16145 Hermitage Ave · Markham, IL 60428

$159,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 99 Days on market

Built 1956 5,575 sqft lot Est $149k · 7% over ↓ 9% 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +4.4/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Driveway
• Light fixtures
• Eat-in kitchen

Tags

• CUSTOM BATHROOM
• LIGHT FIXTURES
• CROWN MOLDING
• EAT-IN KITCHEN
• DRIVEWAY
• 2 CAR GARAGE

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Two-car garage (detached) with garage door opener; Additional off-street parking for a total of 5 parking spaces; Asphalt driveway
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Brick construction; Built approximately 61–70 years ago; Property built before 1978
• Exterior features: Less than 0.25-acre lot; Lot dimensions: 5400

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Kitchen/dining combo
• Bedrooms: Three bedrooms (all on the main level) — primary bedroom ~14 x 10, second bedroom ~13 x 10, third bedroom ~12 x 10
• Flooring: Porcelain tile in kitchen and dining area; Wood laminate in living room
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Six total rooms; Ceiling fan(s)
• Laundry & utility: Main-level laundry room (~9 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.

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 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 $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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: 1.46% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.94%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $148,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16221 Hermitage Ave	0.08mi	3/1.5	1,044 (+1%)	1mo	$192,000	$184	92
16300 Winchester Ave	0.34mi	3/1.0	1,012 (-2%)	2mo	$97,500	$96	80
16354 Justine St	0.34mi	3/1.0	1,053 (+2%)	6mo	$170,000	$161	75
16019 Myrtle Ave	0.40mi	3/1.0	1,008 (-2%)	3mo	$70,000	$69	75
16328 Winchester Ave	0.36mi	3/1.0	1,011 (-2%)	6mo	$135,000	$134	75
16444 Wolcott Ave	0.44mi	3/1.5	1,080 (+5%)	3mo	$112,500	$104	67
16207 Justine St	0.25mi	4/2.0 (+1)	1,100 (+7%)	3mo	$215,000	$195	66
106 W 157th St	0.59mi	4/1.0 (+1)	1,012 (-2%)	4mo	$145,500	$144	60
16607 Winchester Ave	0.61mi	3/2.0	1,053 (+2%)	5mo	$226,000	$215	60
16610 Paulina St	0.56mi	3/1.5	1,087 (+5%)	6mo	$93,000	$86	58
16628 Winchester Ave	0.66mi	2/1.0 (-1)	1,134 (+10%)	1mo	$84,000	$74	47
16619 Marshfield Ave	0.59mi	4/2.0 (+1)	1,150 (+11%)	4mo	$240,000	$209	41

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: 39.2%
• Equity multiple: 4.00×
• Total profit: $133,738
• Equity at exit: $143,240

10-year hold

• IRR: 33.7%
• Equity multiple: 9.02×
• Total profit: $356,862
• Equity at exit: $308,902

Cash invested: $44,520 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,327 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $740

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 63%

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: $39,750
• Closing costs: $4,770
• 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	1d	1	0.12mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	1d	1	0.98mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	24d	1	1.16mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	1d	1	1.17mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	1d	1	1.20mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	1d	1	1.27mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	1d	1	1.28mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	1d	1	1.32mi

Listing history 36 events

1. 2026-06-18
   days on market $159,000 Active 99 DOM
2. 2026-06-17
   days on market $159,000 Active 98 DOM
3. 2026-06-16
   days on market $159,000 Active 97 DOM
4. 2026-06-15
   days on market $159,000 Active 96 DOM
5. 2026-06-13
   days on market $159,000 Active 94 DOM
6. 2026-06-13
   days on market $159,000 Active 93 DOM
7. 2026-06-09
   days on market $159,000 Active 90 DOM
8. 2026-06-08
   days on market $159,000 Active 89 DOM
9. 2026-06-07
   days on market $159,000 Active 88 DOM
10. 2026-06-04
    days on market $159,000 Active 85 DOM
11. 2026-06-03
    days on market $159,000 Active 84 DOM
12. 2026-06-02
    days on market $159,000 Active 83 DOM
13. 2026-06-01
    days on market $159,000 Active 82 DOM
14. 2026-05-31
    days on market $159,000 Active 81 DOM
15. 2026-05-03
    price $159,000
16. 2022-06-09
    soldstatus $160,000
17. 2022-05-24
    soldstatus $160,000 Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2022-04-09
    historical Contingent - No Showings 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2022-04-09
    price $180,000 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2022-04-07
    listed $175,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2022-04-05
    historical
22. 2022-03-14
    listed Active
23. 2022-03-07
    historical Contingent - No Showings
24. 2022-03-07
    price
25. 2022-03-06
    historical
26. 2022-02-25
    listed Active
27. 2022-02-15
    historical Contingent - No Showings
28. 2022-02-15
    price
29. 2022-02-14
    historical
30. 2022-02-10
    listed Active
31. 2021-10-11
    status Active Under Contract (Do Not Show)
32. 2021-10-11
    historical
33. 2021-10-08
    listed Active
34. 2021-07-30
    status Active Under Contract (Do Not Show)
35. 2021-05-13
    historical
36. 2021-05-11
    listed New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 10% 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: $27,926
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,234
• − Management: −$2,234
• − Depreciation: −$4,625
• Taxable income: $6,746
• Est. tax owed @ 24.0%: −$1,619
• After-tax cash flow: $7,257/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

-9.1% since first listed

22 events — show timeline

• 2026-05-03 Price Changed $159,000 MRED as Distributed by MLS Grid
• 2022-06-09 Sold (Public Records) $160,000 Public Records
• 2022-05-24 Sold (MLS) $160,000 MRED as Distributed by MLS Grid
• 2022-04-09 Contingent — MRED as Distributed by MLS Grid
• 2022-04-09 Price Changed $180,000 MRED as Distributed by MLS Grid
• 2022-04-07 Listed $175,000 MRED as Distributed by MLS Grid
• 2022-04-05 Listing Removed — MRED as Distributed by MLS Grid
• 2022-03-14 Listed — MRED as Distributed by MLS Grid
• 2022-03-07 Contingent — MRED as Distributed by MLS Grid
• 2022-03-07 Price Changed — MRED as Distributed by MLS Grid
• 2022-03-06 Listing Removed — MRED as Distributed by MLS Grid
• 2022-02-25 Listed — MRED as Distributed by MLS Grid
• 2022-02-15 Contingent — MRED as Distributed by MLS Grid
• 2022-02-15 Price Changed — MRED as Distributed by MLS Grid
• 2022-02-14 Listing Removed — MRED as Distributed by MLS Grid
• 2022-02-10 Listed — MRED as Distributed by MLS Grid
• 2021-10-11 Pending — MRED as Distributed by MLS Grid
• 2021-10-11 Listing Removed — MRED as Distributed by MLS Grid
• 2021-10-08 Listed — MRED as Distributed by MLS Grid
• 2021-07-30 Pending — MRED as Distributed by MLS Grid
• 2021-05-13 Listing Removed — MRED as Distributed by MLS Grid
• 2021-05-11 Listed — MRED as Distributed by MLS Grid

Property tax history

+13.1%/yr

Latest (2023): $8,898 · +117.7% YoY. Source: county tax records.