16134 Justine St · Markham, IL 60428

$85,000

2 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 58 Days on market

Built 1962 Fair condition 7,500 sqft lot Garage $84/sqft · 37% below area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.7/10.0

Listing remarks

Highest and best due sunday, June 14 at noon. Great house, bigger than it looks. Needs a little TLC to make it home. Perfect for someone wanting sweat equity or investor. Being sold as is. Buyer responsible for city requirements.

Key facts

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 10.8% 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.
• Zoned schools: Maya Angelou Elem Sch (math 2% / reading 8%, grade F, #1,741 of 2,056 statewide, top 93%, 192 students, 0% FRL); Brooks Middle School (math 3% / reading 14%, grade F, #605 of 665 statewide, top 91%, 487 students, 0% FRL); Thornton Township High School (math 7% / reading 7%, grade F, #605 of 693 statewide, top 87%, 1,628 students, 0% FRL).
• Market conditions: 93 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 75d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $2,192/mo this rent would consume 50% of the median local household income ($53k/yr) (locally 32% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $85k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.58% ✓
• Cap rate: 19.22%
• Cash-on-cash: 46.18%
• DSCR: 3.05
• GRM: 3.2

CMA / ARV

• ARV (median comp): $198,257
• List price: $85,000
• Delta: -57.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

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%)	6mo	$70,000	$69	80
16221 Hermitage Ave	0.24mi	3/1.5 (+1)	1,044 (+3%)	4mo	$192,000	$184	74
1716 W 163rd St	0.26mi	3/1.0 (+1)	1,092 (+8%)	1mo	$136,200	$125	69
16222 Honore Ave	0.39mi	3/1.0 (+1)	965 (-5%)	0mo	$135,000	$140	68
16300 Winchester Ave	0.54mi	3/1.0 (+1)	1,012 (-0%)	5mo	$97,500	$96	66
16328 Winchester Ave	0.55mi	3/1.0 (+1)	1,011 (-0%)	9mo	$135,000	$134	61
16510 Winchester Ave	0.68mi	3/1.5 (+1)	1,051 (+4%)	1mo	$80,000	$76	54
16549 Hermitage Ave	0.57mi	3/1.5 (+1)	1,087 (+7%)	1mo	$153,000	$141	54
16444 Wolcott Ave	0.59mi	3/1.5 (+1)	1,080 (+6%)	6mo	$112,500	$104	50
15537 Ashland Ave	0.72mi	2/1.0	1,091 (+8%)	6mo	$70,000	$64	49
16154 Honore Ave	0.37mi	3/1.0 (+1)	864 (-15%)	7mo	$110,000	$127	47
16607 Winchester Ave	0.74mi	3/2.0 (+1)	1,053 (+4%)	8mo	$226,000	$215	44

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: 60.4%
• Equity multiple: 5.40×
• Total profit: $104,804
• Equity at exit: $76,575

10-year hold

• IRR: 54.0%
• Equity multiple: 12.05×
• Total profit: $263,100
• Equity at exit: $165,136

Cash invested: $23,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 25 active · 27 under contract
• Months of supply: 10.0 mo (10%/mo absorbed)
• Median asking: $149,900 ($143/sqft)
• Median days on market: 34 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: +36.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 60428

• Home prices YoY: 8.5%
• Active inventory: 93
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,192 high
• Mortgage (P&I): −$446
• Tax from tax record: −$335 /mo · $4,016/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $916

Break-even live

Break-even rent $1,033

Max offer price $85,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,203	-5% $940	+0% $916	+5% $892	+10% $868
Rent	-10% $743	-5% $829	+0% $916	+5% $1,003	+10% $1,089
Rate	-1.0pp $959	-0.5pp $938	base $916	+0.5pp $894	+1.0pp $872

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	93d	1	0.10mi
16007 Vine Ave Harvey, IL	2.0	2.0	1152	$1,800	$1.56	74d	1	0.18mi
16340 Ashland Ave Markham, IL	3.0	1.0	956	$2,500	$2.62	6d	1	0.26mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,625	$1.49	76d	1	0.95mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	120d	1	0.95mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	84d	1	1.13mi
15116 Marshfield Ave Harvey, IL	3.0	1.0	1056	$2,000	$1.89	86d	1	1.30mi
16775 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,150	$2.48	0d	1	1.34mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,200	$2.54	51d	1	1.34mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	24d	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	54d	1	1.42mi

Property features AI

Finance

• Other: Property not currently leasedBuilt before 1978
• Financial info: Special service area: No
• HOA & community: No master association required

Exterior

• Parking: Detached garage (garage owned) with space for 2 vehiclesConcrete driveway/parking
• Utilities: Public water (shared well noted)Public sewer
• Home design: Detached single-family homeOne-story layoutApproximately 1,500 total finished living areaFee simple ownership
• Construction: Built roughly 61–70 years agoVinyl siding with brick accentsAsphalt roofConcrete perimeter foundation
• Exterior features: Lot dimensions approximately 50 x 150Less than 0.25 acre lotSchool bus service and commuter transit access

Interior

• Kitchen: Kitchen on main level, approximately 18 x 10Tile flooring in kitchen
• Bedrooms: Four bedrooms (all on main level)Master bedroom with full bathBedroom sizes include 15 x 15, 12 x 15, 10 x 11, and 10 x 10
• Flooring: Luxury vinyl flooring in most living areas and bedroomsCeramic tile in laundry room
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Seven total roomsCrawl space basement
• Laundry & utility: Main-level laundry room (approximately 5 x 5)

Listing history 50 events

1. 2026-09-24
   days on market $85,000 Active 58 DOM
2. 2026-09-23
   days on market $85,000 Active 57 DOM
3. 2026-09-22
   days on market $85,000 Active 56 DOM
4. 2026-09-21
   days on market $85,000 Active 55 DOM
5. 2026-09-20
   days on market $85,000 Active 54 DOM
6. 2026-09-19
   days on market $85,000 Active 53 DOM
7. 2026-09-18
   pricedays on market $85,000 Active 52 DOM
8. 2026-09-17
   days on market $90,000 Active 51 DOM
9. 2026-09-16
   days on market $90,000 Active 50 DOM
10. 2026-09-15
    days on market $90,000 Active 49 DOM
11. 2026-09-14
    days on market $90,000 Active 48 DOM
12. 2026-09-13
    days on market $90,000 Active 47 DOM
13. 2026-09-12
    days on market $90,000 Active 46 DOM
14. 2026-09-11
    days on market $90,000 Active 45 DOM
15. 2026-09-05
    days on market $90,000 Active 39 DOM
16. 2026-09-04
    price $90,000 Active 38 DOM
17. 2026-09-04
    days on market $95,000 Active 38 DOM
18. 2026-09-02
    days on market $95,000 Active 36 DOM
19. 2026-08-31
    days on market $95,000 Active 34 DOM
20. 2026-08-30
    days on market $95,000 Active 33 DOM
21. 2026-08-29
    days on market $95,000 Active 32 DOM
22. 2026-08-28
    days on market $95,000 Active 31 DOM
23. 2026-08-27
    days on market $95,000 Active 30 DOM
24. 2026-08-25
    price $95,000 Active 28 DOM
25. 2026-08-25
    days on market $97,500 Active 28 DOM
26. 2026-08-24
    days on market $97,500 Active 27 DOM
27. 2026-08-23
    days on market $97,500 Active 26 DOM
28. 2026-08-22
    days on market $97,500 Active 25 DOM
29. 2026-08-21
    days on market $97,500 Active 24 DOM
30. 2026-08-20
    days on market $97,500 Active 23 DOM
31. 2026-08-19
    days on market $97,500 Active 22 DOM
32. 2026-08-18
    days on market $97,500 Active 21 DOM
33. 2026-08-17
    days on market $97,500 Active 20 DOM
34. 2026-08-16
    days on market $97,500 Active 19 DOM
35. 2026-08-15
    days on market $97,500 Active 18 DOM
36. 2026-08-15
    price $97,500 Active 17 DOM
37. 2026-08-14
    days on market $100,000 Active 17 DOM
38. 2026-08-13
    days on market $100,000 Active 16 DOM
39. 2026-08-12
    days on market $100,000 Active 15 DOM
40. 2026-08-11
    days on market $100,000 Active 14 DOM
41. 2026-08-10
    days on market $100,000 Active 13 DOM
42. 2026-08-09
    days on market $100,000 Active 12 DOM
43. 2026-08-08
    days on market $100,000 Active 11 DOM
44. 2026-08-06
    days on market $100,000 Active 9 DOM
45. 2026-08-05
    days on market $100,000 Active 8 DOM
46. 2026-08-04
    days on market $100,000 Active 7 DOM
47. 2026-08-03
    days on market $100,000 Active 6 DOM
48. 2026-07-31
    days on market $100,000 Active 3 DOM
49. 2026-07-30
    days on market $100,000 Active 2 DOM
50. 2026-07-28
    days on marketlisting id $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 3/10 Moderate FEMA zone X (shaded) · 12% 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: $26,306
• − Mortgage interest: −$4,761
• − Property taxes: −$4,016
• − Insurance: −$425
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − Depreciation: −$2,473
• Taxable income: $10,422
• Est. tax owed @ 24.0%: −$2,501
• After-tax cash flow: $8,490/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $25,350–$45,630 screening

This home requires moderate renovations to improve its condition and increase its value. The roof, exterior siding, windows, HVAC system, and landscaping all need attention.

Components & finishes AI

Flooring laminate

Repairs flagged

• Major roof — No visible signs of recent maintenance or repair.
• Major exterior siding — Signs of wear and tear.
• Major windows — Signs of wear and tear.
• Major HVAC system — No visible signs of recent maintenance or repair.
• Major landscaping — Basic landscaping with overgrown areas.

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Resale repair roof — A new roof can significantly increase the home's value and reduce maintenance costs. ↑
• Resale repair exterior siding — A new exterior siding can improve the home's curb appeal and increase its value. ↑
• Resale repair windows — New windows can improve energy efficiency and increase the home's value. ↑
• Resale repair HVAC system — A new HVAC system can improve energy efficiency and increase the home's value. ↑
• Resale landscape and improve curb appeal — A well-maintained and landscaped yard can significantly increase the home's value and appeal. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 7/100

Zoned Schools

Elementary Maya Angelou Elem Sch F IL #1,741/2,056 Nat'l #40,579/41,679 Middle Brooks Middle School F IL #605/665 Nat'l #13,547/14,009 High Thornton Township High School F IL #605/693 Nat'l #16,813/17,239

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

B Composite livability gradescore 76/100

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
• County: Cook · 5,347,519 people
• City population: 10,980
• Metro: Chicago-Naperville-Elgin, IL-IN
• Population (ZIP): 10,980
• Household income: $53,059
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 32% of renters

---

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

Property features AI

Finance

• Other: Property not currently leasedBuilt before 1978
• Financial info: Special service area: No
• HOA & community: No master association required

Exterior

• Parking: Detached garage (garage owned) with space for 2 vehiclesConcrete driveway/parking
• Utilities: Public water (shared well noted)Public sewer
• Home design: Detached single-family homeOne-story layoutApproximately 1,500 total finished living areaFee simple ownership
• Construction: Built roughly 61–70 years agoVinyl siding with brick accentsAsphalt roofConcrete perimeter foundation
• Exterior features: Lot dimensions approximately 50 x 150Less than 0.25 acre lotSchool bus service and commuter transit access

Interior

• Kitchen: Kitchen on main level, approximately 18 x 10Tile flooring in kitchen
• Bedrooms: Four bedrooms (all on main level)Master bedroom with full bathBedroom sizes include 15 x 15, 12 x 15, 10 x 11, and 10 x 10
• Flooring: Luxury vinyl flooring in most living areas and bedroomsCeramic tile in laundry room
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Seven total roomsCrawl space basement
• Laundry & utility: Main-level laundry room (approximately 5 x 5)

Price history

+212.5% since first listed

14 events — show timeline

• 2026-07-28 Listed $100,000 MRED as Distributed by MLS Grid
• 2026-07-25 Listing Removed — MRED as Distributed by MLS Grid
• 2026-06-09 Listed — 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.