 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?
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: 1.25% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $190,152
• 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	0.06mi	3/1.0	1,184 (+6%)	1mo	$197,500	$167	86
16645 Cottage Grove Ave	0.49mi	3/2.0	1,120 (+1%)	1mo	$211,894	$189	71
944 E 163rd Pl	0.24mi	3/2.0	1,205 (+8%)	2mo	$201,000	$167	69
509 E 161st Pl	0.35mi	3/2.0	1,176 (+6%)	4mo	$182,000	$155	66
16417 Claire Ln	0.35mi	3/2.5	1,209 (+9%)	2mo	$254,995	$211	62
1006 E 163rd St	0.26mi	3/2.0	1,263 (+14%)	1mo	$262,500	$208	60
16728 School St	0.61mi	3/1.5	1,170 (+5%)	2mo	$196,000	$168	59
15944 School St	0.43mi	2/1.0 (-1)	1,008 (-9%)	4mo	$175,000	$174	56
16001 Avalon Ave	0.67mi	4/2.0 (+1)	1,136 (+2%)	1mo	$187,500	$165	56
16550 Elm Ct	0.57mi	4/2.5 (+1)	1,144 (+3%)	4mo	$252,000	$220	54
535 E 166th Pl	0.56mi	2/1.5 (-1)	1,200 (+8%)	2mo	$156,500	$130	52
16428 Greenwood Ave	0.40mi	4/2.0 (+1)	1,260 (+13%)	3mo	$215,000	$171	48

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-25,442
• Equity at exit: $36,515

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,815
• Equity at exit: $21,174

Cash invested: $68,572 (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: 6.7×

Monthly cashflow live

• Estimated rent: $3,065 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$817 /mo · $9,803/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $218

Break-even live

Break-even rent $2,789

Max offer price $244,900

Occupancy floor 88%

Sensitivity live

Price	-10% $357	-5% $287	+0% $218	+5% $149	+10% $79
Rent	-10% $-24	-5% $97	+0% $218	+5% $339	+10% $460
Rate	-1.0pp $341	-0.5pp $280	base $218	+0.5pp $155	+1.0pp $90

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: $61,225
• Closing costs: $7,347
• 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	2d	1	0.29mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	6d	1	0.69mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	1.03mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	1.03mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	11d	1	1.38mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	8d	1	1.41mi

Listing history 40 events

1. 2026-06-18
   days on market $244,900 Active 31 DOM
2. 2026-06-17
   days on market $244,900 Active 30 DOM
3. 2026-06-16
   days on market $244,900 Active 29 DOM
4. 2026-06-15
   days on market $244,900 Active 28 DOM
5. 2026-06-13
   days on market $244,900 Active 26 DOM
6. 2026-06-13
   pricedays on market $244,900 Active 25 DOM
7. 2026-06-09
   days on market $254,900 Active 22 DOM
8. 2026-06-08
   days on market $254,900 Active 21 DOM
9. 2026-06-07
   days on market $254,900 Active 20 DOM
10. 2026-06-04
    days on market $254,900 Active 17 DOM
11. 2026-06-03
    days on market $254,900 Active 16 DOM
12. 2026-06-02
    days on market $254,900 Active 15 DOM
13. 2026-06-01
    days on market $254,900 Active 14 DOM
14. 2026-05-31
    days on market $254,900 Active 13 DOM
15. 2026-05-18
    listed $254,900 Active
16. 2026-05-18
    historical
17. 2026-05-11
    price
18. 2026-04-28
    price
19. 2026-04-13
    price
20. 2026-03-23
    listed Active
21. 2013-06-07
    soldstatus $145,500 Closed Sale 27-char remark

    Show marketing remark (27 chars)

    Beautiful redeveloped home.

22. 2013-06-07
    soldstatus $436,500

    Show marketing remark (27 chars)

    Beautiful redeveloped home.

23. 2013-05-10
    historical Contingent 27-char remark

    Show marketing remark (27 chars)

    Beautiful redeveloped home.

24. 2013-05-10
    listed $145,500 New 27-char remark

    Show marketing remark (27 chars)

    Beautiful redeveloped home.

25. 2013-03-11
    soldstatus $76,000 Closed Sale
26. 2013-01-17
    status Pending
27. 2013-01-08
    historical Contingent
28. 2012-12-13
    listed $74,900 New
29. 2012-01-10
    historical
30. 2012-01-04
    listed New
31. 2008-09-08
    soldstatus $200,000
32. 2008-08-08
    soldstatus $199,900 Closed Sale
33. 2008-06-30
    historical
34. 2008-05-20
    listed $199,900
35. 2008-01-21
    historical
36. 2007-11-27
    listed
37. 2007-04-27
    soldstatus $110,000
38. 2007-04-02
    historical
39. 2006-12-27
    listed $129,900
40. 2005-10-25
    soldstatus $150,000

ⓘ 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: $9,803 · $817/mo
• Projected year-2 tax: $9,803 · $817/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: $36,778
• − Mortgage interest: −$13,718
• − Property taxes: −$9,803
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,942
• − Management: −$2,942
• − Depreciation: −$7,124
• Taxable loss: −$977
• Est. tax savings @ 24.0%: +$234
• After-tax cash flow: $2,850/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

+69.9% since first listed

26 events — show timeline

• 2026-05-18 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-18 Listed $254,900 MRED as Distributed by MLS Grid
• 2026-05-11 Price Changed — MRED as Distributed by MLS Grid
• 2026-04-28 Price Changed — MRED as Distributed by MLS Grid
• 2026-04-13 Price Changed — MRED as Distributed by MLS Grid
• 2026-03-23 Listed — MRED as Distributed by MLS Grid
• 2013-06-07 Sold (MLS) $145,500 MRED as Distributed by MLS Grid
• 2013-06-07 Sold (Public Records) $436,500 Public Records
• 2013-05-10 Contingent — MRED as Distributed by MLS Grid
• 2013-05-10 Listed $145,500 MRED as Distributed by MLS Grid
• 2013-03-11 Sold (MLS) $76,000 MRED as Distributed by MLS Grid
• 2013-01-17 Pending — MRED as Distributed by MLS Grid
• 2013-01-08 Contingent — MRED as Distributed by MLS Grid
• 2012-12-13 Listed $74,900 MRED as Distributed by MLS Grid
• 2012-01-10 Listing Removed — MRED as Distributed by MLS Grid
• 2012-01-04 Listed — MRED as Distributed by MLS Grid
• 2008-09-08 Sold (Public Records) $200,000 Public Records
• 2008-08-08 Sold (MLS) $199,900 MRED as Distributed by MLS Grid
• 2008-06-30 Listing Removed — MRED as Distributed by MLS Grid
• 2008-05-20 Listed $199,900 MRED as Distributed by MLS Grid
• 2008-01-21 Listing Removed — MRED as Distributed by MLS Grid
• 2007-11-27 Listed — MRED as Distributed by MLS Grid
• 2007-04-27 Sold (MLS) $110,000 MRED as Distributed by MLS Grid
• 2007-04-02 Listing Removed — MRED as Distributed by MLS Grid
• 2006-12-27 Listed $129,900 MRED as Distributed by MLS Grid
• 2005-10-25 Sold (Public Records) $150,000 Public Records

Property tax history

+5.2%/yr

Latest (2023): $9,803 · +51.7% YoY. Source: county tax records.