16412 Wood St · Markham, IL 60428

$224,900

3 bd · 1.5 ba · 1,150 sqft · SingleFamily public records · 37 Days on market

Built 1965 5,000 sqft lot Est $158k · 43% over

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Why this score? — see what drove the D 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 +15.3/30.0
• Appreciation +10.0/10.0
• 1% rule +5.1/10.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

BRICK 3 BEDROOM, 1 1/2 BATH SPLIT LEVEL PRICED TO SELL. MODERN KITCHEN FEATURES 32" OAK CABINETS. ALL BEDROOMS ARE LOCATED ON 2ND FLOOR. MAIN LEVEL ALSO INCLUDES LIVING ROOM. FULL LOWER LEVEL BASEMENT THAT'S FINISHED THAT INCLUDES LAUNDRY ROOM. SIDE DRIVE LEADS TO DETACHED 2 CAR GARAGE. REAR DECK OFF HOME.

Key facts

• Quartz countertops
• Updated bathrooms
• Black finishes

Tags

• REMODELED HOME
• OPEN-CONCEPT LAYOUT
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BLACK FINISHES
• UPDATED BATHROOMS

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 garage spaces; 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership
• Construction: Brick construction; Built before 1978; Rehab completed 2026
• Exterior features: Lot dimensions approximately 40 x 125; Less than 0.25 acre lot; Commuter bus and train access nearby; close to interstate

Interior

• Kitchen: Kitchen on main level (13 x 10)
• Bedrooms: 3 bedrooms (master bedroom on second level, two additional bedrooms on main level)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished partial basement; 6 total rooms
• Laundry & utility: Lower-level laundry room (9 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $83 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• 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.
• Zoned schools: Barack H Obama Learning Academy (math 24% / reading 24%, grade F, #850 of 2,056 statewide, top 45%, 468 students, 0% FRL); Thornwood High School (math 8% / reading 9%, grade F, #584 of 693 statewide, top 85%, 1,996 students, 0% FRL).
• Market conditions: 66 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $63k 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 37 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $25k; list at $225k implies a 800% gain — meaningful room to come down on a strong offer.

Recommended offer $218,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.01% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $157,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16444 Wolcott Ave	0.14mi	3/1.5	1,080 (-6%)	3mo	$112,500	$104	81
1945 W 163rd St	0.24mi	3/1.0	1,188 (+3%)	4mo	$159,500	$134	78
16628 Winchester Ave	0.34mi	2/1.0 (-1)	1,134 (-1%)	1mo	$84,000	$74	74
16221 Hermitage Ave	0.26mi	3/1.5	1,044 (-9%)	1mo	$192,000	$184	72
16727 Head Ave	0.61mi	3/1.5	1,150 (0%)	1mo	$157,000	$137	71
16300 Winchester Ave	0.23mi	3/1.0	1,012 (-12%)	2mo	$97,500	$96	66
16207 Justine St	0.43mi	4/2.0 (+1)	1,100 (-4%)	3mo	$215,000	$195	63
1924 169th St	0.61mi	2/1.0 (-1)	1,086 (-6%)	3mo	$189,900	$175	53
16807 Wood St	0.48mi	3/1.0	985 (-14%)	1mo	$90,000	$91	51
16738 Crane Ave	0.69mi	3/1.0	1,059 (-8%)	2mo	$147,000	$139	51
16784 Crane Ave	0.73mi	3/1.0	1,059 (-8%)	2mo	$155,000	$146	49
16019 Myrtle Ave	0.67mi	3/1.0	1,008 (-12%)	3mo	$70,000	$69	44

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: 25.4%
• Equity multiple: 3.03×
• Total profit: $127,927
• Equity at exit: $202,608

10-year hold

• IRR: 22.4%
• Equity multiple: 6.92×
• Total profit: $372,803
• Equity at exit: $436,931

Cash invested: $62,972 (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: 66
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,268 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$435 /mo · $5,224/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $83

Break-even live

Break-even rent $2,163

Max offer price $224,900

Occupancy floor 91%

Sensitivity live

Price	-10% $211	-5% $147	+0% $83	+5% $20	+10% $-44
Rent	-10% $-96	-5% $-6	+0% $83	+5% $173	+10% $263
Rate	-1.0pp $197	-0.5pp $141	base $83	+0.5pp $25	+1.0pp $-34

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: $56,225
• Closing costs: $6,747
• 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	0d	1	0.44mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	0d	1	0.67mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	0d	1	0.88mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	0d	1	0.90mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	0d	1	0.92mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	0d	1	0.93mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	0d	1	0.96mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	26d	1	1.33mi

Listing history 31 events

1. 2026-06-21
   days on market $224,900 Active 37 DOM
2. 2026-06-18
   days on market $224,900 Active 34 DOM
3. 2026-06-17
   days on market $224,900 Active 33 DOM
4. 2026-06-16
   days on market $224,900 Active 32 DOM
5. 2026-06-15
   days on market $224,900 Active 31 DOM
6. 2026-06-13
   days on market $224,900 Active 29 DOM
7. 2026-06-13
   days on market $224,900 Active 28 DOM
8. 2026-06-09
   days on market $224,900 Active 25 DOM
9. 2026-06-08
   days on market $224,900 Active 24 DOM
10. 2026-06-07
    days on market $224,900 Active 23 DOM
11. 2026-06-04
    days on market $224,900 Active 20 DOM
12. 2026-06-03
    days on market $224,900 Active 19 DOM
13. 2026-06-02
    days on market $224,900 Active 18 DOM
14. 2026-06-01
    days on market $224,900 Active 17 DOM
15. 2026-05-31
    days on market $224,900 Active 16 DOM
16. 2026-05-15
    listed $224,900 Active
17. 2026-05-15
    historical
18. 2026-05-13
    status Active
19. 2026-04-05
    historical Contingent - No Showings
20. 2026-03-25
    price
21. 2026-02-28
    listed Active
22. 2017-06-27
    soldstatus $25,000 Closed Sale 312-char remark

    Show marketing remark (312 chars)

    BRICK 3 BEDROOM, 1 1/2 BATH SPLIT LEVEL PRICED TO SELL. MODERN KITCHEN FEATURES 32" OAK CABINETS. ALL BEDROOMS ARE LOCATED ON 2ND FLOOR. MAIN LEVEL ALSO INCLUDES LIVING ROOM. FULL LOWER LEVEL BASEMENT THAT'S FINISHED THAT INCLUDES LAUNDRY ROOM. SIDE DRIVE LEADS TO DETACHED 2 CAR GARAGE. REAR DECK OFF HOME.

23. 2017-05-31
    status Pending 312-char remark

    Show marketing remark (312 chars)

    BRICK 3 BEDROOM, 1 1/2 BATH SPLIT LEVEL PRICED TO SELL. MODERN KITCHEN FEATURES 32" OAK CABINETS. ALL BEDROOMS ARE LOCATED ON 2ND FLOOR. MAIN LEVEL ALSO INCLUDES LIVING ROOM. FULL LOWER LEVEL BASEMENT THAT'S FINISHED THAT INCLUDES LAUNDRY ROOM. SIDE DRIVE LEADS TO DETACHED 2 CAR GARAGE. REAR DECK OFF HOME.

24. 2017-05-18
    listed $27,500 New 312-char remark

    Show marketing remark (312 chars)

    BRICK 3 BEDROOM, 1 1/2 BATH SPLIT LEVEL PRICED TO SELL. MODERN KITCHEN FEATURES 32" OAK CABINETS. ALL BEDROOMS ARE LOCATED ON 2ND FLOOR. MAIN LEVEL ALSO INCLUDES LIVING ROOM. FULL LOWER LEVEL BASEMENT THAT'S FINISHED THAT INCLUDES LAUNDRY ROOM. SIDE DRIVE LEADS TO DETACHED 2 CAR GARAGE. REAR DECK OFF HOME.

25. 2015-05-28
    status Pending
26. 2015-05-22
    historical
27. 2015-03-31
    listed New
28. 2014-11-24
    historical
29. 2014-05-07
    status Active
30. 2014-04-23
    historical
31. 2013-11-30
    listed New

ⓘ 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: $5,224 · $435/mo
• Projected year-2 tax: $5,224 · $435/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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: $27,217
• − Mortgage interest: −$12,598
• − Property taxes: −$5,224
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,177
• − Management: −$2,177
• − Depreciation: −$6,543
• Taxable loss: −$2,626
• Est. tax savings @ 24.0%: +$630
• After-tax cash flow: $1,631/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

+717.8% since first listed

16 events — show timeline

• 2026-05-15 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-15 Listed $224,900 MRED as Distributed by MLS Grid
• 2026-05-13 Relisted — MRED as Distributed by MLS Grid
• 2026-04-05 Contingent — MRED as Distributed by MLS Grid
• 2026-03-25 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-28 Listed — MRED as Distributed by MLS Grid
• 2017-06-27 Sold (MLS) $25,000 MRED as Distributed by MLS Grid
• 2017-05-31 Pending — MRED as Distributed by MLS Grid
• 2017-05-18 Listed $27,500 MRED as Distributed by MLS Grid
• 2015-05-28 Pending — MRED as Distributed by MLS Grid
• 2015-05-22 Listing Removed — MRED as Distributed by MLS Grid
• 2015-03-31 Listed — MRED as Distributed by MLS Grid
• 2014-11-24 Listing Removed — MRED as Distributed by MLS Grid
• 2014-05-07 Relisted — MRED as Distributed by MLS Grid
• 2014-04-23 Listing Removed — MRED as Distributed by MLS Grid
• 2013-11-30 Listed — MRED as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2023): $5,224 · +22.1% YoY. Source: county tax records.