16226 Ashland Ave · Markham, IL 60428

$145,000

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 139 Days on market

Built 1962 6,250 sqft lot Est $131k · 11% over

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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
• Livability +3.8/5.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Check out this 3 bed 1 bath brick ranch in Markham. Great starter home with spacious living room with wood laminate flooring, galley kitchen with newer appliances, three generous sized bedrooms and an updated full bath. No garage, great sized yard for plenty of outdoor entertaining. Call & schedule your showing today!

Key facts

• Great sized yard
• Galley kitchen
• Updated full bath

Tags

• BRICK RANCH
• SPACIOUS LIVING ROOM
• GALLEY KITCHEN
• NEWER APPLIANCES
• UPDATED FULL BATH
• GREAT SIZED YARD

Property features AI

Finance

• Other: - Property is not currently leased; - Built before 1978; - Estimated living area
• HOA & community: - No master association fee required

Exterior

• Parking: - Three parking spaces; - Asphalt, owned parking
• Utilities: - Water source: Lake Michigan; - Public sewer
• Home design: - Detached single-family home; - One-story
• Construction: - Constructed approximately 61–70 years ago; - Aluminum siding and brick exterior; - Asphalt roof; - Fee simple ownership
• Exterior features: - Lot dimensions approximately 50 x 125; - Less than 0.25 acre

Interior

• Kitchen: - Kitchen with eating area/table space (approx. 9 x 14) with ceramic tile flooring
• Bedrooms: - Three bedrooms (all on the main level); - Master bedroom on the main level (approx. 10 x 12); - Bedroom (approx. 9 x 10) with vinyl flooring on the main level; - Bedroom (approx. 10 x 10) with vinyl flooring on the main level
• Flooring: - Vinyl flooring in living room and bedrooms; - Ceramic tile in kitchen
• Bathrooms: - One full bathroom
• Heating & cooling: - Natural gas forced air heating; - Central air conditioning
• Interior features: - Five total rooms; - Crawl space basement
• Laundry & utility: - Dedicated laundry room

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 $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 10.2% in Markham — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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

• It's been on market 139 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 4y 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 $78k; list at $145k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.62% ✓
• Cap rate: 12.39%
• Cash-on-cash: 21.77%
• DSCR: 1.97
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $130,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16221 Hermitage Ave	0.16mi	3/1.5	1,044 (+7%)	1mo	$192,000	$184	78
16019 Myrtle Ave	0.33mi	3/1.0	1,008 (+3%)	3mo	$70,000	$69	77
16354 Justine St	0.19mi	3/1.0	1,053 (+8%)	6mo	$170,000	$161	73
16300 Winchester Ave	0.44mi	3/1.0	1,012 (+4%)	2mo	$97,500	$96	71
16328 Winchester Ave	0.45mi	3/1.0	1,011 (+4%)	6mo	$135,000	$134	68
16807 Wood St	0.74mi	3/1.0	985 (+1%)	0mo	$90,000	$91	63
16207 Justine St	0.10mi	4/2.0 (+1)	1,100 (+13%)	3mo	$215,000	$195	63
16154 Honore Ave	0.32mi	3/1.0	864 (-11%)	4mo	$110,000	$127	63
16444 Wolcott Ave	0.47mi	3/1.5	1,080 (+11%)	3mo	$112,500	$104	56
16610 Paulina St	0.49mi	3/1.5	1,087 (+12%)	6mo	$93,000	$86	51
106 W 157th St	0.73mi	4/1.0 (+1)	1,012 (+4%)	4mo	$145,500	$144	51
16607 Winchester Ave	0.62mi	3/2.0	1,053 (+8%)	5mo	$226,000	$215	50

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: 40.6%
• Equity multiple: 4.10×
• Total profit: $125,996
• Equity at exit: $130,627

10-year hold

• IRR: 35.0%
• Equity multiple: 9.24×
• Total profit: $334,348
• 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: 5.2×

Monthly cashflow live

• Estimated rent: $2,343 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$293 /mo · $3,522/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $737

Break-even live

Break-even rent $1,411

Max offer price $145,000

Occupancy floor 64%

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	1d	1	0.12mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	25d	1	1.01mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	1d	1	1.26mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	1d	1	1.31mi

Listing history 38 events

1. 2026-06-18
   days on market $145,000 Active 139 DOM
2. 2026-06-17
   days on market $145,000 Active 138 DOM
3. 2026-06-16
   days on market $145,000 Active 137 DOM
4. 2026-06-15
   days on market $145,000 Active 136 DOM
5. 2026-06-13
   days on market $145,000 Active 134 DOM
6. 2026-06-13
   days on market $145,000 Active 133 DOM
7. 2026-06-09
   days on market $145,000 Active 130 DOM
8. 2026-06-08
   days on market $145,000 Active 129 DOM
9. 2026-06-07
   days on market $145,000 Active 128 DOM
10. 2026-06-04
    days on market $145,000 Active 125 DOM
11. 2026-06-03
    days on market $145,000 Active 124 DOM
12. 2026-06-02
    days on market $145,000 Active 123 DOM
13. 2026-06-01
    days on market $145,000 Active 122 DOM
14. 2026-05-31
    days on market $145,000 Active 121 DOM
15. 2026-01-30
    status Temporarily No Showings
16. 2026-01-30
    historical
17. 2026-01-30
    listed $145,000 Active
18. 2025-09-10
    historical
19. 2025-07-31
    listed Active
20. 2025-07-12
    historical $2,620
21. 2025-03-28
    listed $2,620
22. 2024-12-31
    historical
23. 2024-06-17
    listed Active
24. 2024-06-17
    historical
25. 2024-02-08
    listed Active
26. 2023-10-01
    historical
27. 2023-10-01
    status Temporarily No Showings
28. 2023-09-30
    historical
29. 2023-08-25
    listed Active
30. 2023-02-10
    soldstatus $78,000
31. 2023-01-11
    soldstatus $78,000 Closed
32. 2022-12-10
    historical Contingent - Continue to Show
33. 2022-12-05
    status Active
34. 2022-11-30
    historical
35. 2022-11-30
    status Temporarily No Showings
36. 2022-11-26
    historical Contingent - Continue to Show
37. 2022-11-21
    listed $89,900 Active
38. 2006-10-04
    soldstatus $48,500

ⓘ 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: $3,522 · $293/mo
• Projected year-2 tax: $3,522 · $293/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 5/10 Major FEMA zone X (shaded) · 49% 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: $28,117
• − Mortgage interest: −$8,122
• − Property taxes: −$3,522
• − Insurance: −$725
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$4,218
• Taxable income: $7,031
• Est. tax owed @ 24.0%: −$1,687
• After-tax cash flow: $7,153/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

+199.0% since first listed

24 events — show timeline

• 2026-01-30 Relisted — MRED as Distributed by MLS Grid
• 2026-01-30 Listed $145,000 MRED as Distributed by MLS Grid
• 2026-01-30 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-10 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-31 Listed — MRED as Distributed by MLS Grid
• 2025-07-12 Rental Removed $2,620 MRED
• 2025-03-28 Listed for Rent $2,620 MRED
• 2024-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2024-06-17 Listing Removed — MRED as Distributed by MLS Grid
• 2024-06-17 Listed — MRED as Distributed by MLS Grid
• 2024-02-08 Listed — MRED as Distributed by MLS Grid
• 2023-10-01 Listing Removed — MRED as Distributed by MLS Grid
• 2023-10-01 Relisted — MRED as Distributed by MLS Grid
• 2023-09-30 Listing Removed — MRED as Distributed by MLS Grid
• 2023-08-25 Listed — MRED as Distributed by MLS Grid
• 2023-02-10 Sold (Public Records) $78,000 Public Records
• 2023-01-11 Sold (MLS) $78,000 MRED as Distributed by MLS Grid
• 2022-12-10 Contingent — MRED as Distributed by MLS Grid
• 2022-12-05 Relisted — MRED as Distributed by MLS Grid
• 2022-11-30 Listing Removed — MRED as Distributed by MLS Grid
• 2022-11-30 Relisted — MRED as Distributed by MLS Grid
• 2022-11-26 Contingent — MRED as Distributed by MLS Grid
• 2022-11-21 Listed $89,900 MRED as Distributed by MLS Grid
• 2006-10-04 Sold (Public Records) $48,500 Public Records

Property tax history

+2.0%/yr

Latest (2023): $3,522 · -0.8% YoY. Source: county tax records.