16442 Honore Ave · Markham, IL 60428

$165,000

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 30 Days on market

Built 1954 Est $145k · 14% over

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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 +27.4/30.0
• Appreciation +10.0/10.0
• DSCR +9.6/10.0
• 1% rule +8.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Schools +0.7/10.0

Key facts

• 2 parking spots
• Built 1954
• Listed 30 days

Property features AI

Finance

• Other: Property is in Markham (Thornton township)
• HOA & community: No master association fee required

Exterior

• Parking: Two parking spaces; Asphalt parking surface
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Home was rehabilitated in 2019; Estimated living area; Property built before 1978 (age ~71–80 years); Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Lot smaller than 0.25 acre; Lot dimensions: 5940 (source: other)

Interior

• Kitchen: Kitchen on the main level (approx. 12 x 9)
• Bedrooms: Three bedrooms (all on the main level); Bedroom sizes include 17 x 12, 14 x 12, and 12 x 10
• Flooring: Wood laminate flooring in the living room
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Five total rooms; School bus service; Interstate access
• Laundry & utility: Main-level laundry (approx. 4 x 3)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% 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: 66 active listings in the ZIP; 8 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 $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $81k; list at $165k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.38% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.49%
• DSCR: 1.56
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $145,116
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16300 Winchester Ave	0.22mi	3/1.0	1,012 (-3%)	2mo	$97,500	$96	83
16221 Hermitage Ave	0.33mi	3/1.5	1,044 (0%)	1mo	$192,000	$184	82
16807 Wood St	0.45mi	3/1.0	985 (-6%)	1mo	$90,000	$91	69
16628 Winchester Ave	0.26mi	2/1.0 (-1)	1,134 (+9%)	1mo	$84,000	$74	68
16738 Crane Ave	0.61mi	3/1.0	1,059 (+1%)	2mo	$147,000	$139	67
16784 Crane Ave	0.65mi	3/1.0	1,059 (+1%)	2mo	$155,000	$146	66
16735 Dixie Hwy	0.42mi	2/1.0 (-1)	965 (-8%)	1mo	$153,000	$159	62
16784 Trapet Ave	0.56mi	3/1.0	970 (-7%)	1mo	$96,000	$99	62
16019 Myrtle Ave	0.74mi	3/1.0	1,008 (-3%)	3mo	$70,000	$69	57
16207 Justine St	0.51mi	4/2.0 (+1)	1,100 (+5%)	3mo	$215,000	$195	56
16727 Head Ave	0.53mi	3/1.5	1,150 (+10%)	1mo	$157,000	$137	55
16876 Head Ave	0.68mi	4/2.0 (+1)	1,147 (+10%)	1mo	$185,000	$161	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: 33.5%
• Equity multiple: 3.61×
• Total profit: $120,629
• Equity at exit: $148,645

10-year hold

• IRR: 28.9%
• Equity multiple: 8.17×
• Total profit: $331,435
• Equity at exit: $320,559

Cash invested: $46,200 (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: 66
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,275 high
• Mortgage (P&I): −$865
• Tax from tax record: −$383 /mo · $4,591/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $481

Break-even live

Break-even rent $1,667

Max offer price $165,000

Occupancy floor 74%

Sensitivity live

Price	-10% $574	-5% $528	+0% $481	+5% $434	+10% $387
Rent	-10% $301	-5% $391	+0% $481	+5% $571	+10% $661
Rate	-1.0pp $564	-0.5pp $523	base $481	+0.5pp $438	+1.0pp $395

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: $41,250
• Closing costs: $4,950
• 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	0.47mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	0d	1	0.63mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	0d	1	0.84mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	0d	1	0.85mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	0d	1	0.90mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	0d	1	0.91mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	0d	1	0.94mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	26d	1	1.38mi

Listing history 25 events

1. 2026-06-21
   days on market $165,000 Active 30 DOM
2. 2026-06-18
   days on market $165,000 Active 27 DOM
3. 2026-06-17
   days on market $165,000 Active 26 DOM
4. 2026-06-16
   days on market $165,000 Active 25 DOM
5. 2026-06-15
   days on market $165,000 Active 24 DOM
6. 2026-06-13
   days on market $165,000 Active 22 DOM
7. 2026-06-13
   days on market $165,000 Active 21 DOM
8. 2026-06-09
   days on market $165,000 Active 18 DOM
9. 2026-06-08
   days on market $165,000 Active 17 DOM
10. 2026-06-07
    days on market $165,000 Active 16 DOM
11. 2026-06-04
    days on market $165,000 Active 13 DOM
12. 2026-06-03
    days on market $165,000 Active 12 DOM
13. 2026-06-02
    days on market $165,000 Active 11 DOM
14. 2026-06-01
    days on market $165,000 Active 10 DOM
15. 2026-05-31
    days on market $165,000 Active 9 DOM
16. 2026-05-22
    listed $165,000 Active
17. 2019-03-14
    historical
18. 2019-02-21
    listed New
19. 2019-02-20
    historical
20. 2019-02-06
    listed New
21. 2007-03-07
    soldstatus $81,000
22. 2007-02-21
    soldstatus $81,000
23. 2006-12-17
    historical
24. 2006-11-17
    listed $81,400
25. 1990-03-27
    soldstatus $34,500

ⓘ 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: $4,591 · $383/mo
• Projected year-2 tax: $4,591 · $383/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 6/10 Major FEMA zone X (shaded) · 67% 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: $27,303
• − Mortgage interest: −$9,243
• − Property taxes: −$4,591
• − Insurance: −$825
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − Depreciation: −$4,800
• Taxable income: $3,476
• Est. tax owed @ 24.0%: −$834
• After-tax cash flow: $4,936/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

+378.3% since first listed

10 events — show timeline

• 2026-05-22 Listed $165,000 MRED as Distributed by MLS Grid
• 2019-03-14 Listing Removed — MRED as Distributed by MLS Grid
• 2019-02-21 Listed — MRED as Distributed by MLS Grid
• 2019-02-20 Listing Removed — MRED as Distributed by MLS Grid
• 2019-02-06 Listed — MRED as Distributed by MLS Grid
• 2007-03-07 Sold (Public Records) $81,000 Public Records
• 2007-02-21 Sold (MLS) $81,000 MRED as Distributed by MLS Grid
• 2006-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2006-11-17 Listed $81,400 MRED as Distributed by MLS Grid
• 1990-03-27 Sold (Public Records) $34,500 Public Records

Property tax history

+5.9%/yr

Latest (2023): $4,591 · +0.5% YoY. Source: county tax records.