3355 W 161st St · Markham, IL 60428

$225,000

4 bd · 2.0 ba · 1,898 sqft · SingleFamily public records · 15 Days on market

Built 1937 Est $224k · at est.

---

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 +20.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.3/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Stunning 5-Bedroom Home on a Massive 7,600 SF Corner Lot! This beautifully updated single-family home offers approximately 2,000 SF of living space and is superbly situated on a massive corner lot. Upon entering, you will be warmly greeted by an inviting, open and airy layout that seamlessly connects the living spaces. The main level features a spacious living room, 2 bedrooms, a full bathroom, and a modern kitchen with stainless steel appliances ideal for. Upstairs, you'll there are 3 additional bedrooms and another full bathroom, providing plenty of space for everyone. Enjoy central A/C, a 2-car garage, and a parking pad that easily accommodates 3 additional vehicles. The expansive backya

Key facts

• 2 garage spots
• Built 1937

Property features AI

Finance

• Other: Possession at closing; Earnest money is held
• HOA & community: No master association fee required

Exterior

• Parking: Owned garage (2 garage spaces, 2 total parking spaces)
• Home design: Detached single-family home; 2 stories; Built before 1978 (original construction 81–90 years old)
• Construction: Built approximately 81–90 years ago
• Exterior features: Located within Markham corporate limits

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 5 bedrooms (Master bedroom located on the second level; other bedrooms on main and second levels)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air
• Interior features: 7 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 65 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 $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $221,625 (1.5% below list)

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $223,964
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16219 Turner Ave	0.17mi	4/2.0	1,900 (+0%)	6mo	$230,000	$121	86
16124 Kedzie Ave	0.22mi	3/2.0 (-1)	1,856 (-2%)	18mo	$170,000	$92	66
16408 S Turner Ave	0.39mi	4/2.0	2,100 (+11%)	2mo	$247,000	$118	63
3336 W 161st St	0.03mi	3/1.0 (-1)	1,747 (-8%)	17mo	$55,000	$31	62
16342 Homan Ave	0.33mi	4/2.0	2,050 (+8%)	12mo	$240,000	$117	61
16303 Homan Ave	0.26mi	3/2.0 (-1)	1,694 (-11%)	7mo	$240,000	$142	60
16314 Homan Ave	0.28mi	4/2.5	2,182 (+15%)	5mo	$280,000	$128	56
3542 W 160th St	0.29mi	4/2.5	2,139 (+13%)	14mo	$267,000	$125	52
3702 Rose Manor Ter	0.42mi	3/2.0 (-1)	2,010 (+6%)	19mo	$164,000	$82	50
15624 Sawyer Ave	0.60mi	3/2.5 (-1)	2,058 (+8%)	8mo	$213,000	$103	44
16474 Belleplaine Dr	0.49mi	3/2.5 (-1)	1,681 (-11%)	13mo	$225,000	$134	40
3830 Sunset Ave	0.66mi	3/1.0 (-1)	1,629 (-14%)	14mo	$165,000	$101	25

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: 28.1%
• Equity multiple: 3.23×
• Total profit: $140,379
• Equity at exit: $202,698

10-year hold

• IRR: 24.5%
• Equity multiple: 7.34×
• Total profit: $399,462
• Equity at exit: $437,126

Cash invested: $63,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,322 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $280

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 83%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3952 153rd St Midlothian, IL	4.0	2.0	1677	$2,396	$1.43	2d	1	1.41mi
3900 171st St Country Club Hills, IL	3.0	1.0	1750	$2,250	$1.29	8d	1	1.44mi

Listing history 10 events

1. 2026-06-18
   days on market $225,000 Coming Soon 15 DOM
2. 2026-06-17
   days on market $225,000 Coming Soon 14 DOM
3. 2026-06-16
   days on market $225,000 Coming Soon 13 DOM
4. 2026-06-15
   days on market $225,000 Coming Soon 12 DOM
5. 2026-06-13
   days on market $225,000 Coming Soon 10 DOM
6. 2026-06-09
   days on market $225,000 Coming Soon 6 DOM
7. 2026-06-08
   days on market $225,000 Coming Soon 5 DOM
8. 2026-06-07
   days on market $225,000 Coming Soon 4 DOM
9. 2026-06-04
   remarks 699-char remark
10. 2026-06-04
    listed $225,000 Coming Soon 1 DOM

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

Taxation est. · year 1

• Rental income: $27,865
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,229
• − Management: −$2,229
• − Depreciation: −$6,545
• Taxable loss: −$242
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $3,412/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): 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