16104 Kedzie Ave · Markham, IL 60428

$89,900

4 bd · 2.0 ba · 980 sqft · SingleFamily public records · 44 Days on market

Built 1937 Good condition $92/sqft · 51% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

*DON'T LET THIS ONE FOOL YOU!*THIS HOME IS SPACIOUS!*MOVE RIGHT INTO THIS CONVENIENTLY LOCATED HOME IN TIME FOR THE NEW YEAR!* COMPLETLY UPDATED 4 POSSIBLY 5 BEDROOM, 2 FULL BATH HOME ON A SPACIOUS LOT! HARDWOOD FLOORS*CEILING FANS*UPDATED KITCHEN*FRESHLY PAINTED*NEW CARPET* AND THE LIST CONTINUES*AFFORDABLY PRICED*TAKE A LOOK BEFORE ITS GONE!*PRE-APPROVED BUYERS CALL YOUR REALTOR!*WALKING DISTANCE TO PUBLIC TRANSPORTATION*VILLAGE SERVICES*TOLL ROAD*THE NEW AMAZON FULFILLMENT CENTER*AND SHOPPING!

Key facts

• Built 1937
• Listed 43 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.3% vs local median 10.5% in Markham — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Bremen Chsd 228 (suburban): math 15% / reading 17% proficiency, ranked #468 of 620 in IL (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Markham Park Elem School (math 8% / reading 12%, grade F, #1,517 of 2,056 statewide, top 78%, 308 students, 0% FRL); Prairie-Hills Junior High School (math 7% / reading 10%, grade F, #605 of 665 statewide, top 91%, 825 students, 0% FRL); Tinley Park High School (math 22% / reading 25%, grade F, #309 of 693 statewide, top 45%, 1,089 students, 0% FRL).
• Market conditions: 106 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $2,686/mo this rent would consume 61% 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 $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1937 — 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. 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: 2.99% ✓
• Cap rate: 26.32%
• Cash-on-cash: 71.54%
• DSCR: 4.18
• GRM: 2.8

CMA / ARV

• ARV (median comp): $185,001
• List price: $89,900
• Delta: -51.41%
• 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
3120 Wilshire Ave	0.15mi	3/1.0 (-1)	1,040 (+6%)	2mo	$193,000	$186	73
16155 Kedzie Pkwy	0.10mi	3/1.0 (-1)	1,048 (+7%)	6mo	$215,000	$205	70
16068 Richmond Ave	0.40mi	4/1.5	1,048 (+7%)	0mo	$198,000	$189	67
3114 W 163rd St	0.25mi	3/1.0 (-1)	1,033 (+5%)	4mo	$160,000	$155	67
15711 Trumbull Ave	0.57mi	4/1.0	1,020 (+4%)	1mo	$207,000	$203	62
16237 Homan Ave	0.29mi	3/1.0 (-1)	1,060 (+8%)	3mo	$150,000	$142	61
3014 W 163rd St	0.33mi	3/1.0 (-1)	1,053 (+7%)	4mo	$120,000	$114	60
2926 Sussex Ave	0.34mi	3/1.0 (-1)	1,048 (+7%)	6mo	$129,900	$124	58
2859 Stafford Dr	0.46mi	3/1.0 (-1)	1,084 (+11%)	3mo	$154,900	$143	49
16608 Sawyer Ave	0.65mi	4/1.5	884 (-10%)	3mo	$164,950	$187	49
16032 Circle Dr	0.64mi	3/1.0 (-1)	1,075 (+10%)	3mo	$158,000	$147	42
3633 Sunset Ave	0.60mi	3/1.0 (-1)	1,121 (+14%)	2mo	$159,900	$143	37

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: 82.4%
• Equity multiple: 6.74×
• Total profit: $144,575
• Equity at exit: $80,989

10-year hold

• IRR: 76.7%
• Equity multiple: 14.93×
• Total profit: $350,672
• Equity at exit: $174,656

Cash invested: $25,172 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 31 under contract
• Months of supply: 5.1 mo (20%/mo absorbed)
• Median asking: $161,900 ($164/sqft)
• Median days on market: 46 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: +15.0% above 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: 2.8×

Monthly cashflow live

• Estimated rent: $2,686 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $1,501

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 39%

Sensitivity live

Price	-10% $1,563	-5% $1,532	+0% $1,501	+5% $1,470	+10% $1,438
Rent	-10% $1,288	-5% $1,394	+0% $1,501	+5% $1,607	+10% $1,713
Rate	-1.0pp $1,546	-0.5pp $1,523	base $1,501	+0.5pp $1,477	+1.0pp $1,454

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15711 Whipple Ave Markham, IL	3.0	1.0	920	$3,025	$3.29	55d	1	0.53mi
15711 Whipple Ave Markham, IL	4.0	1.0	1000	$3,025	$3.02	17d	1	0.53mi
16352 Oxford Dr Markham, IL	3.0	1.0	967	$2,500	$2.59	0d	1	0.73mi
3220 Laurel Ln Hazel Crest, IL	3.0	1.5	1056	$2,600	$2.46	2d	1	1.11mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,200	$2.54	96d	1	1.26mi
16775 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,150	$2.48	32d	1	1.30mi
17141 Highland Ave Hazel Crest, IL	3.0	1.0	1100	$2,350	$2.14	20d	1	1.49mi

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Utilities: Public waterPublic sewer
• Home design: Detached single-family home1.5-story designFee simple ownershipBuilt before 1978
• Construction: Frame constructionEstimated age: 81–90 years
• Exterior features: Lot under 0.25 acre

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Four bedrooms (master bedroom on the second level; other bedrooms on main and second levels)
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Seven total roomsDining roomFamily roomLiving room
• Laundry & utility: Dedicated laundry room

Listing history 50 events

1. 2026-11-08
   days on market $89,900 Active 44 DOM
2. 2026-11-07
   days on market $89,900 Active 43 DOM
3. 2026-11-06
   days on market $89,900 Active 42 DOM
4. 2026-11-05
   days on market $89,900 Active 41 DOM
5. 2026-11-04
   days on market $89,900 Active 40 DOM
6. 2026-11-02
   price $89,900 Active 38 DOM
7. 2026-11-02
   days on market $94,900 Active 38 DOM
8. 2026-11-01
   days on market $94,900 Active 37 DOM
9. 2026-10-31
   days on market $94,900 Active 36 DOM
10. 2026-10-30
    days on market $94,900 Active 35 DOM
11. 2026-10-29
    days on market $94,900 Active 34 DOM
12. 2026-10-28
    days on market $94,900 Active 33 DOM
13. 2026-10-27
    days on market $94,900 Active 32 DOM
14. 2026-10-26
    days on market $94,900 Active 31 DOM
15. 2026-10-26
    days on market $94,900 Active 30 DOM
16. 2026-10-24
    days on market $94,900 Active 29 DOM
17. 2026-10-23
    days on market $94,900 Active 28 DOM
18. 2026-10-22
    days on market $94,900 Active 27 DOM
19. 2026-10-21
    days on market $94,900 Active 26 DOM
20. 2026-10-20
    days on market $94,900 Active 25 DOM
21. 2026-10-19
    days on market $94,900 Active 24 DOM
22. 2026-10-18
    days on market $94,900 Active 23 DOM
23. 2026-10-17
    days on market $94,900 Active 22 DOM
24. 2026-10-16
    days on market $94,900 Active 21 DOM
25. 2026-10-15
    days on market $94,900 Active 20 DOM
26. 2026-10-14
    days on market $94,900 Active 19 DOM
27. 2026-10-13
    days on market $94,900 Active 18 DOM
28. 2026-10-12
    days on market $94,900 Active 17 DOM
29. 2026-10-11
    days on market $94,900 Active 16 DOM
30. 2026-10-10
    days on market $94,900 Active 15 DOM
31. 2026-10-09
    days on market $94,900 Active 14 DOM
32. 2026-10-08
    days on market $94,900 Active 13 DOM
33. 2026-10-07
    days on market $94,900 Active 12 DOM
34. 2026-10-06
    days on market $94,900 Active 11 DOM
35. 2026-10-05
    days on market $94,900 Active 10 DOM
36. 2026-10-04
    days on market $94,900 Active 9 DOM
37. 2026-10-04
    days on market $94,900 Active 8 DOM
38. 2026-10-02
    days on market $94,900 Active 7 DOM
39. 2026-10-01
    days on market $94,900 Active 6 DOM
40. 2026-09-30
    days on market $94,900 Active 5 DOM
41. 2026-09-29
    days on market $94,900 Active 4 DOM
42. 2026-09-28
    days on market $94,900 Active 3 DOM
43. 2026-09-27
    days on market $94,900 Active 2 DOM
44. 2026-09-25
    days on marketlisting id $94,900 Active 1 DOM
45. 2026-06-09
    days on market $94,900 Active 283 DOM
46. 2026-06-08
    days on market $94,900 Active 282 DOM
47. 2026-06-07
    days on market $94,900 Active 281 DOM
48. 2026-06-04
    days on market $94,900 Active 278 DOM
49. 2026-06-03
    days on market $94,900 Active 277 DOM
50. 2026-06-02
    days on market $94,900 Active 276 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥101°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: $32,231
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$2,578
• − Management: −$2,578
• − Depreciation: −$2,615
• Taxable income: $17,625
• Est. tax owed @ 24.0%: −$4,230
• After-tax cash flow: $13,777/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 · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $4,900–$14,700 screening

This home is in good condition with updated kitchen and bathroom, and a well-maintained exterior. It is ready for a new owner and can be further enhanced with minor updates to the exterior and interior.

Components & finishes AI

Roof asphalt shingle · good Flooring carpet

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — roof appears old and damaged with visible wear and tear

Value-add opportunities

• Resale Paint exterior siding — Fresh paint enhances curb appeal and can add value. ↑
• Both Replace carpet in attic — Fresh carpet in attic can improve air quality and add value for both resale and rental. ↑
• Both Install smart home devices — Smart home devices can increase convenience and add value for both resale and rental. ↑

ⓘ 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 14/100

Zoned Schools

Elementary Markham Park Elem School F IL #1,517/2,056 Nat'l #39,071/41,679 Middle Prairie-Hills Junior High School F IL #605/665 Nat'l #13,547/14,009 High Tinley Park High School F IL #309/693 Nat'l #13,485/17,239

Schools (NCES district)

• District: Bremen Chsd 228
• NCES district ID: 1707050
• Math proficiency: 15% ▼ -4.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $57,625
• Composite: 15.32/100
• National rank: #9327
• State rank: #468 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

• HOA & community: No master association fee required

Exterior

• Utilities: Public waterPublic sewer
• Home design: Detached single-family home1.5-story designFee simple ownershipBuilt before 1978
• Construction: Frame constructionEstimated age: 81–90 years
• Exterior features: Lot under 0.25 acre

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Four bedrooms (master bedroom on the second level; other bedrooms on main and second levels)
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Seven total roomsDining roomFamily roomLiving room
• Laundry & utility: Dedicated laundry room

Price history

+75.7% since first listed

14 events — show timeline

• 2026-09-23 Listed $94,900 MRED as Distributed by MLS Grid
• 2026-06-10 Listing Removed — MRED as Distributed by MLS Grid
• 2022-05-11 Sold (Public Records) $170,000 Public Records
• 2022-05-06 Sold (MLS) $169,900 MRED as Distributed by MLS Grid
• 2022-04-11 Contingent — MRED as Distributed by MLS Grid
• 2022-03-03 Listed $169,900 MRED as Distributed by MLS Grid
• 2022-02-15 Contingent — MRED as Distributed by MLS Grid
• 2022-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2008-10-02 Listing Removed — MRED as Distributed by MLS Grid
• 2008-03-24 Sold (MLS) $48,000 MRED as Distributed by MLS Grid
• 2008-03-13 Listing Removed — MRED as Distributed by MLS Grid
• 2007-11-05 Listed $56,900 MRED as Distributed by MLS Grid
• 2005-02-09 Sold (Public Records) $110,000 Public Records
• 2004-09-29 Sold (Public Records) $54,000 Public Records

Property tax history

+8.0%/yr

Latest (2023): $8,615 · +110.5% YoY. Source: county tax records.