3451 W 155th St · Markham, IL 60428

$228,000

3 bd · 2.0 ba · 2,260 sqft · SingleFamily public records · 72 Days on market

Built 2001 Est $260k · 12% under

---

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 +20.9/30.0
• ARV discount +13.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

See the potential in this spacious 4-bedroom, 2.5-bath home on an oversized lot in Markham. Enjoy the beauty of nature right outside your front door! This home features a formal dining room, an open-concept kitchen ideal for entertaining, and a generously sized primary bedroom complete with a private bath and relaxing jacuzzi tub. The large basement offers many options to finish to your specifications. A built-in deck provides the ideal space for outdoor gatherings, and the attached 2-car garage adds convenience. This home is being sold as is with room sizes estimated. See this one today and make it yours!

Key facts

• Formal dining room
• Open-concept kitchen
• Private bath

Tags

• OVERSIZED LOT
• FORMAL DINING ROOM
• OPEN-CONCEPT KITCHEN
• PRIVATE BATH
• JACUZZI TUB
• LARGE BASEMENT

Property features AI

Finance

• Other: Property located in Markham, Bremen township
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (2-car); 2 total parking spaces
• Utilities: Lake Michigan water source; Public sewer
• Home design: Detached single-family home; 2-story house; Fee simple ownership
• Construction: Built ~21-25 years ago; Vinyl siding and brick exterior
• Exterior features: Lot less than 0.25 acre; Lot dimensions listed as 13300

Interior

• Kitchen: Spacious kitchen on the main floor (30 x 15)
• Bedrooms: 4 bedrooms; Master bedroom on the second floor (36 x 19); Three additional bedrooms on the second floor (each approx. 13 x 14)
• Flooring: Carpet in bedrooms and master bedroom
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 8 total rooms; Unfinished full basement
• Laundry & utility: Laundry room on the second floor (8 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $228k).
• Recommended offer: $214k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• Market conditions: 65 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 72 days — a 6% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 3 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 $214,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.05% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $259,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15831 Trumbull Ave	0.45mi	4/3.0 (+1)	2,300 (+2%)	4mo	$267,000	$116	64
3348 Willow Ln	0.40mi	4/2.0 (+1)	2,080 (-8%)	3mo	$250,000	$120	61
3831 W 154th St	0.51mi	4/2.5 (+1)	2,354 (+4%)	6mo	$225,000	$96	57
15624 Sawyer Ave	0.47mi	3/2.5	2,058 (-9%)	8mo	$213,000	$103	55
3252 W 155th St	0.47mi	4/3.0 (+1)	2,240 (-1%)	17mo	$240,000	$107	54
15619 Homan Ave	0.32mi	4/2.5 (+1)	2,573 (+14%)	5mo	$235,000	$91	51
3910 W 155th St	0.55mi	3/3.0	2,187 (-3%)	19mo	$295,000	$135	49
3849 W 154th Pl	0.52mi	4/2.5 (+1)	2,367 (+5%)	18mo	$210,000	$89	46
3542 W 160th St	0.56mi	4/2.5 (+1)	2,139 (-5%)	14mo	$267,000	$125	46
3334 Heather Dr	0.47mi	3/1.5	2,036 (-10%)	17mo	$225,000	$111	45
3807 153rd Pl	0.49mi	3/2.0	1,961 (-13%)	17mo	$249,900	$127	41
3810 153rd St	0.55mi	4/2.0 (+1)	1,949 (-14%)	8mo	$225,000	$115	40

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: 28.6%
• Equity multiple: 3.26×
• Total profit: $144,413
• Equity at exit: $205,400

10-year hold

• IRR: 24.9%
• Equity multiple: 7.41×
• Total profit: $409,457
• Equity at exit: $442,954

Cash invested: $63,840 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,396 medium
• Mortgage (P&I): −$1,196
• Tax est. 1.5%: −$285 /mo · $3,420/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $317

Break-even live

Break-even rent $1,995

Max offer price $228,000

Occupancy floor 82%

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3952 153rd St Midlothian, IL	4.0	2.0	1677	$2,396	$1.43	2d	1	0.72mi

Listing history 14 events

1. 2026-06-18
   days on market $228,000 Active 72 DOM
2. 2026-06-18
   statusdays on market $228,000 Active 71 DOM
3. 2026-06-04
   days on market $228,000 Contingent - Continue to Show 91 DOM
4. 2026-06-03
   days on market $228,000 Contingent - Continue to Show 90 DOM
5. 2026-06-02
   days on market $228,000 Contingent - Continue to Show 89 DOM
6. 2026-06-01
   days on market $228,000 Contingent - Continue to Show 88 DOM
7. 2026-05-31
   days on market $228,000 Contingent - Continue to Show 87 DOM
8. 2026-05-16
   historical Contingent - Continue to Show
9. 2026-04-28
   status Active
10. 2026-03-20
    historical Contingent - Continue to Show
11. 2026-03-04
    listed $228,000 Active
12. 2025-09-21
    historical
13. 2025-08-03
    price
14. 2025-06-03
    listed Active

ⓘ 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 ≥101°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: $28,752
• − Mortgage interest: −$12,772
• − Property taxes: −$3,420
• − Insurance: −$1,140
• − Repairs & maintenance: −$2,300
• − Management: −$2,300
• − Depreciation: −$6,633
• Taxable income: $187
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $3,761/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

7 events — show timeline

• 2026-05-16 Contingent — MRED as Distributed by MLS Grid
• 2026-04-28 Relisted — MRED as Distributed by MLS Grid
• 2026-03-20 Contingent — MRED as Distributed by MLS Grid
• 2026-03-04 Listed $228,000 MRED as Distributed by MLS Grid
• 2025-09-21 Listing Removed — MRED as Distributed by MLS Grid
• 2025-08-03 Price Changed — MRED as Distributed by MLS Grid
• 2025-06-03 Listed — MRED as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2023): $12,529 · -5.3% YoY. Source: county tax records.