16110 Homan Ave · Markham, IL 60428

$169,000

4 bd · 2.0 ba · 1,754 sqft · SingleFamily public records · 144 Days on market

Built 1956 5,318 sqft lot Est $228k · 26% under

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Why this score? — see what drove the A- 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

WELCOME TO THIS FULLY REMODELED IN ITS ENTIRETY RANCH STYLE SINGLE FAMILY HOME. THIS TREMENDOUS HOME CONSISTS OF 4BED 2 BATH, AND HUGE FAMILY ROOM. UPDATED KITCHEN WITH GRANITE COUNTER TOP. NEW ELECTRIC, PLUMBING, ROOF, WINDOWS, SIDING, APPLIANCES, FLOORING, RECESS LIGHTING, AND LIGHT FIXTURES. IN UNIT W/ D. HUGE YARD, AND DRIVEWAY. AS IS SALE! PLEASE DO YOUR DUE DILIGENCE.

Key facts

• Fully remodeled
• New plumbing
• Granite counter top

Tags

• FULLY REMODELED
• UPDATED KITCHEN
• GRANITE COUNTER TOP
• NEW ELECTRIC
• NEW PLUMBING
• NEW ROOF

Property features AI

Finance

• Other: Parcel numbers on file
• HOA & community: No master association fee required

Exterior

• Parking: Parking for 5 vehicles; Owned parking; Asphalt driveway
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Property was rebuilt/rehabbed in 2025; Built before 1978
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation; Estimated age: 61–70 years
• Exterior features: Lot dimensions approximately 130 x 42; Lot smaller than 0.25 acre; Asphalt driveway

Interior

• Kitchen: Kitchen on the main level (10 x 15)
• Bedrooms: 4 bedrooms (all on the main level); Master bedroom on the main level (12 x 10); Bedroom (12 x 10) on the main level; Bedroom (10 x 10) on the main level; Bedroom (11 x 10) on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 8 total rooms
• Laundry & utility: Main-level laundry room (6 x 8)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% 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.
• 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; 2 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 $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $70k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $169k implies a 1027% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.37% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.65%
• DSCR: 1.65
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $228,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16219 Turner Ave	0.17mi	4/2.0	1,900 (+8%)	6mo	$230,000	$121	73
16303 Homan Ave	0.24mi	3/2.0 (-1)	1,694 (-3%)	7mo	$240,000	$142	73
16230 Turner Ave	0.18mi	3/1.0 (-1)	1,563 (-11%)	8mo	$200,000	$128	58
16445 Turner Ave	0.47mi	3/2.0 (-1)	1,600 (-9%)	8mo	$230,000	$144	52
15749 Saint Louis Ave	0.45mi	3/2.5 (-1)	1,575 (-10%)	4mo	$225,000	$143	52
16524 Sawyer Ave	0.55mi	4/2.0	1,501 (-14%)	0mo	$192,500	$128	50
15700 Turner Ave	0.52mi	4/1.0	1,536 (-12%)	3mo	$199,900	$130	48
16037 Springfield Ave	0.62mi	3/2.0 (-1)	1,566 (-11%)	3mo	$206,000	$132	46
16431 Spaulding Ave	0.44mi	3/1.0 (-1)	1,500 (-14%)	2mo	$75,000	$50	44
15622 Millard Ave	0.73mi	4/1.5	1,538 (-12%)	2mo	$75,000	$49	41
16563 Belleplaine Dr	0.54mi	3/1.0 (-1)	1,550 (-12%)	9mo	$125,000	$81	39
15535 Homan Ave	0.71mi	3/2.0 (-1)	1,500 (-14%)	10mo	$242,000	$161	30

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: 35.1%
• Equity multiple: 3.72×
• Total profit: $128,919
• Equity at exit: $152,249

10-year hold

• IRR: 30.3%
• Equity multiple: 8.42×
• Total profit: $350,895
• Equity at exit: $328,330

Cash invested: $47,320 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,322 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$300 /mo · $3,605/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $578

Break-even live

Break-even rent $1,591

Max offer price $169,000

Occupancy floor 70%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.38mi
3900 171st St Country Club Hills, IL	3.0	1.0	1750	$2,250	$1.29	8d	1	1.41mi

Listing history 46 events

1. 2026-05-04
   price $169,000
2. 2026-04-28
   price $170,000
3. 2026-04-26
   price $180,000
4. 2026-04-20
   price $185,000
5. 2026-04-13
   price $190,000
6. 2026-04-08
   price $195,000
7. 2026-04-01
   price $200,000
8. 2026-03-31
   price $210,000
9. 2026-03-25
   price $215,000
10. 2026-03-16
    price $219,000
11. 2026-03-10
    price $220,000
12. 2026-02-24
    price $225,000
13. 2026-02-12
    price $235,000
14. 2026-01-02
    listed $239,000 Active
15. 2025-12-15
    historical
16. 2025-12-09
    price
17. 2025-12-01
    status Active
18. 2025-11-30
    historical
19. 2025-11-18
    price
20. 2025-11-11
    status Active
21. 2025-10-28
    historical Contingent - Continue to Show
22. 2025-10-08
    price
23. 2025-10-02
    price
24. 2025-09-25
    listed Active
25. 2025-09-24
    historical
26. 2025-09-23
    price
27. 2025-09-15
    price
28. 2025-09-08
    price
29. 2025-09-02
    price
30. 2025-08-25
    price
31. 2025-08-18
    price
32. 2025-08-11
    price
33. 2025-08-04
    price
34. 2025-07-30
    price
35. 2025-07-21
    price
36. 2025-07-18
    price
37. 2025-06-30
    price
38. 2025-06-18
    listed Active
39. 2024-08-06
    soldstatus $15,000
40. 2016-04-13
    status Pending
41. 2016-04-08
    historical
42. 2016-04-08
    historical
43. 2015-12-04
    price
44. 2015-11-14
    price
45. 2015-10-09
    listed New
46. 1982-11-04
    soldstatus $9,000

ⓘ 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: $3,605 · $300/mo
• Projected year-2 tax: $3,721 · $310/mo
• Expected delta: +$116/yr (+$10/mo · 3.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $27,869
• − Mortgage interest: −$9,467
• − Property taxes: −$3,605
• − Insurance: −$845
• − Repairs & maintenance: −$2,229
• − Management: −$2,229
• − Depreciation: −$4,916
• Taxable income: $4,577
• Est. tax owed @ 24.0%: −$1,098
• After-tax cash flow: $5,833/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

+1777.8% since first listed

46 events — show timeline

• 2026-05-04 Price Changed $169,000 MRED as Distributed by MLS Grid
• 2026-04-28 Price Changed $170,000 MRED as Distributed by MLS Grid
• 2026-04-26 Price Changed $180,000 MRED as Distributed by MLS Grid
• 2026-04-20 Price Changed $185,000 MRED as Distributed by MLS Grid
• 2026-04-13 Price Changed $190,000 MRED as Distributed by MLS Grid
• 2026-04-08 Price Changed $195,000 MRED as Distributed by MLS Grid
• 2026-04-01 Price Changed $200,000 MRED as Distributed by MLS Grid
• 2026-03-31 Price Changed $210,000 MRED as Distributed by MLS Grid
• 2026-03-25 Price Changed $215,000 MRED as Distributed by MLS Grid
• 2026-03-16 Price Changed $219,000 MRED as Distributed by MLS Grid
• 2026-03-10 Price Changed $220,000 MRED as Distributed by MLS Grid
• 2026-02-24 Price Changed $225,000 MRED as Distributed by MLS Grid
• 2026-02-12 Price Changed $235,000 MRED as Distributed by MLS Grid
• 2026-01-02 Listed $239,000 MRED as Distributed by MLS Grid
• 2025-12-15 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-09 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-01 Relisted — MRED as Distributed by MLS Grid
• 2025-11-30 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-18 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-11 Relisted — MRED as Distributed by MLS Grid
• 2025-10-28 Contingent — MRED as Distributed by MLS Grid
• 2025-10-08 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-02 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-25 Listed — MRED as Distributed by MLS Grid
• 2025-09-24 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-23 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-15 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-08 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-02 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-25 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-18 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-11 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-04 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-30 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-21 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-18 Price Changed — MRED as Distributed by MLS Grid
• 2025-06-30 Price Changed — MRED as Distributed by MLS Grid
• 2025-06-18 Listed — MRED as Distributed by MLS Grid
• 2024-08-06 Sold (Public Records) $15,000 Public Records
• 2016-04-13 Pending — MRED as Distributed by MLS Grid
• 2016-04-08 Listing Removed — MRED as Distributed by MLS Grid
• 2016-04-08 Listing Removed — MRED as Distributed by MLS Grid
• 2015-12-04 Price Changed — MRED as Distributed by MLS Grid
• 2015-11-14 Price Changed — MRED as Distributed by MLS Grid
• 2015-10-09 Listed — MRED as Distributed by MLS Grid
• 1982-11-04 Sold (Public Records) $9,000 Public Records

Property tax history

+6.6%/yr

Latest (2023): $3,605 · +17.4% YoY. Source: county tax records.