16104 Kedzie Ave · Markham, IL 60426

$94,900

4 bd · 2.0 ba · 980 sqft · SingleFamily public records · 283 Days on market

Built 1937 8,489 sqft lot Est $148k · 36% 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 +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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

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

• Updated kitchen
• Hardwood floors
• Local shopping

Tags

• HARDWOOD FLOORS
• UPDATED KITCHEN
• LOCAL SHOPPING

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: 2 parking spaces; Concrete off-street parking with side apron (owned)
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Built before 1978 (rebuilt/rehab work done)
• Construction: Frame construction
• Exterior features: Lot dimensions approximately 75 x 105; Lot 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 bedrooms; Carpet in master bedroom and second-floor bedroom; Wood laminate in kitchen and family room
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating
• Interior features: 7 total rooms; Rehab completed in 2021
• Laundry & utility: In-unit laundry with gas dryer hookup

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.0% vs local median 10.1% 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.
• Market conditions: 133 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

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 ~2 years — 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: 2.63% ✓
• Cap rate: 22.97%
• Cash-on-cash: 59.57%
• DSCR: 3.65
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $147,980
• Comps found: 12

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%)	1mo	$215,000	$205	74
3102 Wilshire Ave	0.17mi	3/1.0 (-1)	1,029 (+5%)	6mo	$162,000	$157	70
3027 Wilshire Ave	0.25mi	3/1.0 (-1)	1,025 (+5%)	3mo	$155,000	$151	69
2926 Sussex Ave	0.34mi	3/1.0 (-1)	1,048 (+7%)	2mo	$129,900	$124	62
2956 Sherwood Ave	0.31mi	3/1.0 (-1)	1,048 (+7%)	5mo	$149,900	$143	61
16213 Saint Louis Ave	0.38mi	3/1.0 (-1)	1,060 (+8%)	2mo	$55,000	$52	58
16202 Saint Louis Ave	0.39mi	3/1.0 (-1)	1,060 (+8%)	2mo	$129,900	$123	58
16358 Plymouth Dr	0.66mi	3/1.0 (-1)	993 (+1%)	2mo	$138,999	$140	56
16309 Plymouth Dr	0.65mi	3/1.0 (-1)	1,051 (+7%)	2mo	$170,000	$162	47
2756 Lancaster Dr	0.61mi	3/1.0 (-1)	1,051 (+7%)	7mo	$180,000	$171	45
16047 Cambridge Ct	0.62mi	3/1.0 (-1)	1,066 (+9%)	5mo	$196,800	$185	44
16165 Oxford Dr	0.68mi	3/1.0 (-1)	1,061 (+8%)	3mo	$154,900	$146	43

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: 71.8%
• Equity multiple: 6.11×
• Total profit: $135,741
• Equity at exit: $85,493

10-year hold

• IRR: 65.7%
• Equity multiple: 13.56×
• Total profit: $333,739
• 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 →

ZIP-level market 60426

• Home prices YoY: 6.9%
• Active inventory: 133
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $1,319

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 42%

Sensitivity live

Price	-10% $1,385	-5% $1,352	+0% $1,319	+5% $1,286	+10% $1,254
Rent	-10% $1,122	-5% $1,220	+0% $1,319	+5% $1,418	+10% $1,517
Rate	-1.0pp $1,367	-0.5pp $1,343	base $1,319	+0.5pp $1,295	+1.0pp $1,270

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	0d	1	1.26mi

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

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$2,761
• Taxable income: $15,225
• Est. tax owed @ 24.0%: −$3,654
• After-tax cash flow: $12,176/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: 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

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

+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.