16442 Honore Ave · Markham, IL 60428

$133,000

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 170 Days on market

Built 1954 Good condition $127/sqft · 16% below area Est $159k · 16% 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 +30.0/30.0
• ARV discount +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Schools +1.7/10.0

Key facts

• 2 parking spots
• Built 1954
• Listed 169 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $133k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $767 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $117k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 10.5% in Markham — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 106 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $2,409/mo this rent would consume 54% of the median local household income ($53k/yr) (locally 32% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $14k of equity ($920 loan paydown + $13k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $32k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $81k; list at $133k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.81% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.72%
• DSCR: 2.10
• GRM: 4.6

CMA / ARV

• ARV (median comp): $158,761
• List price: $133,000
• Delta: -16.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16343 Dixie Hwy	0.19mi	3/1.0	1,040 (-0%)	1mo	$162,000	$156	90
16641 Paulina St	0.33mi	3/1.0	1,050 (+1%)	1mo	$185,000	$176	83
16549 Hermitage Ave	0.21mi	3/1.5	1,087 (+4%)	3mo	$153,000	$141	79
1716 W 163rd St	0.28mi	3/1.0	1,092 (+5%)	2mo	$136,200	$125	77
16412 Wood St	0.08mi	3/1.5	1,150 (+10%)	0mo	$222,000	$193	77
16317 Ashland Ave	0.38mi	3/1.0	1,014 (-3%)	1mo	$195,000	$192	77
16222 Honore Ave	0.28mi	3/1.0	965 (-8%)	2mo	$135,000	$140	72
16637 Paulina St	0.33mi	4/1.5 (+1)	1,113 (+7%)	2mo	$200,000	$180	65
16239 Damen Ave	0.30mi	3/1.0	1,168 (+12%)	2mo	$93,000	$80	65
16140 Marshfield Ave	0.45mi	3/1.0	948 (-9%)	0mo	$160,000	$169	64
1833 170th St	0.70mi	3/1.0	1,078 (+3%)	0mo	$37,500	$35	62
16777 Wood St	0.42mi	3/1.0	1,200 (+15%)	0mo	$165,000	$138	55

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: 42.9%
• Equity multiple: 4.26×
• Total profit: $121,473
• Equity at exit: $119,817

10-year hold

• IRR: 37.1%
• Equity multiple: 9.58×
• Total profit: $319,625
• Equity at exit: $258,390

Cash invested: $37,240 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 41 active · 45 under contract
• Months of supply: 9.1 mo (11%/mo absorbed)
• Median asking: $149,900 ($142/sqft)
• Median days on market: 57 d
• This list price: 39% of active listings are priced below it
• ARV vs active asking: +7.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 60428

• Home prices YoY: 8.5%
• Active inventory: 106
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,409 high
• Mortgage (P&I): −$697
• Tax from tax record: −$383 /mo · $4,591/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $767

Break-even live

Break-even rent $1,437

Max offer price $133,000

Occupancy floor 63%

Sensitivity live

Price	-10% $843	-5% $805	+0% $767	+5% $730	+10% $692
Rent	-10% $577	-5% $672	+0% $767	+5% $862	+10% $958
Rate	-1.0pp $834	-0.5pp $801	base $767	+0.5pp $733	+1.0pp $698

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: $33,250
• Closing costs: $3,990
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16340 Ashland Ave Markham, IL	3.0	1.0	956	$2,500	$2.62	51d	1	0.31mi
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	138d	1	0.47mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	129d	1	0.63mi
16007 Vine Ave Harvey, IL	2.0	2.0	1152	$1,800	$1.56	119d	1	0.66mi
16963 Shea Ave Hazel Crest, IL	4.0	1.5	1205	$2,830	$2.35	35d	1	0.69mi
16963 Shea Ave Hazel Crest, IL	4.0	1.0	1205	$2,830	$2.35	55d	1	0.69mi
16963 Shea Ave Hazel Crest, IL	4.0	1.0	1205	$2,820	$2.34	65d	1	0.69mi
16901 Crane Ave Hazel Crest, IL	4.0	3.0	1500	$3,400	$2.27	45d	1	0.76mi
16729 Western Ave Hazel Crest, IL	4.0	2.0	1423	$2,575	$1.81	28d	1	0.76mi
16729 Western Ave Hazel Crest, IL	4.0	2.0	1423	$2,575	$1.81	13d	1	0.76mi
16775 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,150	$2.48	32d	1	0.84mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	135d	1	0.84mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,200	$2.54	96d	1	0.85mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	0d	1	0.90mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	3d	1	0.90mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	70d	1	0.91mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	99d	1	0.94mi
16352 Oxford Dr Markham, IL	3.0	1.0	967	$2,500	$2.59	0d	1	1.07mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	165d	1	1.38mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,625	$1.49	121d	1	1.38mi
17141 Highland Ave Hazel Crest, IL	3.0	1.0	1100	$2,350	$2.14	20d	1	1.45mi
17121 California Ave Hazel Crest, IL	3.0	1.0	1287	$2,500	$1.94	0d	1	1.47mi

Property features AI

Finance

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

Exterior

• Parking: Two parking spacesAsphalt parking surface
• Utilities: Public waterPublic sewer
• Home design: Detached single-family homeOne-story layoutFee simple ownershipHome was rehabilitated in 2019Estimated living areaProperty built before 1978 (age ~71–80 years)Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Lot smaller than 0.25 acreLot 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 roomsSchool bus serviceInterstate access
• Laundry & utility: Main-level laundry (approx. 4 x 3)

Listing history 50 events

1. 2026-11-08
   days on market $133,000 Active 170 DOM
2. 2026-11-07
   days on market $133,000 Active 169 DOM
3. 2026-11-06
   days on market $133,000 Active 168 DOM
4. 2026-11-05
   days on market $133,000 Active 167 DOM
5. 2026-11-04
   pricedays on market $133,000 Active 166 DOM
6. 2026-11-02
   days on market $149,000 Active 164 DOM
7. 2026-11-01
   days on market $149,000 Active 163 DOM
8. 2026-10-31
   days on market $149,000 Active 162 DOM
9. 2026-10-30
   days on market $149,000 Active 161 DOM
10. 2026-10-29
    days on market $149,000 Active 160 DOM
11. 2026-10-28
    days on market $149,000 Active 159 DOM
12. 2026-10-27
    days on market $149,000 Active 158 DOM
13. 2026-10-26
    days on market $149,000 Active 157 DOM
14. 2026-10-25
    days on market $149,000 Active 156 DOM
15. 2026-10-24
    days on market $149,000 Active 155 DOM
16. 2026-10-23
    days on market $149,000 Active 154 DOM
17. 2026-10-22
    days on market $149,000 Active 153 DOM
18. 2026-10-21
    days on market $149,000 Active 152 DOM
19. 2026-10-20
    days on market $149,000 Active 151 DOM
20. 2026-10-19
    days on market $149,000 Active 150 DOM
21. 2026-10-18
    days on market $149,000 Active 149 DOM
22. 2026-10-17
    days on market $149,000 Active 148 DOM
23. 2026-10-16
    days on market $149,000 Active 147 DOM
24. 2026-10-15
    days on market $149,000 Active 146 DOM
25. 2026-10-14
    days on market $149,000 Active 145 DOM
26. 2026-10-13
    days on market $149,000 Active 144 DOM
27. 2026-10-12
    days on market $149,000 Active 143 DOM
28. 2026-10-11
    days on market $149,000 Active 142 DOM
29. 2026-10-10
    days on market $149,000 Active 141 DOM
30. 2026-10-09
    days on market $149,000 Active 140 DOM
31. 2026-10-08
    days on market $149,000 Active 139 DOM
32. 2026-10-07
    days on market $149,000 Active 138 DOM
33. 2026-10-06
    days on market $149,000 Active 137 DOM
34. 2026-10-05
    days on market $149,000 Active 136 DOM
35. 2026-10-04
    days on market $149,000 Active 135 DOM
36. 2026-10-04
    days on market $149,000 Active 134 DOM
37. 2026-10-02
    days on market $149,000 Active 133 DOM
38. 2026-10-01
    days on market $149,000 Active 132 DOM
39. 2026-09-30
    days on market $149,000 Active 131 DOM
40. 2026-09-29
    days on market $149,000 Active 130 DOM
41. 2026-09-28
    days on market $149,000 Active 129 DOM
42. 2026-09-27
    days on market $149,000 Active 128 DOM
43. 2026-09-26
    days on market $149,000 Active 127 DOM
44. 2026-09-25
    days on market $149,000 Active 126 DOM
45. 2026-09-24
    days on market $149,000 Active 125 DOM
46. 2026-09-23
    days on market $149,000 Active 124 DOM
47. 2026-09-22
    days on market $149,000 Active 123 DOM
48. 2026-09-21
    days on market $149,000 Active 122 DOM
49. 2026-09-20
    days on market $149,000 Active 121 DOM
50. 2026-09-19
    days on market $149,000 Active 120 DOM

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% 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: $28,903
• − Mortgage interest: −$7,450
• − Property taxes: −$4,591
• − Insurance: −$665
• − Repairs & maintenance: −$2,312
• − Management: −$2,312
• − Depreciation: −$3,869
• Taxable income: $7,703
• Est. tax owed @ 24.0%: −$1,849
• After-tax cash flow: $7,359/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $5,220–$15,660 screening

The home is in good condition with cosmetic updates needed. Painting the exterior and interior, and maintaining the landscaping would significantly increase its value.

Components & finishes AI

Roof asphalt shingle · good Flooring hardwood

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Paint interior — Enhances interior appearance and resale value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 16/100

Zoned Schools

Elementary Barack H Obama Learning Academy F IL #850/2,056 Nat'l #30,133/41,679 High Thornwood High School F IL #584/693 Nat'l #16,618/17,239

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

B Composite livability gradescore 76/100

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
• County: Cook · 5,347,519 people
• City population: 10,980
• Metro: Chicago-Naperville-Elgin, IL-IN
• Population (ZIP): 10,980
• Household income: $53,059
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 32% of renters

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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%

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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%
• Languages at home: 86% English-only · Spanish 14%

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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

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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

Property features AI

Finance

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

Exterior

• Parking: Two parking spacesAsphalt parking surface
• Utilities: Public waterPublic sewer
• Home design: Detached single-family homeOne-story layoutFee simple ownershipHome was rehabilitated in 2019Estimated living areaProperty built before 1978 (age ~71–80 years)Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Lot smaller than 0.25 acreLot 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 roomsSchool bus serviceInterstate access
• Laundry & utility: Main-level laundry (approx. 4 x 3)

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.