16551 Plymouth Dr · Markham, IL 60428

$149,900

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 9 Days on market

Built 1960 8,850 sqft lot Est $141k · 6% 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
• ARV discount +4.7/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

PRICE REDUCED!Current taxes reflect no exemptions, giving owner-occupants the opportunity of reduced taxes! Swing by this cozy move-in ready ranch with no stairs, perfect for anyone seeking true one-level living. This updated 3-bedroom, 1-bath home features a bright modern kitchen and a refreshed bathroom bringing comfort and style from day one. The huge yard has endless potential, perfect for this upcoming summer and large enough to build a garage or design your ideal outdoor space. The side driveway fits two cars easily. . A clean, well-maintained home with great possibilities-don't miss out!

Key facts

• Freshly painted
• Large yard
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• NEW LAMINATE FLOORING
• FRESHLY PAINTED
• UPDATED KITCHEN
• LARGE YARD

Property features AI

Finance

• Other: Possession at closing; Earnest money is held
• HOA & community: No master association required

Exterior

• Parking: Two parking spaces; Asphalt off-street parking with side apron (owned)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; One-story residence; Fee simple ownership; Built prior to 1978
• Construction: Vinyl siding and brick exterior; Asphalt roof; Concrete perimeter foundation; Estimated age 61–70 years
• Exterior features: Fenced yard with chain link fencing; Lot dimensions approximately 59 x 150; Less than 0.25 acre lot; Curb, sidewalk, street lights, and paved streets in the neighborhood; School bus and commuter bus access; close to interstate access

Interior

• Kitchen: Galley kitchen with eating area/table space; Granite counters; Range, Microwave, Dishwasher, Refrigerator
• Bedrooms: Master bedroom on main level (14 x 12) with laminate flooring; Bedroom 2 on main level (13 x 12) with wood laminate flooring; Bedroom 3 on main level (12 x 12) with wood laminate flooring
• Flooring: Laminate/wood laminate flooring throughout main rooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Granite counters; Windows with screens and drapes; Total of 5 rooms; Crawl space basement
• Laundry & utility: Main-level laundry in a laundry closet (7 x 7); In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 12.8% 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.
• 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.
• Market conditions: 65 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 + $15k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 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.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.56% ✓
• Cap rate: 12.78%
• Cash-on-cash: 23.17%
• DSCR: 2.03
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $141,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16501 Oxford Dr S	0.11mi	3/1.0 (+1)	975 (-2%)	3mo	$105,000	$108	83
16358 Plymouth Dr	0.23mi	3/1.0 (+1)	993 (-1%)	2mo	$138,999	$140	82
16309 Plymouth Dr	0.33mi	3/1.0 (+1)	1,051 (+5%)	2mo	$170,000	$162	70
16614 Plymouth Dr	0.06mi	3/1.5 (+1)	1,117 (+12%)	4mo	$75,000	$67	67
3027 Wilshire Ave	0.59mi	3/1.0 (+1)	1,025 (+2%)	3mo	$155,000	$151	61
16165 Oxford Dr	0.48mi	3/1.0 (+1)	1,061 (+6%)	3mo	$154,900	$146	60
16364 California Ave	0.23mi	3/1.5 (+1)	1,133 (+13%)	5mo	$160,000	$141	56
2926 Sussex Ave	0.64mi	3/1.0 (+1)	1,048 (+5%)	1mo	$129,900	$124	56
16738 Crane Ave	0.64mi	3/1.0 (+1)	1,059 (+6%)	2mo	$147,000	$139	54
16784 Crane Ave	0.65mi	3/1.0 (+1)	1,059 (+6%)	2mo	$155,000	$146	53
16155 Kedzie Pkwy	0.74mi	3/1.0 (+1)	1,048 (+5%)	1mo	$215,000	$205	52
16727 Head Ave	0.72mi	3/1.5 (+1)	1,150 (+15%)	1mo	$157,000	$137	34

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: 41.7%
• Equity multiple: 4.18×
• Total profit: $133,285
• Equity at exit: $135,042

10-year hold

• IRR: 36.0%
• Equity multiple: 9.39×
• Total profit: $351,987
• Equity at exit: $291,223

Cash invested: $41,972 (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: $2,337 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $810

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 60%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	1d	1	0.43mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	1d	1	0.66mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	1d	1	0.75mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	1d	1	0.98mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	1d	1	1.05mi
2722 Larkspur Ln Hazel Crest, IL	3.0	1.5	1441	$2,650	$1.84	12d	1	1.30mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,300	$1.96	1d	1	1.44mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,500	$2.13	16d	1	1.44mi
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	1d	1	1.45mi

Listing history 22 events

1. 2026-06-18
   days on market $149,900 Active 9 DOM
2. 2026-06-17
   days on market $149,900 Active 8 DOM
3. 2026-06-16
   days on market $149,900 Active 7 DOM
4. 2026-06-15
   days on market $149,900 Active 6 DOM
5. 2026-06-13
   days on market $149,900 Active 4 DOM
6. 2026-06-10
   pricedays on marketlisting id $149,900 Active 1 DOM
7. 2026-06-04
   days on market $155,000 Active 52 DOM
8. 2026-06-03
   days on market $155,000 Active 51 DOM
9. 2026-06-02
   days on market $155,000 Active 50 DOM
10. 2026-06-01
    days on market $155,000 Active 49 DOM
11. 2026-05-31
    days on market $155,000 Active 48 DOM
12. 2026-04-13
    listed $155,000 Active
13. 2026-04-13
    historical
14. 2026-03-11
    listed Active
15. 2026-03-03
    historical
16. 2026-02-04
    listed Active
17. 2026-02-04
    historical
18. 2025-12-12
    listed Active
19. 2025-03-28
    historical $2,200
20. 2025-01-07
    listed $2,200
21. 2022-11-21
    soldstatus $149,000
22. 2003-08-21
    soldstatus $66,500

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 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: $28,044
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − Depreciation: −$4,361
• Taxable income: $7,802
• Est. tax owed @ 24.0%: −$1,872
• After-tax cash flow: $7,852/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

+133.1% since first listed

11 events — show timeline

• 2026-04-13 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-13 Listed $155,000 MRED as Distributed by MLS Grid
• 2026-03-11 Listed — MRED as Distributed by MLS Grid
• 2026-03-03 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-04 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-04 Listed — MRED as Distributed by MLS Grid
• 2025-12-12 Listed — MRED as Distributed by MLS Grid
• 2025-03-28 Rental Removed $2,200 TURBOTENANT
• 2025-01-07 Listed for Rent $2,200 TURBOTENANT
• 2022-11-21 Sold (Public Records) $149,000 Public Records
• 2003-08-21 Sold (Public Records) $66,500 Public Records

Property tax history

+6.7%/yr

Latest (2023): $8,104 · +91.0% YoY. Source: county tax records.