1848 W 163rd St · Markham, IL 60428

$145,000

3 bd · 1.0 ba · 1,053 sqft · SingleFamily public records · 3 Days on market

Built 1960 5,662 sqft lot Est $141k · at est. ↓ 19% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +6.3/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Welcome to this charming residence located in Markham, IL. This home boasts spacious living areas, offering a comfortable atmosphere for relaxation and entertainment. The kitchen is designed with functionality in mind, featuring ample cabinetry and counter space. The bedrooms provide ample natural light, creating a warm and inviting environment. The backyard is appropriate for outdoor activities, providing a private retreat. Conveniently located near local amenities and transportation options.

Key facts

• Ample counter space
• Ample natural light
• Ample cabinetry

Tags

• SPACIOUS LIVING AREAS
• AMPLE CABINETRY
• AMPLE COUNTER SPACE
• AMPLE NATURAL LIGHT
• PRIVATE RETREAT
• NEAR LOCAL AMENITIES

Property features AI

Finance

• Other: Possession negotiable
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Facing information not provided
• Construction: Brick construction; Shake roof; Built 61–70 years ago; Built before 1978
• Exterior features: Other exterior features; Lot dimensions approximately 50 x 165

Interior

• Kitchen: Main-level kitchen (10 x 7)
• Bedrooms: Three bedrooms (all on the main level); Master bedroom on the main level (10 x 10); Two additional bedrooms on the main level (each 10 x 10)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Seven total rooms
• Laundry & utility: Main-level laundry room (9 x 9)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).

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; 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 + $14k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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 $117k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1960 — 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: 1.57% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.70%
• DSCR: 1.83
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $141,102
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16221 Hermitage Ave	0.18mi	3/1.5	1,044 (-1%)	1mo	$192,000	$184	87
16300 Winchester Ave	0.11mi	3/1.0	1,012 (-4%)	2mo	$97,500	$96	87
16444 Wolcott Ave	0.23mi	3/1.5	1,080 (+3%)	3mo	$112,500	$104	80
1945 W 163rd St	0.12mi	3/1.0	1,188 (+13%)	4mo	$159,500	$134	70
16019 Myrtle Ave	0.62mi	3/1.0	1,008 (-4%)	3mo	$70,000	$69	62
16207 Justine St	0.43mi	4/2.0 (+1)	1,100 (+4%)	3mo	$215,000	$195	61
16628 Winchester Ave	0.46mi	2/1.0 (-1)	1,134 (+8%)	1mo	$84,000	$74	60
16807 Wood St	0.66mi	3/1.0	985 (-6%)	0mo	$90,000	$91	58
16784 Trapet Ave	0.73mi	3/1.0	970 (-8%)	1mo	$96,000	$99	52
16735 Dixie Hwy	0.63mi	2/1.0 (-1)	965 (-8%)	1mo	$153,000	$159	51
16727 Head Ave	0.69mi	3/1.5	1,150 (+9%)	1mo	$157,000	$137	50
16619 Marshfield Ave	0.52mi	4/2.0 (+1)	1,150 (+9%)	4mo	$240,000	$209	48

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: 38.2%
• Equity multiple: 3.94×
• Total profit: $119,403
• Equity at exit: $130,627

10-year hold

• IRR: 32.9%
• Equity multiple: 8.89×
• Total profit: $320,211
• Equity at exit: $281,703

Cash invested: $40,600 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,283 high
• Mortgage (P&I): −$760
• Tax from tax record: −$350 /mo · $4,202/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $633

Break-even live

Break-even rent $1,482

Max offer price $145,000

Occupancy floor 67%

Sensitivity live

Price	-10% $715	-5% $674	+0% $633	+5% $592	+10% $551
Rent	-10% $452	-5% $542	+0% $633	+5% $723	+10% $813
Rate	-1.0pp $706	-0.5pp $670	base $633	+0.5pp $595	+1.0pp $557

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.36mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	0d	1	0.75mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	0d	1	0.93mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	0d	1	0.97mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	0d	1	1.04mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	0d	1	1.09mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	0d	1	1.11mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	25d	1	1.38mi

Listing history 27 events

1. 2026-06-21
   days on market $145,000 Active 3 DOM
2. 2026-06-18
   days on marketlisting id $145,000 Active 1 DOM
3. 2026-06-18
   days on market $145,000 Active 223 DOM
4. 2026-06-17
   days on market $145,000 Active 222 DOM
5. 2026-06-16
   days on market $145,000 Active 221 DOM
6. 2026-06-15
   days on market $145,000 Active 220 DOM
7. 2026-06-13
   days on market $145,000 Active 218 DOM
8. 2026-06-13
   days on market $145,000 Active 217 DOM
9. 2026-06-09
   days on market $145,000 Active 214 DOM
10. 2026-06-08
    days on market $145,000 Active 213 DOM
11. 2026-06-07
    days on market $145,000 Active 212 DOM
12. 2026-06-04
    days on market $145,000 Active 209 DOM
13. 2026-06-03
    days on market $145,000 Active 208 DOM
14. 2026-06-02
    days on market $145,000 Active 207 DOM
15. 2026-06-01
    days on market $145,000 Active 206 DOM
16. 2026-05-31
    days on market $145,000 Active 205 DOM
17. 2026-02-09
    status Active
18. 2026-01-26
    status Pending
19. 2025-11-03
    status Active
20. 2025-10-30
    soldstatus $117,000
21. 2025-10-29
    historical
22. 2025-10-24
    status Active
23. 2025-10-17
    status Pending
24. 2025-10-12
    listed $145,000 Active
25. 2025-07-28
    historical Contingent - Continue to Show
26. 2025-07-25
    historical
27. 2025-07-24
    listed Active

ⓘ 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: $4,202 · $350/mo
• Projected year-2 tax: $4,202 · $350/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 (shaded) · 0% 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: $27,397
• − Mortgage interest: −$8,122
• − Property taxes: −$4,202
• − Insurance: −$725
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − Depreciation: −$4,218
• Taxable income: $5,746
• Est. tax owed @ 24.0%: −$1,379
• After-tax cash flow: $6,213/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

-19.3% since first listed

11 events — show timeline

• 2026-02-09 Relisted — MRED as Distributed by MLS Grid
• 2026-01-26 Pending — MRED as Distributed by MLS Grid
• 2025-11-03 Relisted — MRED as Distributed by MLS Grid
• 2025-10-30 Sold (Public Records) $117,000 Public Records
• 2025-10-29 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-24 Relisted — MRED as Distributed by MLS Grid
• 2025-10-17 Pending — MRED as Distributed by MLS Grid
• 2025-10-12 Listed $145,000 MRED as Distributed by MLS Grid
• 2025-07-28 Contingent — MRED as Distributed by MLS Grid
• 2025-07-25 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-24 Listed — MRED as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2023): $4,202 · +488.8% YoY. Source: county tax records.