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16104 Kedzie Ave
A Composite 86.44
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 +15.0/15.0
  • 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 +1.4/10.0

$94,900

16104 Kedzie Ave · Markham, IL 60426
4 bd · 2.0 ba · 980 sqft · SingleFamily public records · 283 Days on market
Built 1937 Good condition 8,489 sqft lot $97/sqft · 38% below area Est $186k · 49% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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

  • Updated kitchen
  • Hardwood floors
  • Local shopping

Tags

HARDWOOD FLOORSUPDATED KITCHENLOCAL SHOPPING

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 4-bed/2.0-bath single-family listed at $95k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $2k ($19k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($3k rent vs $95k).
  • Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
  • Cap rate 25.9% vs local median 10.8% 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: 183 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
  • At $2,791/mo this rent would consume 82% of the median local household income ($41k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

  • In year one you build about $10k of equity ($656 loan paydown + $9k appreciation (10.0% local appreciation)).
  • At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~1 year — after that, you're playing with house money.
  • By year 4, 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 283 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
  • 6 sale attempts since 19y ago; this cycle's ask has dropped $20k (17%) 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 $83,512 (12.0% below list)

Questions for the listing agent

  1. It's been on market 283 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 1937 — 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
2.94% ✓
Cap rate
25.88%
Cash-on-cash
69.95%
DSCR
4.11
GRM
2.8

CMA / ARV

ARV (median comp)
$186,366
List price
$94,900
Delta
-49.08%
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
16155 Kedzie Pkwy 0.10mi 3/1.0 (-1) 1,048 (+7%) 4mo $215,000 $205 71
3114 W 163rd St 0.25mi 3/1.0 (-1) 1,033 (+5%) 2mo $160,000 $155 68
16237 Homan Ave 0.29mi 3/1.0 (-1) 1,060 (+8%) 2mo $150,000 $142 62
3014 W 163rd St 0.33mi 3/1.0 (-1) 1,053 (+7%) 2mo $120,000 $114 61
2926 Sussex Ave 0.34mi 3/1.0 (-1) 1,048 (+7%) 5mo $129,900 $124 60
16202 Saint Louis Ave 0.39mi 3/1.0 (-1) 1,060 (+8%) 5mo $129,900 $123 55
16358 Plymouth Dr 0.66mi 3/1.0 (-1) 993 (+1%) 5mo $138,999 $140 54
2859 Stafford Dr 0.46mi 3/1.0 (-1) 1,084 (+11%) 2mo $154,900 $143 50
16608 Sawyer Ave 0.65mi 4/1.5 884 (-10%) 2mo $164,950 $187 50
16309 Plymouth Dr 0.65mi 3/1.0 (-1) 1,051 (+7%) 5mo $170,000 $162 44
16032 Circle Dr 0.64mi 3/1.0 (-1) 1,075 (+10%) 2mo $158,000 $147 43
3633 Sunset Ave 0.60mi 3/1.0 (-1) 1,121 (+14%) 1mo $159,900 $143 38

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
80.9%
Equity multiple
6.66×
Total profit
$150,374
Equity at exit
$85,493
10-year hold
IRR
75.2%
Equity multiple
14.75×
Total profit
$365,336
Equity at exit
$184,370

Cash invested: $26,572 (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
15 active · 25 under contract
Months of supply
4.1 mo (24%/mo absorbed)
Median asking
$160,000 ($158/sqft)
Median days on market
28 d
This list price
7% of active listings are priced below it
ARV vs active asking
+20.2% above current asking $/sqft

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

ZIP-level market 60426

Home prices YoY
6.9%
Active inventory
183
Price-to-rent
2.8×

Monthly cashflow live

Estimated rent
$2,791 medium interval (Pro) →
Mortgage (P&I)
−$498
Tax est. 1.5%
−$119 /mo · $1,424/yr
Insurance
−$40
HOA
−$0
Vacancy / Maint / Mgmt
−$586
Net cashflow
$1,549

Break-even live

Break-even rent $830
Max offer price $94,900
Occupancy floor 40%

Sensitivity live

Price -10% $1,614 -5% $1,582 +0% $1,549 +5% $1,516 +10% $1,483
Rent -10% $1,328 -5% $1,439 +0% $1,549 +5% $1,659 +10% $1,769
Rate -1.0pp $1,597 -0.5pp $1,573 base $1,549 +0.5pp $1,524 +1.0pp $1,499

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
$23,725
Closing costs
$2,847
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 4 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
15711 Whipple Ave Markham, IL 4.0 1.0 1000 $3,025 $3.02 0d 1 0.53mi
15711 Whipple Ave Markham, IL 3.0 1.0 920 $3,025 $3.29 9d 1 0.53mi
16752 Artesian Ave Hazel Crest, IL 3.0 1.0 867 $2,200 $2.54 51d 1 1.26mi
16775 Artesian Ave Hazel Crest, IL 3.0 1.0 867 $2,150 $2.48 0d 1 1.30mi

Property features AI

Finance

HOA & community
No master association fee required

Exterior

Parking
2 parking spacesConcrete off-street parking with side apron (owned)
Utilities
Public waterPublic sewerElectric service with circuit breakers
Home design
Detached single-family home1.5-story designFee simple ownershipBuilt before 1978 (rebuilt/rehab work done)
Construction
Frame construction
Exterior features
Lot dimensions approximately 75 x 105Lot smaller than 0.25 acre

Interior

Kitchen
Eating area / table space
Bedrooms
4 bedrooms (master and one bedroom on second floor; two bedrooms on main level)
Flooring
Hardwood flooring in living room and two main-level bedroomsCarpet in master bedroom and second-floor bedroomWood laminate in kitchen and family room
Bathrooms
2 full bathrooms
Heating & cooling
Natural gas forced-air heating
Interior features
7 total roomsRehab completed in 2021
Laundry & utility
In-unit laundry with gas dryer hookup

Listing history 35 events

  1. 2026-06-09
    days on market $94,900 Active 283 DOM
  2. 2026-06-08
    days on market $94,900 Active 282 DOM
  3. 2026-06-07
    days on market $94,900 Active 281 DOM
  4. 2026-06-04
    days on market $94,900 Active 278 DOM
  5. 2026-06-03
    days on market $94,900 Active 277 DOM
  6. 2026-06-02
    days on market $94,900 Active 276 DOM
  7. 2026-06-01
    days on market $94,900 Active 275 DOM
  8. 2026-05-31
    days on market $94,900 Active 274 DOM
  9. 2026-02-19
    price $94,900
  10. 2026-02-19
    price $90,000
  11. 2026-01-13
    price $99,999
  12. 2026-01-06
    price $95,000
  13. 2026-01-03
    status Active
  14. 2025-08-21
    status Pending
  15. 2025-08-09
    price $99,999
  16. 2025-07-11
    price $105,000
  17. 2025-05-23
    price $109,900
  18. 2025-04-16
    listed $115,000 Active
  19. 2022-05-11
    soldstatus $170,000
  20. 2022-05-06
    soldstatus $169,900 Closed 502-char remark
    Show marketing remark (502 chars)

    *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!*

  21. 2022-04-11
    historical Contingent - No Showings 502-char remark
    Show marketing remark (502 chars)

    *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!*

  22. 2022-03-03
    listed $169,900 Active 502-char remark
    Show marketing remark (502 chars)

    *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!*

  23. 2022-02-15
    historical Contingent - No Showings
  24. 2022-01-14
    status Active Under Contract (Do Not Show)
  25. 2022-01-14
    historical
  26. 2021-12-14
    listed Active
  27. 2008-10-02
    historical
  28. 2008-08-20
    price
  29. 2008-07-31
    price
  30. 2008-07-11
    listed
  31. 2008-03-24
    soldstatus $48,000
  32. 2008-03-13
    historical
  33. 2007-11-05
    listed $56,900
  34. 2005-02-09
    soldstatus $110,000
  35. 2004-09-29
    soldstatus $54,000

ⓘ 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$33,489
− Mortgage interest
−$5,316
− Property taxes
−$1,424
− Insurance
−$474
− Repairs & maintenance
−$2,679
− Management
−$2,679
− Depreciation
−$2,761
Taxable income
$18,156
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$4,357
After-tax cash flow
$14,229/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)
23,066
Household income
$40,995
Rent vs Own
43.2% rent · 56.8% own
Severe rent burden
14% of renters

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
—

Price history

+75.7% since first listed
27 events — show timeline
  • 2026-02-19 Price Changed $94,900 MRED as Distributed by MLS Grid
  • 2026-02-19 Price Changed $90,000 MRED as Distributed by MLS Grid
  • 2026-01-13 Price Changed $99,999 MRED as Distributed by MLS Grid
  • 2026-01-06 Price Changed $95,000 MRED as Distributed by MLS Grid
  • 2026-01-03 Relisted — MRED as Distributed by MLS Grid
  • 2025-08-21 Pending — MRED as Distributed by MLS Grid
  • 2025-08-09 Price Changed $99,999 MRED as Distributed by MLS Grid
  • 2025-07-11 Price Changed $105,000 MRED as Distributed by MLS Grid
  • 2025-05-23 Price Changed $109,900 MRED as Distributed by MLS Grid
  • 2025-04-16 Listed $115,000 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 Pending — MRED as Distributed by MLS Grid
  • 2022-01-14 Listing Removed — MRED as Distributed by MLS Grid
  • 2021-12-14 Listed — MRED as Distributed by MLS Grid
  • 2008-10-02 Listing Removed — MRED as Distributed by MLS Grid
  • 2008-08-20 Price Changed — MRED as Distributed by MLS Grid
  • 2008-07-31 Price Changed — MRED as Distributed by MLS Grid
  • 2008-07-11 Listed — 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.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…