3145 Nottingham Ave · Markham, IL 60426

$199,900

3 bd · 1.0 ba · 1,426 sqft · SingleFamily public records · 252 Days on market

Built 1956 7,200 sqft lot Est $191k · at est.

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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 +15.9/30.0
• Appreciation +10.0/10.0
• 1% rule +6.4/10.0
• ARV discount +5.4/15.0
• DSCR +4.9/10.0
• 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

*PRICE IMPROVEMENT!!!*PERFECT STARTER HOME WITH SPACE*THIS RANCH HOME WAS REMODELED AND READY FOR NEW OWNERS*RECESSED LIGHTING AND HARDWOOD FLOORS IN THE LIVING ROOM*3 DECENT BEDROOMS*2 FULL BATHROOMS BOTH OFFERING SHOWER AND BATH TUBS*UPDATED KITCHEN WITH NEW APPLIANCES OFFERING ENOUGH ROOM FOR A TABLE*BONUS FAMILY ROOM ADDITION*SPACIOUS YARD*NEW SHED FOR STORAGE*HOME HAS ADDITIONAL UPGRADE OF HEATING BEING ELECTRIC OR GAS FORCED AIR!*DON'T WANT TO TURN ON THE HEAT FOR THE ENTIRE HOUSE, NO PROBLEM HERE!*NEW ROOF!*FLOORING*BATHROOM ADDITION*UPGRADED KITCHEN*FAMILY ROOM BONUS*YOU CAN'T GO WRONG HERE!*WALKING DISTANCE TO PUBLIC TRANSPORTATION, CITY SERVICES, LIBRARY AND SHORT DRIVE TO METRA, TOLLWAY AND I57!*LOCATION NOR HOME WILL DISAPPOINT!*ADD THIS ONE TO THE LIST!*PRICED TO SELL!*

Key facts

• Remodeled
• Eat in kitchen
• Recessed lighting

Tags

• REMODELED
• RECESSED LIGHTING
• HARDWOOD FLOORS
• UPDATED KITCHEN
• EAT IN KITCHEN
• LARGE FAMILY ROOM ADDITION

Property features AI

Finance

• Other: Parcel number 28241030040000
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; One-story; Fee simple ownership; Rehab completed in 2022; Built before 1978 (61–70 years old); Aluminum siding and brick exterior
• Construction: Aluminum siding and brick construction
• Exterior features: Lot dimensions approximately 120 x 60; Less than 0.25 acre lot; Curbs, sidewalks, street lights, paved street; School bus service and commuter bus access

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eating area / table space
• Bedrooms: Main-level master bedroom (12 x 10) with hardwood flooring; Main-level bedroom (15 x 11) with hardwood flooring; Main-level bedroom (15 x 11) with hardwood flooring
• Flooring: Hardwood flooring in living areas and bedrooms; Wood laminate flooring in family room, kitchen and laundry
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas and electric heating; Forced air and baseboard heat with individual controls; Multiple heating systems (2+); Central air conditioning
• Interior features: First-floor bedroom and first-floor full bath; 6 total rooms; Carbon monoxide detectors; Ceiling fans
• Laundry & utility: Main-level laundry; Gas dryer hookup; In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• 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: 134 active listings in the ZIP; 2 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 252 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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 $155k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 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 1956 — 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: 1.14% ✓
• Cap rate: 6.85%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $191,084
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16224 Kedzie Ave	0.16mi	3/1.5	1,476 (+4%)	3mo	$127,000	$86	82
16431 Spaulding Ave	0.44mi	3/1.0	1,500 (+5%)	2mo	$75,000	$50	69
2751 N Oxford Dr	0.48mi	3/1.0	1,475 (+3%)	7mo	$208,000	$141	66
16426 Homan Ave	0.51mi	3/3.0	1,419 (-0%)	6mo	$190,000	$134	62
16302 Trumbull Ave	0.44mi	3/1.0	1,260 (-12%)	2mo	$139,900	$111	58
16524 Sawyer Ave	0.53mi	4/2.0 (+1)	1,501 (+5%)	0mo	$192,500	$128	57
15700 Turner Ave	0.58mi	4/1.0 (+1)	1,536 (+8%)	3mo	$199,900	$130	53
16030 Saint Louis Ave	0.44mi	3/1.5	1,228 (-14%)	3mo	$200,000	$163	52
2732 Circle Dr	0.54mi	3/1.5	1,269 (-11%)	3mo	$125,000	$99	52
2711 Lancaster Dr	0.65mi	3/2.0	1,500 (+5%)	6mo	$215,000	$143	52
15749 Saint Louis Ave	0.60mi	3/2.5	1,575 (+10%)	4mo	$225,000	$143	45
16641 Sawyer Ave	0.68mi	4/1.5 (+1)	1,260 (-12%)	3mo	$188,000	$149	39

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: 25.8%
• Equity multiple: 3.06×
• Total profit: $115,065
• Equity at exit: $180,086

10-year hold

• IRR: 22.7%
• Equity multiple: 6.98×
• Total profit: $334,632
• Equity at exit: $388,362

Cash invested: $55,972 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,282 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$578 /mo · $6,934/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $94

Break-even live

Break-even rent $2,164

Max offer price $199,900

Occupancy floor 91%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	1d	1	1.43mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	1d	1	1.45mi

Listing history 32 events

1. 2026-06-18
   days on market $199,900 Active 252 DOM
2. 2026-06-17
   days on market $199,900 Active 251 DOM
3. 2026-06-16
   days on market $199,900 Active 250 DOM
4. 2026-06-15
   days on market $199,900 Active 249 DOM
5. 2026-06-13
   days on market $199,900 Active 247 DOM
6. 2026-06-09
   days on market $199,900 Active 243 DOM
7. 2026-06-08
   days on market $199,900 Active 242 DOM
8. 2026-06-07
   days on market $199,900 Active 241 DOM
9. 2026-06-04
   days on market $199,900 Active 238 DOM
10. 2026-06-03
    days on market $199,900 Active 237 DOM
11. 2026-06-02
    days on market $199,900 Active 236 DOM
12. 2026-06-01
    days on market $199,900 Active 235 DOM
13. 2026-05-31
    days on market $199,900 Active 234 DOM
14. 2026-01-02
    status Active
15. 2025-10-29
    historical Contingent - Continue to Show
16. 2025-10-28
    status Active
17. 2025-10-28
    status Pending
18. 2025-10-09
    listed $199,900 Active
19. 2022-10-31
    soldstatus $154,900 Closed 793-char remark

    Show marketing remark (793 chars)

    *PRICE IMPROVEMENT!!!*PERFECT STARTER HOME WITH SPACE*THIS RANCH HOME WAS REMODELED AND READY FOR NEW OWNERS*RECESSED LIGHTING AND HARDWOOD FLOORS IN THE LIVING ROOM*3 DECENT BEDROOMS*2 FULL BATHROOMS BOTH OFFERING SHOWER AND BATH TUBS*UPDATED KITCHEN WITH NEW APPLIANCES OFFERING ENOUGH ROOM FOR A TABLE*BONUS FAMILY ROOM ADDITION*SPACIOUS YARD*NEW SHED FOR STORAGE*HOME HAS ADDITIONAL UPGRADE OF HEATING BEING ELECTRIC OR GAS FORCED AIR!*DON'T WANT TO TURN ON THE HEAT FOR THE ENTIRE HOUSE, NO PROBLEM HERE!*NEW ROOF!*FLOORING*BATHROOM ADDITION*UPGRADED KITCHEN*FAMILY ROOM BONUS*YOU CAN'T GO WRONG HERE!*WALKING DISTANCE TO PUBLIC TRANSPORTATION, CITY SERVICES, LIBRARY AND SHORT DRIVE TO METRA, TOLLWAY AND I57!*LOCATION NOR HOME WILL DISAPPOINT!*ADD THIS ONE TO THE LIST!*PRICED TO SELL!*

20. 2022-09-19
    historical Contingent - No Showings 793-char remark

    Show marketing remark (793 chars)

    *PRICE IMPROVEMENT!!!*PERFECT STARTER HOME WITH SPACE*THIS RANCH HOME WAS REMODELED AND READY FOR NEW OWNERS*RECESSED LIGHTING AND HARDWOOD FLOORS IN THE LIVING ROOM*3 DECENT BEDROOMS*2 FULL BATHROOMS BOTH OFFERING SHOWER AND BATH TUBS*UPDATED KITCHEN WITH NEW APPLIANCES OFFERING ENOUGH ROOM FOR A TABLE*BONUS FAMILY ROOM ADDITION*SPACIOUS YARD*NEW SHED FOR STORAGE*HOME HAS ADDITIONAL UPGRADE OF HEATING BEING ELECTRIC OR GAS FORCED AIR!*DON'T WANT TO TURN ON THE HEAT FOR THE ENTIRE HOUSE, NO PROBLEM HERE!*NEW ROOF!*FLOORING*BATHROOM ADDITION*UPGRADED KITCHEN*FAMILY ROOM BONUS*YOU CAN'T GO WRONG HERE!*WALKING DISTANCE TO PUBLIC TRANSPORTATION, CITY SERVICES, LIBRARY AND SHORT DRIVE TO METRA, TOLLWAY AND I57!*LOCATION NOR HOME WILL DISAPPOINT!*ADD THIS ONE TO THE LIST!*PRICED TO SELL!*

21. 2022-09-10
    listed $154,900 Active 793-char remark

    Show marketing remark (793 chars)

    *PRICE IMPROVEMENT!!!*PERFECT STARTER HOME WITH SPACE*THIS RANCH HOME WAS REMODELED AND READY FOR NEW OWNERS*RECESSED LIGHTING AND HARDWOOD FLOORS IN THE LIVING ROOM*3 DECENT BEDROOMS*2 FULL BATHROOMS BOTH OFFERING SHOWER AND BATH TUBS*UPDATED KITCHEN WITH NEW APPLIANCES OFFERING ENOUGH ROOM FOR A TABLE*BONUS FAMILY ROOM ADDITION*SPACIOUS YARD*NEW SHED FOR STORAGE*HOME HAS ADDITIONAL UPGRADE OF HEATING BEING ELECTRIC OR GAS FORCED AIR!*DON'T WANT TO TURN ON THE HEAT FOR THE ENTIRE HOUSE, NO PROBLEM HERE!*NEW ROOF!*FLOORING*BATHROOM ADDITION*UPGRADED KITCHEN*FAMILY ROOM BONUS*YOU CAN'T GO WRONG HERE!*WALKING DISTANCE TO PUBLIC TRANSPORTATION, CITY SERVICES, LIBRARY AND SHORT DRIVE TO METRA, TOLLWAY AND I57!*LOCATION NOR HOME WILL DISAPPOINT!*ADD THIS ONE TO THE LIST!*PRICED TO SELL!*

22. 2022-09-10
    historical

    Show marketing remark (793 chars)

    *PRICE IMPROVEMENT!!!*PERFECT STARTER HOME WITH SPACE*THIS RANCH HOME WAS REMODELED AND READY FOR NEW OWNERS*RECESSED LIGHTING AND HARDWOOD FLOORS IN THE LIVING ROOM*3 DECENT BEDROOMS*2 FULL BATHROOMS BOTH OFFERING SHOWER AND BATH TUBS*UPDATED KITCHEN WITH NEW APPLIANCES OFFERING ENOUGH ROOM FOR A TABLE*BONUS FAMILY ROOM ADDITION*SPACIOUS YARD*NEW SHED FOR STORAGE*HOME HAS ADDITIONAL UPGRADE OF HEATING BEING ELECTRIC OR GAS FORCED AIR!*DON'T WANT TO TURN ON THE HEAT FOR THE ENTIRE HOUSE, NO PROBLEM HERE!*NEW ROOF!*FLOORING*BATHROOM ADDITION*UPGRADED KITCHEN*FAMILY ROOM BONUS*YOU CAN'T GO WRONG HERE!*WALKING DISTANCE TO PUBLIC TRANSPORTATION, CITY SERVICES, LIBRARY AND SHORT DRIVE TO METRA, TOLLWAY AND I57!*LOCATION NOR HOME WILL DISAPPOINT!*ADD THIS ONE TO THE LIST!*PRICED TO SELL!*

23. 2022-08-11
    listed Active
24. 2022-08-02
    historical Contingent - No Showings
25. 2022-08-02
    historical
26. 2022-07-28
    listed Active
27. 2008-02-04
    soldstatus $51,000
28. 2008-01-11
    historical
29. 2008-01-02
    listed $49,900
30. 2006-04-11
    soldstatus $100,000
31. 2001-08-30
    soldstatus $70,000
32. 1998-02-20
    soldstatus $30,000

ⓘ 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: $6,934 · $578/mo
• Projected year-2 tax: $6,934 · $578/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 (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: $27,387
• − Mortgage interest: −$11,198
• − Property taxes: −$6,934
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − Depreciation: −$5,815
• Taxable loss: −$1,941
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $1,589/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

+566.3% since first listed

19 events — show timeline

• 2026-01-02 Relisted — MRED as Distributed by MLS Grid
• 2025-10-29 Contingent — MRED as Distributed by MLS Grid
• 2025-10-28 Relisted — MRED as Distributed by MLS Grid
• 2025-10-28 Pending — MRED as Distributed by MLS Grid
• 2025-10-09 Listed $199,900 MRED as Distributed by MLS Grid
• 2022-10-31 Sold (MLS) $154,900 MRED as Distributed by MLS Grid
• 2022-09-19 Contingent — MRED as Distributed by MLS Grid
• 2022-09-10 Listing Removed — MRED as Distributed by MLS Grid
• 2022-09-10 Listed $154,900 MRED as Distributed by MLS Grid
• 2022-08-11 Listed — MRED as Distributed by MLS Grid
• 2022-08-02 Contingent — MRED as Distributed by MLS Grid
• 2022-08-02 Listing Removed — MRED as Distributed by MLS Grid
• 2022-07-28 Listed — MRED as Distributed by MLS Grid
• 2008-02-04 Sold (MLS) $51,000 MRED as Distributed by MLS Grid
• 2008-01-11 Listing Removed — MRED as Distributed by MLS Grid
• 2008-01-02 Listed $49,900 MRED as Distributed by MLS Grid
• 2006-04-11 Sold (Public Records) $100,000 Public Records
• 2001-08-30 Sold (Public Records) $70,000 Public Records
• 1998-02-20 Sold (Public Records) $30,000 Public Records

Property tax history

+4.6%/yr

Latest (2023): $6,934 · +57.5% YoY. Source: county tax records.