16401 Saint Louis Ave · Markham, IL 60428

$89,000

3 bd · 1.5 ba · 1,300 sqft · SingleFamily public records · 20 Days on market

Built 1963

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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 +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

HIGHEST AND BEST DUE 7/29/2012 MIDNIGHT. Ranch home . extra large drive way Everything on one floor including laundry. sold as-is. TAXES 100% NO TERMITE, DISCLOSURES, ETC.

Key facts

• Corner lot
• 2 garage spots
• Built 1963

Tags

• CORNER LOT
• DETACHED 2-CAR GARAGE
• GENEROUS OUTDOOR SPACE

Property features AI

Finance

• HOA & community: No master association fees required

Exterior

• Parking: Detached garage (owned); Asphalt side driveway; Two total parking spaces (2-car garage)
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family ranch; One-story layout; Fee simple ownership
• Construction: Frame construction; Asphalt roof; Concrete perimeter foundation; Built approximately 61–70 years ago; Built before 1978
• Exterior features: Corner lot

Interior

• Kitchen: Kitchen with eating area/table space (approx. 14 x 12)
• Bedrooms: Master bedroom on the main level (approx. 13 x 12); Second bedroom on the main level (approx. 12 x 12); Third bedroom on the main level (approx. 12 x 11)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: First-floor bedroom; Six total rooms; L-shaped dining room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.3% vs local median 10.2% in Markham — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 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 $10k of equity ($615 loan paydown + $9k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 20 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $12k; list at $89k implies a 667% gain — meaningful room to come down on a strong offer.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — 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: 2.67% ✓
• Cap rate: 23.35%
• Cash-on-cash: 60.91%
• DSCR: 3.71
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $178,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16302 Trumbull Ave	0.13mi	3/1.0	1,260 (-3%)	2mo	$139,900	$111	85
16516 Turner Ave	0.22mi	3/1.0	1,200 (-8%)	2mo	$70,000	$58	73
16426 Homan Ave	0.11mi	3/3.0	1,419 (+9%)	6mo	$190,000	$134	69
16030 Saint Louis Ave	0.45mi	3/1.5	1,228 (-6%)	3mo	$200,000	$163	68
16641 Sawyer Ave	0.45mi	4/1.5 (+1)	1,260 (-3%)	3mo	$188,000	$149	66
3417 W 161st St	0.37mi	3/1.0	1,413 (+9%)	8mo	$77,500	$55	60
16224 Kedzie Ave	0.40mi	3/1.5	1,476 (+14%)	3mo	$127,000	$86	56
3425 Birchwood Dr	0.66mi	4/2.0 (+1)	1,256 (-3%)	1mo	$180,000	$143	56
3737 Rose Manor Ter	0.58mi	2/1.0 (-1)	1,210 (-7%)	0mo	$165,000	$136	54
3317 Birchwood Dr	0.68mi	3/1.5	1,223 (-6%)	7mo	$189,000	$155	52
15823 S Saint Louis Ave	0.72mi	3/2.0	1,203 (-8%)	4mo	$220,000	$183	49
3806 168th St	0.60mi	3/2.0	1,487 (+14%)	8mo	$204,000	$137	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: 73.0%
• Equity multiple: 6.18×
• Total profit: $129,072
• Equity at exit: $80,178

10-year hold

• IRR: 66.9%
• Equity multiple: 13.71×
• Total profit: $316,811
• Equity at exit: $172,907

Cash invested: $24,920 (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: 3.1×

Monthly cashflow live

• Estimated rent: $2,380 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $1,265

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 42%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3900 171st St Country Club Hills, IL	3.0	1.0	1750	$2,250	$1.29	7d	1	1.08mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	1d	1	1.33mi
17306 Holmes Ave Hazel Crest, IL	3.0	2.0	1535	$2,195	$1.43	4d	1	1.37mi
16450 Roy St Oak Forest, IL	3.0	1.5	1500	$2,400	$1.60	17d	1	1.46mi

Listing history 19 events

1. 2026-06-13
   statusdays on market $89,000 Pending 20 DOM
2. 2026-06-09
   days on market $89,000 Active 19 DOM
3. 2026-06-08
   days on market $89,000 Active 18 DOM
4. 2026-06-07
   days on market $89,000 Active 17 DOM
5. 2026-06-04
   days on market $89,000 Active 14 DOM
6. 2026-06-03
   days on market $89,000 Active 13 DOM
7. 2026-06-02
   days on market $89,000 Active 12 DOM
8. 2026-06-01
   days on market $89,000 Active 11 DOM
9. 2026-05-31
   days on market $89,000 Active 10 DOM
10. 2026-05-21
    listed $89,000 Active
11. 2012-10-02
    historical 171-char remark

    Show marketing remark (171 chars)

    HIGHEST AND BEST DUE 7/29/2012 MIDNIGHT. Ranch home . extra large drive way Everything on one floor including laundry. sold as-is. TAXES 100% NO TERMITE, DISCLOSURES, ETC.

12. 2012-10-01
    soldstatus $11,600 Closed Sale 171-char remark

    Show marketing remark (171 chars)

    HIGHEST AND BEST DUE 7/29/2012 MIDNIGHT. Ranch home . extra large drive way Everything on one floor including laundry. sold as-is. TAXES 100% NO TERMITE, DISCLOSURES, ETC.

13. 2012-08-05
    status Pending 171-char remark

    Show marketing remark (171 chars)

    HIGHEST AND BEST DUE 7/29/2012 MIDNIGHT. Ranch home . extra large drive way Everything on one floor including laundry. sold as-is. TAXES 100% NO TERMITE, DISCLOSURES, ETC.

14. 2012-07-24
    listed $6,930 New 171-char remark

    Show marketing remark (171 chars)

    HIGHEST AND BEST DUE 7/29/2012 MIDNIGHT. Ranch home . extra large drive way Everything on one floor including laundry. sold as-is. TAXES 100% NO TERMITE, DISCLOSURES, ETC.

15. 2009-02-25
    soldstatus $150,000
16. 2007-11-01
    historical
17. 2007-07-02
    listed
18. 1992-12-02
    soldstatus $61,500
19. 1989-06-21
    soldstatus $51,000

ⓘ 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: $28,557
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − Depreciation: −$2,589
• Taxable income: $14,633
• Est. tax owed @ 24.0%: −$3,512
• After-tax cash flow: $11,667/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

+74.5% since first listed

10 events — show timeline

• 2026-05-21 Listed $89,000 MRED as Distributed by MLS Grid
• 2012-10-02 Listing Removed — MRED as Distributed by MLS Grid
• 2012-10-01 Sold (MLS) $11,600 MRED as Distributed by MLS Grid
• 2012-08-05 Pending — MRED as Distributed by MLS Grid
• 2012-07-24 Listed $6,930 MRED as Distributed by MLS Grid
• 2009-02-25 Sold (Public Records) $150,000 Public Records
• 2007-11-01 Listing Removed — MRED as Distributed by MLS Grid
• 2007-07-02 Listed — MRED as Distributed by MLS Grid
• 1992-12-02 Sold (Public Records) $61,500 Public Records
• 1989-06-21 Sold (Public Records) $51,000 Public Records

Property tax history

+8.8%/yr

Latest (2023): $8,089 · +62.3% YoY. Source: county tax records.