1537 W 165th St · Markham, IL 60426

$219,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 2 Days on market

Built 1970 6,229 sqft lot

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Why this score? — see what drove the C 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 +18.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Updated and move-in ready 4-bedroom, 2-bath home! The spacious living room offers plenty of room to relax, and the updated kitchen features space for an eating area. Two of the four bedrooms are conveniently located on the main level. The lower level includes a family room, two additional bedrooms, a full bath, and laundry hookups. Don't miss out!

Key facts

• 6,229 sq ft lot
• 3 parking spots
• Built 1970

Property features AI

Finance

• Other: Lot dimensions approximately 75.4 x 172.2 x 21.9 x 149; Lot under 0.25 acre; Not currently leased; Partial rehab noted (2026)
• HOA & community: No master association fee required

Exterior

• Parking: Parking for 3 vehicles; Asphalt driveway, owned
• Utilities: Public water; Public sewer
• Home design: Detached single-family raised ranch; Rehab scheduled for 2026; Fee simple ownership; Estimated living area
• Construction: Vinyl siding with frame construction; Asphalt roof; Concrete perimeter foundation; Built 51–60 years ago; Property built before 1978
• Exterior features: Partial fencing; Curbs, sidewalks, street lights, paved streets

Interior

• Kitchen: Eating-area kitchen; Range; Refrigerator
• Bedrooms: 4 bedrooms (Master on main; additional bedrooms on main and lower level)
• Bathrooms: 2 full bathrooms (including one in basement)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Built-in features; Finished daylight full basement
• Laundry & utility: Laundry room; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $219k).
• Cap rate 7.5% 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: Thornwood High School (math 8% / reading 9%, grade F, #584 of 693 statewide, top 85%, 1,996 students, 0% FRL).
• Market conditions: 134 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 ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $61k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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 $108k; list at $219k implies a 103% gain — meaningful room to come down on a strong offer.

Recommended offer $219,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $66,048
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16317 Laflin Ave	0.25mi	2/1.0	768 (0%)	20mo	$47,500	$62	72
1724 Charleston Ln	0.48mi	3/1.0 (+1)	827 (+8%)	16mo	$146,000	$177	46
16973 Jodave Ave	0.68mi	3/2.0 (+1)	800 (+4%)	9mo	$17,500	$22	45
16154 Honore Ave	0.56mi	3/1.0 (+1)	864 (+12%)	4mo	$110,000	$127	45
16942 Winchester Ave	0.74mi	2/1.0	874 (+14%)	10mo	$75,000	$86	34

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: 27.3%
• Equity multiple: 3.17×
• Total profit: $133,004
• Equity at exit: $197,293

10-year hold

• IRR: 23.9%
• Equity multiple: 7.22×
• Total profit: $381,107
• Equity at exit: $425,469

Cash invested: $61,320 (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 60426

• Home prices YoY: 6.9%
• Active inventory: 134
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,287 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$353 /mo · $4,235/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $214

Break-even live

Break-even rent $2,016

Max offer price $219,000

Occupancy floor 86%

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: $54,750
• Closing costs: $6,570
• 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	0.46mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	24d	1	1.07mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	1d	1	1.13mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	1d	1	1.16mi

Listing history 23 events

1. 2026-06-18
   days on market $219,000 Active 2 DOM
2. 2026-06-16
   pricedays on marketlisting id $219,000 Active 1 DOM
3. 2026-06-15
   days on market $224,900 Active 4 DOM
4. 2026-06-13
   days on market $224,900 Active 2 DOM
5. 2026-06-13
   pricedays on marketlisting id $224,900 Active 1 DOM
6. 2026-06-09
   days on market $227,400 Active 8 DOM
7. 2026-06-08
   days on market $227,400 Active 7 DOM
8. 2026-06-07
   days on market $227,400 Active 6 DOM
9. 2026-06-04
   days on market $227,400 Active 3 DOM
10. 2026-06-03
    days on market $227,400 Active 2 DOM
11. 2026-06-02
    pricedays on marketlisting id $227,400 Active 1 DOM
12. 2026-06-01
    days on market $224,900 Active 21 DOM
13. 2026-05-31
    days on market $224,900 Active 20 DOM
14. 2026-05-11
    listed $224,900 Active
15. 2026-04-20
    historical Contingent - No Showings
16. 2026-04-20
    historical
17. 2026-04-15
    listed Active
18. 2026-04-15
    historical
19. 2026-04-01
    listed Active
20. 2010-08-23
    historical
21. 2010-07-01
    listed New
22. 2005-04-20
    soldstatus $108,000
23. 1999-03-10
    soldstatus $72,000

ⓘ 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: $4,235 · $353/mo
• Projected year-2 tax: $4,603 · $384/mo
• Expected delta: +$368/yr (+$31/mo · 8.7%)

ⓘ 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 ≥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: $27,447
• − Mortgage interest: −$12,267
• − Property taxes: −$4,235
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$6,371
• Taxable loss: −$913
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $2,790/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): 23,066

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: Majority Black (59%)
• Race & ethnicity: Black 59% Hispanic / Latino 33% Two or more races 12% White 3% Asian 2%
• Hispanic origin (detail): Mexican 31%
• Foreign-born: 17% · Canada
• Languages at home: 67% English-only · Spanish 30% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▲ 20.36%
• Current HPI: 313.7895
• 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

+212.4% since first listed

10 events — show timeline

• 2026-05-11 Listed $224,900 MRED as Distributed by MLS Grid
• 2026-04-20 Contingent — MRED as Distributed by MLS Grid
• 2026-04-20 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-15 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-15 Listed — MRED as Distributed by MLS Grid
• 2026-04-01 Listed — MRED as Distributed by MLS Grid
• 2010-08-23 Listing Removed — MRED as Distributed by MLS Grid
• 2010-07-01 Listed — MRED as Distributed by MLS Grid
• 2005-04-20 Sold (Public Records) $108,000 Public Records
• 1999-03-10 Sold (Public Records) $72,000 Public Records

Property tax history

+1.3%/yr

Latest (2023): $4,235 · +341.9% YoY. Source: county tax records.