16236 S Lathrop Ave · Markham, IL 60428

$215,000

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 79 Days on market

Built 1971

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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 +25.3/30.0
• Appreciation +10.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

FABULOUS AND PRISTINELY MANICURED 2-STORY HOME! IT BOAST 2 LARGE BEDROOMS AND BATH ON THE MAIN LEVEL OF THE HOME AND AN ADDITIONAL 2 BEDROOMS AND BATH ON THE LOWER LEVEL OF HOME. BOTH LEVELS OFFER LARGE BAY WINDOWS WITH AMPLE LIGHT FROM THE LIVING DINING COMBO AND THE FAMILY ROOM ON THE LOWER LEVEL. PERFECT RELATED LIVING HOME OR COMFORTABLE ENOUGH FOR A GROWING FAMILY! KITCHEN HAS ALL STAINLESS STEEL APPLIANCES WITH BACKSPLASH THE SHAKER WHITE WOOD CABINETS OFFER ATTRACTIVE AND AMPLE STORAGE SPACE AS AN ADDITION THE KITCHEN IS LARGE ENOUGH FOR EAT-IN OR DINING SET. THE LIVING ROOM IS LARGE ENOUGH FOR OVERSIZED FURNITURE. BOTH MAIN LEVEL BEDROOM ARE LARGE ENOUGH FOR KING SIZE BEDROOM SETS.

Key facts

• Ample storage space
• Large backyard
• Backsplash

Tags

• STAINLESS STEEL APPLIANCES
• BACKSPLASH
• SHAKER WHITE WOOD CABINETS
• AMPLE STORAGE SPACE
• LARGE BACKYARD
• LEAF GUARD WARRANTY

Property features AI

Finance

• Other: Property located in Markham (Thornton township); Directions provided in listing
• HOA & community: No master association fee required

Exterior

• Parking: 2 parking spaces total; Asphalt driveway
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2 stories; Fee simple ownership; Built before 1978
• Construction: Aluminum siding exterior; Estimated age: 51–60 years; Not rebuilt or rehabbed
• Exterior features: Aluminum siding; Lot under 0.25 acre; Lot dimensions listed

Interior

• Kitchen: Kitchen on main level (12 x 14); Ceramic tile flooring in kitchen
• Bedrooms: 4 bedrooms total; Master bedroom on main level (14 x 13); Bedroom on main level (14 x 13); Two bedrooms on lower level (each 12 x 12)
• Flooring: Carpet in living areas and dining room; Laminate flooring in family room; Carpet in master bedroom and other main-level bedrooms; Ceramic tile in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Estimated living area; Disability access; 8 total rooms
• Laundry & utility: Laundry room on lower level (10 x 10); Gas dryer hookup; Electric dryer hookup; Laundry sink

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $202k (6.0% 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.
• 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.
• Market conditions: 65 active listings in the ZIP; 4 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 $23k of equity ($1k loan paydown + $22k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $215k implies a 247% gain — meaningful room to come down on a strong offer.

Recommended offer $202,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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: 1.06% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.78%
• DSCR: 1.44
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $90,624
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16317 Laflin Ave	0.09mi	2/1.0 (-1)	768 (0%)	20mo	$47,500	$62	74
16229 Lathrop Ave	0.03mi	4/2.0 (+1)	768 (0%)	20mo	$91,000	$118	72
15734 Marshfield Ave	0.66mi	3/1.0	793 (+3%)	3mo	$49,000	$62	61
16154 Honore Ave	0.51mi	3/1.0	864 (+12%)	4mo	$110,000	$127	52
16417 Honore Ave	0.52mi	4/2.5 (+1)	800 (+4%)	18mo	$140,000	$175	42

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: 31.4%
• Equity multiple: 3.46×
• Total profit: $148,286
• Equity at exit: $193,689

10-year hold

• IRR: 27.2%
• Equity multiple: 7.84×
• Total profit: $411,955
• Equity at exit: $417,698

Cash invested: $60,200 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,287 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $491

Break-even live

Break-even rent $1,666

Max offer price $215,000

Occupancy floor 74%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	1d	1	0.27mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	24d	1	0.87mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	1d	1	1.36mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	1d	1	1.37mi

Listing history 17 events

1. 2026-06-18
   days on market $215,000 Active 79 DOM
2. 2026-06-17
   days on market $215,000 Active 78 DOM
3. 2026-06-16
   days on market $215,000 Active 77 DOM
4. 2026-06-15
   days on market $215,000 Active 76 DOM
5. 2026-06-13
   days on market $215,000 Active 74 DOM
6. 2026-06-13
   days on market $215,000 Active 73 DOM
7. 2026-06-09
   days on market $215,000 Active 70 DOM
8. 2026-06-08
   days on market $215,000 Active 69 DOM
9. 2026-06-07
   days on market $215,000 Active 68 DOM
10. 2026-06-04
    days on market $215,000 Active 65 DOM
11. 2026-06-03
    days on market $215,000 Active 64 DOM
12. 2026-06-02
    days on market $215,000 Active 63 DOM
13. 2026-06-01
    days on market $215,000 Active 62 DOM
14. 2026-05-31
    days on market $215,000 Active 61 DOM
15. 2026-05-18
    price $215,000
16. 2026-03-31
    listed $200,000 Active
17. 1999-05-06
    soldstatus $62,000

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $3,034 · $253/mo
• Expected delta: +$1,847/yr (+$154/mo · 155.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 20% 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: $27,445
• − Mortgage interest: −$12,043
• − Property taxes: −$1,187
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$6,255
• Taxable income: $2,494
• Est. tax owed @ 24.0%: −$599
• After-tax cash flow: $5,291/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

+246.8% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $215,000 MRED as Distributed by MLS Grid
• 2026-03-31 Listed $200,000 MRED as Distributed by MLS Grid
• 1999-05-06 Sold (Public Records) $62,000 Public Records

Property tax history

-3.1%/yr

Latest (2023): $1,187 · +306.2% YoY. Source: county tax records.