16134 Justine St · Markham, IL 60428

$100,000

2 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 12 Days on market

Built 1962 7,500 sqft lot Est $136k · 26% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

GREAT FRAME RANCH WITH FAMILY ROOM, GARAGE AND LARGE YARD. THIS WILL MAKE A WONDERFUL STARTER HOME OR INVESTMENT FOR THE BUYER WILLING TO MAKE MINOR REPAIRS. PROPERTY BEING SOLD IN AS IS CONDITION. BUYER MUST BE RESPONSIBLE FOR ALL CITY REPAIRS. BUYER MUST HAVE ALL PERSONAL INSPECTIONS SATISFIED INCLUDING TERMITE INSPECTION PRIOR TO SUBMITTING OFFER. CALL FOR ALL RIDERS FOR CONTRACT OFFER.

Key facts

• 7,500 sq ft lot
• 2 garage spots
• Built 1962

Property features AI

Finance

• Other: Property not currently leased; Possession at closing
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned), concrete surfaces; Two garage spaces, two total parking spaces
• Utilities: Public water (also listed as shared well); Public sewer; Natural gas service
• Home design: Detached single-family home; One-story layout; Fee simple ownership
• Construction: Built approximately 61–70 years ago; Vinyl siding and brick exterior; Asphalt roof; Concrete perimeter foundation
• Exterior features: Lot approx. 50 x 150; Less than 0.25 acre lot; County-recorded lot dimensions; Neighborhood access: school bus, commuter bus, commuter train, interstate access

Interior

• Kitchen: Kitchen on main level, approx. 18 x 10; Tile flooring in kitchen
• Bedrooms: Master bedroom (main level), approx. 15 x 15, full bath; Bedroom 2 (main level), approx. 12 x 15; Bedroom 3 (main level), approx. 10 x 10; Bedroom 4 (main level), approx. 10 x 11
• Flooring: Luxury vinyl flooring in living room, dining room, master and bedrooms; Ceramic tile in laundry
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Seven total rooms; Crawl space basement
• Laundry & utility: Main-level laundry room, approx. 5 x 5

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $926 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 17.4% vs local median 10.2% in Markham — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• 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: 65 active listings in the ZIP; 7 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 $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $46k; list at $100k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1962 — 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: 2.31% ✓
• Cap rate: 17.40%
• Cash-on-cash: 39.67%
• DSCR: 2.77
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $135,876
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16019 Myrtle Ave	0.20mi	3/1.0 (+1)	1,008 (-1%)	3mo	$70,000	$69	82
16221 Hermitage Ave	0.24mi	3/1.5 (+1)	1,044 (+3%)	1mo	$192,000	$184	76
16340 Justine St	0.26mi	3/1.0 (+1)	1,002 (-1%)	6mo	$170,000	$170	76
16354 Justine St	0.29mi	3/1.0 (+1)	1,053 (+4%)	6mo	$170,000	$161	70
16300 Winchester Ave	0.54mi	3/1.0 (+1)	1,012 (-0%)	2mo	$97,500	$96	68
16328 Winchester Ave	0.55mi	3/1.0 (+1)	1,011 (-0%)	6mo	$135,000	$134	64
16333 Winchester Ave	0.53mi	3/1.0 (+1)	1,053 (+4%)	6mo	$149,000	$142	58
16444 Wolcott Ave	0.59mi	3/1.5 (+1)	1,080 (+6%)	3mo	$112,500	$104	52
15537 Ashland Ave	0.72mi	2/1.0	1,091 (+8%)	3mo	$70,000	$64	51
16154 Honore Ave	0.38mi	3/1.0 (+1)	864 (-15%)	4mo	$110,000	$127	49
16610 Paulina St	0.61mi	3/1.5 (+1)	1,087 (+7%)	6mo	$93,000	$86	47
16607 Winchester Ave	0.74mi	3/2.0 (+1)	1,053 (+4%)	5mo	$226,000	$215	46

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: 55.0%
• Equity multiple: 5.06×
• Total profit: $113,581
• Equity at exit: $90,088

10-year hold

• IRR: 48.6%
• Equity multiple: 11.30×
• Total profit: $288,442
• Equity at exit: $194,278

Cash invested: $28,000 (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: 65
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,312 high
• Mortgage (P&I): −$524
• Tax from tax record: −$335 /mo · $4,016/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $926

Break-even live

Break-even rent $1,140

Max offer price $100,000

Occupancy floor 55%

Sensitivity live

Price	-10% $982	-5% $954	+0% $926	+5% $897	+10% $869
Rent	-10% $743	-5% $834	+0% $926	+5% $1,017	+10% $1,108
Rate	-1.0pp $976	-0.5pp $951	base $926	+0.5pp $900	+1.0pp $873

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	0d	1	0.10mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	25d	1	0.95mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	0d	1	1.13mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	0d	1	1.34mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	0d	1	1.37mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	0d	1	1.40mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	0d	1	1.42mi

Listing history 10 events

1. 2026-06-21
   days on market $100,000 Active 12 DOM
2. 2026-06-18
   days on market $100,000 Active 9 DOM
3. 2026-06-17
   days on market $100,000 Active 8 DOM
4. 2026-06-16
   days on market $100,000 Active 7 DOM
5. 2026-06-15
   days on market $100,000 Active 6 DOM
6. 2026-06-13
   days on market $100,000 Active 4 DOM
7. 2026-06-13
   remarks 229-char remark
8. 2026-06-13
   days on market $100,000 Active 3 DOM
9. 2026-06-10
   remarks 183-char remark
10. 2026-06-10
    listed $100,000 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: $4,016 · $335/mo
• Projected year-2 tax: $4,016 · $335/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 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $27,743
• − Mortgage interest: −$5,602
• − Property taxes: −$4,016
• − Insurance: −$500
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − Depreciation: −$2,909
• Taxable income: $10,277
• Est. tax owed @ 24.0%: −$2,467
• After-tax cash flow: $8,641/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 — 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

+212.5% since first listed

12 events — show timeline

• 2026-06-09 Listed $100,000 MRED as Distributed by MLS Grid
• 2016-05-18 Listing Removed — MRED as Distributed by MLS Grid
• 2015-10-02 Listed — MRED as Distributed by MLS Grid
• 2008-03-25 Sold (MLS) $46,000 MRED as Distributed by MLS Grid
• 2008-01-16 Listing Removed — MRED as Distributed by MLS Grid
• 2007-12-29 Listed $49,900 MRED as Distributed by MLS Grid
• 2007-09-18 Listing Removed — MRED as Distributed by MLS Grid
• 2007-03-08 Listed — MRED as Distributed by MLS Grid
• 2006-03-02 Sold (Public Records) $96,000 Public Records
• 2001-11-19 Sold (Public Records) $81,500 Public Records
• 2001-05-22 Sold (Public Records) $70,000 Public Records
• 1980-08-08 Sold (Public Records) $32,000 Public Records

Property tax history

+2.0%/yr

Latest (2023): $4,016 · +3.1% YoY. Source: county tax records.