16549 California Ave · Markham, IL 60428

$150,000

2 bd · 1.5 ba · 1,051 sqft · SingleFamily public records · 13 Days on market

Built 1958 Est $153k · at est. ↓ 31% since listing

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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 +29.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +8.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Freshly rehabbed home, ideally located close to shopping and highways. Updates include flooring, kitchen, bathroom windows, plumbing, furnace and newly paved driveway. All offers will be responded to in 24-48hrs.

Key facts

• Rehabbed home
• Built 1958
• Listed 13 days

Tags

• REHABBED HOME
• UPDATES INCLUDE FLOORING
• UPDATES INCLUDE KITCHEN
• UPDATES INCLUDE BATHROOM
• UPDATES INCLUDE WINDOWS
• UPDATES INCLUDE PLUMBING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 76/100 on livability (#186 in IL, #3,539 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D, amenities D, employment D.
• Bremen Chsd 228 (suburban): math 15% / reading 17% proficiency, ranked #468 of 620 in IL (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Fieldcrest Elem School (math 17% / reading 22%, grade F, #1,054 of 2,056 statewide, top 54%, 207 students, 0% FRL); Prairie-Hills Junior High School (math 7% / reading 10%, grade F, #605 of 665 statewide, top 91%, 825 students, 0% FRL); Hillcrest High School (math 4% / reading 4%, grade F, #657 of 693 statewide, top 95%, 1,314 students, 0% FRL).
• Market conditions: 66 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $21k; list at $150k implies a 629% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.55% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.26%
• DSCR: 1.68
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $153,446
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16614 Plymouth Dr	0.07mi	3/1.5 (+1)	1,117 (+6%)	5mo	$75,000	$67	77
16309 Plymouth Dr	0.34mi	3/1.0 (+1)	1,051 (0%)	2mo	$170,000	$162	76
16358 Plymouth Dr	0.23mi	3/1.0 (+1)	993 (-6%)	2mo	$138,999	$140	72
16501 Oxford Dr S	0.15mi	3/1.0 (+1)	975 (-7%)	3mo	$105,000	$108	71
16165 Oxford Dr	0.49mi	3/1.0 (+1)	1,061 (+1%)	3mo	$154,900	$146	66
2926 Sussex Ave	0.62mi	3/1.0 (+1)	1,048 (-0%)	2mo	$129,900	$124	62
3048 Sherwood Ave	0.74mi	2/1.0	1,048 (-0%)	2mo	$161,000	$154	61
3027 Wilshire Ave	0.55mi	3/1.0 (+1)	1,025 (-2%)	3mo	$155,000	$151	61
16155 Kedzie Pkwy	0.69mi	3/1.0 (+1)	1,048 (-0%)	1mo	$215,000	$205	59
16738 Crane Ave	0.70mi	3/1.0 (+1)	1,059 (+1%)	2mo	$147,000	$139	58
16784 Crane Ave	0.71mi	3/1.0 (+1)	1,059 (+1%)	2mo	$155,000	$146	57
16516 Turner Ave	0.72mi	3/1.0 (+1)	1,200 (+14%)	2mo	$70,000	$58	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.6%
• Equity multiple: 3.76×
• Total profit: $115,916
• Equity at exit: $135,132

10-year hold

• IRR: 30.7%
• Equity multiple: 8.50×
• Total profit: $315,000
• Equity at exit: $291,417

Cash invested: $42,000 (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 60428

• Home prices YoY: 8.5%
• Active inventory: 66
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,330 high
• Mortgage (P&I): −$787
• Tax from tax record: −$457 /mo · $5,489/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $534

Break-even live

Break-even rent $1,654

Max offer price $150,000

Occupancy floor 72%

Sensitivity live

Price	-10% $619	-5% $577	+0% $534	+5% $492	+10% $449
Rent	-10% $350	-5% $442	+0% $534	+5% $626	+10% $718
Rate	-1.0pp $610	-0.5pp $572	base $534	+0.5pp $495	+1.0pp $456

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	0d	1	0.52mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	0d	1	0.76mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	0d	1	0.82mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	0d	1	1.05mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	0d	1	1.13mi
2722 Larkspur Ln Hazel Crest, IL	3.0	1.5	1441	$2,650	$1.84	14d	1	1.30mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,500	$2.13	18d	1	1.49mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,300	$1.96	0d	1	1.49mi

Listing history 6 events

1. 2026-04-27
   status Pending
2. 2026-01-06
   historical
3. 2025-11-18
   price
4. 2025-10-07
   listed Active
5. 1990-07-01
   soldstatus $20,564
6. 1983-04-01
   soldstatus $29,900

ⓘ 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: $5,489 · $457/mo
• Projected year-2 tax: $5,489 · $457/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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,960
• − Mortgage interest: −$8,402
• − Property taxes: −$5,489
• − Insurance: −$750
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − Depreciation: −$4,364
• Taxable income: $4,481
• Est. tax owed @ 24.0%: −$1,076
• After-tax cash flow: $5,334/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: Bremen Chsd 228
• NCES district ID: 1707050
• Math proficiency: 15% ▼ -4.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $57,625
• Composite: 15.32/100
• National rank: #9327
• State rank: #468 of 620 in IL

Livability — Markham

• Score: 76/100
• State rank: #186
• US rank: #3539

Category grades

Amenities D Commute A+ Cost of living A+ Crime D Employment D Housing A+ Health & safety C+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Markham, IL
• City population: 10,980
• Population (ZIP): 10,980

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 (69%)
• Race & ethnicity: Black 69% Hispanic / Latino 17% White 11% Two or more races 4%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Romanian 1% Lithuanian 1% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 14%

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: ▲ 23.63%
• Current HPI: 302.333
• 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

-31.2% since first listed

6 events — show timeline

• 2026-04-27 Pending — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-18 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-07 Listed — MRED as Distributed by MLS Grid
• 1990-07-01 Sold (Public Records) $20,564 Public Records
• 1983-04-01 Sold (Public Records) $29,900 Public Records

Property tax history

+3.6%/yr

Latest (2023): $5,489 · +20.8% YoY. Source: county tax records.