16421 Saint Louis Ave · Markham, IL 60428

$198,000

3 bd · 1.0 ba · 1,291 sqft · SingleFamily public records · 1 Days on market

Built 1955 Est $176k · 13% 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 +18.3/30.0
• Appreciation +10.0/10.0
• 1% rule +7.0/10.0
• DSCR +5.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Schools +1.5/10.0

Listing remarks MLS

Come see this 3 Bedroom 1 Bath Ranch on quiet tree lined street. Sunny Living Room and large eat in kitchen. Brick Paver Patio, Large yard and detached garage. Washer, dryer hook-up. Recently updated bathroom and Brand new roof 2021!

Key facts

• Renovated bathrooms
• New driveway
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• RENOVATED BATHROOMS
• FENCED-IN YARD
• DETACHED GARAGE
• NEW DRIVEWAY
• TREE-LINED STREET

Property features AI

Finance

• Other: Fee simple ownership; School bus service and interstate access nearby
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned); Asphalt parking; 1 garage space, 1 total parking space
• Utilities: Lake Michigan water source; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Frame construction; Property built before 1978; Rehabilitation completed in 2026
• Exterior features: Approximately 0.25–0.49 acre lot; Lot dimensions listed as 11994

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 4 bedrooms (all on the main level); Master bedroom with full bath
• Flooring: Luxury vinyl flooring throughout main living areas
• Bathrooms: 2 full bathrooms; Separate shower and soaking tub in bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Eight total rooms; Drapes, screens and window treatments
• Laundry & utility: Main-level in-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).
• Cap rate 7.4% vs local median 10.2% in Markham — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Market conditions: 65 active listings in the ZIP; 4 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

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $198,000

Questions for the listing agent

1. Built in 1955 — 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: 1.20% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $175,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16302 Trumbull Ave	0.16mi	3/1.0	1,260 (-2%)	2mo	$139,900	$111	87
16516 Turner Ave	0.20mi	3/1.0	1,200 (-7%)	2mo	$70,000	$58	78
16641 Sawyer Ave	0.42mi	4/1.5 (+1)	1,260 (-2%)	3mo	$188,000	$149	67
16426 Homan Ave	0.10mi	3/3.0	1,419 (+10%)	6mo	$190,000	$134	66
16030 Saint Louis Ave	0.48mi	3/1.5	1,228 (-5%)	3mo	$200,000	$163	65
3417 W 161st St	0.41mi	3/1.0	1,413 (+10%)	8mo	$77,500	$55	59
17004 Central Park Ave	0.74mi	4/1.5 (+1)	1,287 (-0%)	1mo	$137,000	$106	57
3425 Birchwood Dr	0.63mi	4/2.0 (+1)	1,256 (-3%)	1mo	$180,000	$143	56
3737 Rose Manor Ter	0.61mi	2/1.0 (-1)	1,210 (-6%)	0mo	$165,000	$136	56
3317 Birchwood Dr	0.64mi	3/1.5	1,223 (-5%)	7mo	$189,000	$155	53
16224 Kedzie Ave	0.42mi	3/1.5	1,476 (+14%)	3mo	$127,000	$86	52
17000 Magnolia Dr	0.73mi	4/2.0 (+1)	1,184 (-8%)	3mo	$265,000	$224	41

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: 27.2%
• Equity multiple: 3.16×
• Total profit: $119,729
• Equity at exit: $178,374

10-year hold

• IRR: 23.8%
• Equity multiple: 7.20×
• Total profit: $343,893
• Equity at exit: $384,670

Cash invested: $55,440 (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: 65
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,382 medium
• Mortgage (P&I): −$1,038
• Tax from tax record: −$578 /mo · $6,933/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $183

Break-even live

Break-even rent $2,150

Max offer price $198,000

Occupancy floor 87%

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3900 171st St Country Club Hills, IL	3.0	1.0	1750	$2,250	$1.29	7d	1	1.00mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	1d	1	1.25mi
17306 Holmes Ave Hazel Crest, IL	3.0	2.0	1535	$2,195	$1.43	4d	1	1.33mi
16450 Roy St Oak Forest, IL	3.0	1.5	1500	$2,400	$1.60	17d	1	1.41mi

Listing history 2 events

1. 2026-06-18
   remarks 683-char remark
2. 2026-06-18
   listed $198,000 Active 1 DOM

ⓘ 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: $6,933 · $578/mo
• Projected year-2 tax: $6,933 · $578/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: $28,581
• − Mortgage interest: −$11,091
• − Property taxes: −$6,933
• − Insurance: −$990
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − Depreciation: −$5,760
• Taxable loss: −$766
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $2,380/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

+175.0% since first listed

10 events — show timeline

• 2026-06-18 Listed $198,000 MRED as Distributed by MLS Grid
• 2022-09-14 Sold (Public Records) $270,000 Public Records
• 2022-08-09 Sold (MLS) $85,000 MRED as Distributed by MLS Grid
• 2022-06-28 Listed — MRED as Distributed by MLS Grid
• 2022-06-27 Listed $85,000 MRED as Distributed by MLS Grid
• 2022-06-01 Listing Removed — MRED as Distributed by MLS Grid
• 2013-08-30 Sold (MLS) $18,500 MRED as Distributed by MLS Grid
• 2013-06-08 Pending — MRED as Distributed by MLS Grid
• 2013-05-23 Listed $16,900 MRED as Distributed by MLS Grid
• 1998-04-01 Sold (Public Records) $72,000 Public Records

Property tax history

+8.5%/yr

Latest (2023): $6,933 · +42.9% YoY. Source: county tax records.