3242 Roesner Dr · Markham, IL 60428

$198,000

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 24 Days on market

Built 1960 9,300 sqft lot Est $174k · 14% over

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +9.9/30.0
• Livability +3.8/5.0
• DSCR +2.8/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +1.3/15.0

Listing remarks MLS

There are no remarks available.

Key facts

• Well maintained yard
• Updated kitchen
• Granite countertops

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• REFINISHED HARDWOOD FLOORS
• UPDATED BATHROOM
• WELL MAINTAINED YARD
• RECENT LANDSCAPING

Property features AI

Finance

• Other: Living area reported as estimated
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned) with 2 garage spaces; Total parking for 2 vehicles
• Utilities: Water: Lake Michigan; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Rehab completed in 2023; Built approximately 61–70 years ago; Was built before 1978
• Construction: Frame construction
• Exterior features: Yard on a lot smaller than 0.25 acre; Lot dimensions: 9,300 (units as provided)

Interior

• Kitchen: Kitchen with eating area (about 12 x 14); Range; Microwave; Refrigerator
• Bedrooms: Master bedroom (main level); Two additional bedrooms on the main level (each about 10 x 10)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; Dining room combined with living room; Family room; Living room (main level)
• Laundry & utility: Main-level laundry (about 5 x 8); Washer; Dryer

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 $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (24.7% below list).
• Recommended offer: $149k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Zoned schools: Central Park Elem School (math 4% / reading 14%, grade F, #1,611 of 2,056 statewide, top 79%, 646 students, 0% FRL); Bremen High School (math 8% / reading 11%, grade F, #577 of 693 statewide, top 84%, 1,497 students, 0% FRL).
• Market conditions: 66 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)).
• 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

• It's been on market 24 days — a 2% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $81k; list at $198k implies a 144% 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 $149,190 (24.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $174,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3236 Roesner Dr	0.01mi	3/1.0	1,036 (0%)	5mo	$77,000	$74	95
15313 Cherry Ln	0.24mi	3/1.0	1,036 (0%)	3mo	$89,000	$86	86
15315 Cherry Ln	0.24mi	3/1.0	1,040 (+0%)	3mo	$195,000	$188	85
15422 Cherry Ln	0.37mi	3/1.5	1,040 (+0%)	4mo	$175,000	$168	76
15330 Cherry Ln	0.33mi	4/2.0 (+1)	1,036 (0%)	2mo	$249,900	$241	74
14820 Turner Ave	0.61mi	3/1.0	1,064 (+3%)	3mo	$150,000	$141	64
15246 Calitonia Dr	0.54mi	3/1.0	1,113 (+7%)	1mo	$137,000	$123	62
14850 Homan Ave	0.58mi	3/1.5	1,107 (+7%)	5mo	$185,000	$167	56
3813 153rd St	0.72mi	2/1.0 (-1)	1,075 (+4%)	1mo	$268,130	$249	54
14912 S San Francisco Ave	0.66mi	3/1.0	936 (-10%)	1mo	$193,000	$206	52
15435 Hamlin Ave	0.73mi	3/1.0	1,107 (+7%)	3mo	$155,000	$140	52
14825 S Sacramento Ave	0.69mi	3/1.0	912 (-12%)	0mo	$222,000	$243	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: 22.4%
• Equity multiple: 2.81×
• Total profit: $100,074
• Equity at exit: $178,374

10-year hold

• IRR: 20.1%
• Equity multiple: 6.42×
• Total profit: $300,751
• 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: 66
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,492 medium
• Mortgage (P&I): −$1,038
• Tax from tax record: −$179 /mo · $2,152/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-122

Break-even live

Break-even rent $1,646

Max offer price $176,524

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-66	+0% $-122	+5% $-178	+10% $-234
Rent	-10% $-239	-5% $-181	+0% $-122	+5% $-63	+10% $-4
Rate	-1.0pp $-22	-0.5pp $-71	base $-122	+0.5pp $-173	+1.0pp $-225

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
3349 147th St Unit 3240 06 Midlothian, IL	2.0	1.0	817	$1,500	$1.84	7d	1	0.74mi
3542 147th St Midlothian, IL	2.0	1.0	817	$1,500	$1.84	8d	2	0.87mi
14521 Richmond Ave Unit 3 Posen, IL	2.0	1.0	850	$1,375	$1.62	26d	1	1.02mi
14547 Keystone Ave #12 Midlothian, IL	2.0	1.0	1000	$1,600	$1.60	0d	1	1.34mi

Listing history 14 events

1. 2026-06-21
   days on market $198,000 Active 24 DOM
2. 2026-06-18
   days on market $198,000 Active 21 DOM
3. 2026-06-17
   days on market $198,000 Active 20 DOM
4. 2026-06-16
   days on market $198,000 Active 19 DOM
5. 2026-06-15
   days on market $198,000 Active 18 DOM
6. 2026-06-13
   days on market $198,000 Active 16 DOM
7. 2026-06-09
   days on market $198,000 Active 12 DOM
8. 2026-06-08
   days on market $198,000 Active 11 DOM
9. 2026-06-07
   days on market $198,000 Active 10 DOM
10. 2026-06-04
    days on market $198,000 Active 7 DOM
11. 2026-06-03
    days on market $198,000 Active 6 DOM
12. 2026-06-02
    days on market $198,000 Active 5 DOM
13. 2026-06-01
    days on market $198,000 Active 4 DOM
14. 2026-05-31
    days on market $198,000 Active 3 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: $2,152 · $179/mo
• Projected year-2 tax: $3,323 · $277/mo
• Expected delta: +$1,171/yr (+$98/mo · 54.4%)

ⓘ 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 (unshaded) · 33% 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: $17,903
• − Mortgage interest: −$11,091
• − Property taxes: −$2,152
• − Insurance: −$990
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$5,760
• Taxable loss: −$4,955
• Est. tax savings @ 24.0%: +$1,189
• After-tax cash flow: $-270/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

+147.5% since first listed

5 events — show timeline

• 2026-05-28 Listed $198,000 MRED as Distributed by MLS Grid
• 2023-03-17 Sold (Public Records) $81,000 Public Records
• 2023-03-10 Sold (MLS) $81,000 MRED as Distributed by MLS Grid
• 2023-02-06 Contingent — MRED as Distributed by MLS Grid
• 2023-01-30 Listed $80,000 MRED as Distributed by MLS Grid

Property tax history

+10.4%/yr

Latest (2023): $2,152 · +11226.7% YoY. Source: county tax records.