16637 Paulina St · Markham, IL 60428

$205,000

3 bd · 1.5 ba · 1,113 sqft · SingleFamily public records · 71 Days on market

Built 1963 5,941 sqft lot Est $155k · 33% over

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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 +23.6/30.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0

Listing remarks

Beautifully updated tri-level home offering space, comfort, and great value in Markham! GREAT OPPORTUNITY-PROPERTY TAXES HAVE BEEN REDUCED BY MORE THAN HALF BY COOK COUNTY BOARD OF REVIEW!This 4-bedroom, 1.5-bath home features hardwood floors throughout and a sun-filled living room with large windows that bring in natural light. The kitchen is equipped with stainless steel appliances and durable tile flooring, ready for everyday living. Upstairs offers three bedrooms, while the lower level includes a fourth bedroom, half bath, and a flexible living area-perfect for guests, a home office, or additional space. The lower level also includes a laundry area with sink and newer washer and dryer.

Key facts

• Flexible living area
• Hardwood floors
• 5,941 sq ft lot

Tags

• HARDWOOD FLOORS
• SUN-FILLED LIVING ROOM
• STAINLESS STEEL APPLIANCES
• DURABLE TILE FLOORING
• FLEXIBLE LIVING AREA
• LAUNDRY AREA WITH SINK

Property features AI

Finance

• Other: Some photos are virtually staged; Possession at closing
• HOA & community: No master association fee required; Community features include sidewalks and paved streets

Exterior

• Parking: Detached garage (garage owned) with 2 garage spaces; Asphalt parking; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Split-level / tri-level layout; Fee simple ownership; Rehab completed in 2022; Commuter-friendly location (bus, train, interstate access)
• Construction: Built approximately 61–70 years ago; Brick and frame construction; Asphalt roof; Concrete perimeter foundation; Built before 1978
• Exterior features: Fenced yard; Lot dimensions approximately 40 x 150; Less than 1/4 acre lot

Interior

• Kitchen: Updated kitchen with eating area/table space; Range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms; Master bedroom on second level; Additional bedrooms on second and lower levels
• Flooring: Hardwood floors in main living areas and bedrooms; Ceramic tile in kitchen; Vinyl in lower-level rooms; Wood flooring noted generally
• Bathrooms: 1 full bathroom; 1 half bathroom; Soaking tub
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Separate dining room; 8 total rooms
• Laundry & utility: Laundry room (lower level) with sink; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $193k (6.0% below list) — sets the bar for market timing.

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.
• Market conditions: 65 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $22k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.

Recommended offer $192,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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: 1.11% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.07%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $154,707
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16444 Wolcott Ave	0.36mi	3/1.5	1,080 (-3%)	3mo	$112,500	$104	76
16628 Winchester Ave	0.35mi	2/1.0 (-1)	1,134 (+2%)	1mo	$84,000	$74	73
16807 Wood St	0.23mi	3/1.0	985 (-12%)	0mo	$90,000	$91	68
16221 Hermitage Ave	0.53mi	3/1.5	1,044 (-6%)	1mo	$192,000	$184	64
16727 Head Ave	0.64mi	3/1.5	1,150 (+3%)	1mo	$157,000	$137	64
16207 Justine St	0.59mi	4/2.0 (+1)	1,100 (-1%)	3mo	$215,000	$195	62
16300 Winchester Ave	0.54mi	3/1.0	1,012 (-9%)	2mo	$97,500	$96	56
16738 Crane Ave	0.73mi	3/1.0	1,059 (-5%)	2mo	$147,000	$139	55
16876 Head Ave	0.71mi	4/2.0 (+1)	1,147 (+3%)	1mo	$185,000	$161	54
16784 Crane Ave	0.74mi	3/1.0	1,059 (-5%)	2mo	$155,000	$146	54
16735 Dixie Hwy	0.40mi	2/1.0 (-1)	965 (-13%)	1mo	$153,000	$159	52
16784 Trapet Ave	0.62mi	3/1.0	970 (-13%)	1mo	$96,000	$99	47

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: 30.2%
• Equity multiple: 3.37×
• Total profit: $136,270
• Equity at exit: $184,680

10-year hold

• IRR: 26.1%
• Equity multiple: 7.66×
• Total profit: $382,026
• Equity at exit: $398,270

Cash invested: $57,400 (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 60428

• Home prices YoY: 8.5%
• Active inventory: 65
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,282 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $386

Break-even live

Break-even rent $1,793

Max offer price $205,000

Occupancy floor 78%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.66mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	1d	1	0.70mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	1d	1	0.77mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	1d	1	0.84mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	1d	1	0.87mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	1d	1	0.89mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	1d	1	0.97mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	24d	1	1.31mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,300	$1.96	1d	1	1.36mi
17561 Hillside Ave Homewood, IL	3.0	1.0	1174	$2,500	$2.13	16d	1	1.36mi

Listing history 32 events

1. 2026-06-18
   days on market $205,000 Active 71 DOM
2. 2026-06-17
   days on market $205,000 Active 70 DOM
3. 2026-06-16
   days on market $205,000 Active 69 DOM
4. 2026-06-15
   days on market $205,000 Active 68 DOM
5. 2026-06-13
   days on market $205,000 Active 66 DOM
6. 2026-06-13
   days on market $205,000 Active 65 DOM
7. 2026-06-09
   days on market $205,000 Active 62 DOM
8. 2026-06-08
   days on market $205,000 Active 61 DOM
9. 2026-06-07
   days on market $205,000 Active 60 DOM
10. 2026-06-04
    days on market $205,000 Active 57 DOM
11. 2026-06-03
    days on market $205,000 Active 56 DOM
12. 2026-06-02
    days on market $205,000 Active 55 DOM
13. 2026-06-01
    days on market $205,000 Active 54 DOM
14. 2026-05-31
    days on market $205,000 Active 53 DOM
15. 2026-05-21
    status Active
16. 2026-05-14
    historical Contingent - Continue to Show
17. 2026-04-08
    listed $205,000 Active
18. 2026-03-30
    historical
19. 2025-12-04
    listed Active
20. 2025-12-03
    historical
21. 2025-11-17
    price
22. 2025-10-30
    listed Active
23. 2022-10-28
    soldstatus $190,000 Closed
24. 2022-10-03
    historical Contingent - Continue to Show
25. 2022-09-30
    listed $189,900 Active
26. 2022-09-22
    historical Contingent - Continue to Show
27. 2022-09-21
    historical
28. 2022-09-16
    price
29. 2022-09-16
    listed Active
30. 2007-04-05
    soldstatus $128,000
31. 2007-01-24
    soldstatus $90,000
32. 1994-07-15
    soldstatus $60,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $27,384
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − Depreciation: −$5,964
• Taxable income: $1,455
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $4,283/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): 10,980

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% Hispanic / Latino 17% White 11% Two or more races 4%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Romanian 1% Lithuanian 1% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 14%

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

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

+241.7% since first listed

18 events — show timeline

• 2026-05-21 Relisted — MRED as Distributed by MLS Grid
• 2026-05-14 Contingent — MRED as Distributed by MLS Grid
• 2026-04-08 Listed $205,000 MRED as Distributed by MLS Grid
• 2026-03-30 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-04 Listed — MRED as Distributed by MLS Grid
• 2025-12-03 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-17 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-30 Listed — MRED as Distributed by MLS Grid
• 2022-10-28 Sold (MLS) $190,000 MRED as Distributed by MLS Grid
• 2022-10-03 Contingent — MRED as Distributed by MLS Grid
• 2022-09-30 Listed $189,900 MRED as Distributed by MLS Grid
• 2022-09-22 Contingent — MRED as Distributed by MLS Grid
• 2022-09-21 Listing Removed — MRED as Distributed by MLS Grid
• 2022-09-16 Price Changed — MRED as Distributed by MLS Grid
• 2022-09-16 Listed — MRED as Distributed by MLS Grid
• 2007-04-05 Sold (Public Records) $128,000 Public Records
• 2007-01-24 Sold (Public Records) $90,000 Public Records
• 1994-07-15 Sold (Public Records) $60,000 Public Records

Property tax history

+6.5%/yr

Latest (2023): $12,072 · +206.9% YoY. Source: county tax records.