3231 Roesner Dr · Markham, IL 60428

$114,900

4 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 32 Days on market

Built 1958 7,200 sqft lot Est $228k · 50% 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

Huge sprawling 4 bed, 2 bath ranch in a sought-after South Suburban location! This spacious home offers endless potential with large living areas, generous bedroom sizes, and a layout perfect for creating your dream home. Situated on a huge fenced-in yard, there is plenty of room for entertaining, pets, or outdoor enjoyment. Property is being sold as-is, where-is, making it a great opportunity for investors, rehabbers, or buyers looking to add their own finishing touches. Don't miss the chance to make this beautiful ranch your own!

Key facts

• Sprawling ranch
• Large living areas
• Fenced-in yard

Tags

• FENCED-IN YARD
• SPRAWLING RANCH
• LARGE LIVING AREAS
• GENEROUS BEDROOM SIZES

Property features AI

Finance

• Other: Living area source: Assessor; Possession at closing; Earnest money held
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story residence; Fee simple ownership; Rehab completed in 2026
• Construction: Frame construction; Built 61–70 years ago; Property built before 1978
• Exterior features: Lot dimensions approximately 60 x 120; Lot is less than 0.25 acre

Interior

• Kitchen: Kitchen on main level (12 x 10)
• Bedrooms: 4 bedrooms (all on main level); Master bedroom on main level (20 x 18); Bedroom — 15 x 12 (main level); Bedroom — 12 x 12 (main level); Bedroom — 12 x 12 (main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partially finished full basement; 7 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $920 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 10.2% 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: 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 $12k of equity ($794 loan paydown + $11k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $88k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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: 2.16% ✓
• Cap rate: 15.90%
• Cash-on-cash: 34.32%
• DSCR: 2.53
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $228,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15433 Crocket Ln	0.55mi	4/1.0	1,422 (+6%)	2mo	$60,000	$42	61
15235 Lawndale Ave	0.52mi	3/1.5 (-1)	1,394 (+4%)	7mo	$175,000	$126	59
15300 Parkside Dr	0.45mi	3/2.5 (-1)	1,296 (-4%)	7mo	$160,000	$123	58
3469 W 155th St	0.59mi	4/2.5	1,372 (+2%)	8mo	$260,000	$190	58
15053 Lawndale Ave	0.64mi	3/1.5 (-1)	1,379 (+3%)	6mo	$247,500	$179	55
15222 Hamlin Ave	0.68mi	3/1.5 (-1)	1,412 (+5%)	3mo	$235,000	$166	52
15328 Parkside Dr	0.53mi	3/1.0 (-1)	1,224 (-9%)	3mo	$155,000	$127	51
15215 Hamlin Ave	0.66mi	3/1.5 (-1)	1,405 (+4%)	7mo	$239,000	$170	51
15450 Millard Ave	0.63mi	3/2.0 (-1)	1,435 (+7%)	5mo	$245,000	$171	48
15222 Lawndale Ave	0.56mi	5/1.5 (+1)	1,169 (-13%)	1mo	$285,000	$244	46
14832 Clifton Park Ave	0.73mi	4/2.5	1,474 (+10%)	0mo	$269,000	$182	46
15700 Turner Ave	0.69mi	4/1.0	1,536 (+14%)	3mo	$199,900	$130	40

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: 50.6%
• Equity multiple: 4.77×
• Total profit: $121,363
• Equity at exit: $103,511

10-year hold

• IRR: 44.3%
• Equity multiple: 10.69×
• Total profit: $311,683
• Equity at exit: $223,225

Cash invested: $32,172 (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: 3.9×

Monthly cashflow live

• Estimated rent: $2,477 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$386 /mo · $4,636/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $920

Break-even live

Break-even rent $1,312

Max offer price $114,900

Occupancy floor 58%

Sensitivity live

Price	-10% $985	-5% $953	+0% $920	+5% $888	+10% $855
Rent	-10% $724	-5% $822	+0% $920	+5% $1,018	+10% $1,116
Rate	-1.0pp $978	-0.5pp $949	base $920	+0.5pp $890	+1.0pp $860

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: $28,725
• Closing costs: $3,447
• 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	0.92mi
14336 S Harrison Ave Posen, IL	4.0	3.0	1707	$2,600	$1.52	2d	1	1.38mi

Listing history 17 events

1. 2026-06-21
   days on market $114,900 Active 32 DOM
2. 2026-06-18
   days on market $114,900 Active 29 DOM
3. 2026-06-17
   days on market $114,900 Active 28 DOM
4. 2026-06-16
   days on market $114,900 Active 27 DOM
5. 2026-06-15
   days on market $114,900 Active 26 DOM
6. 2026-06-13
   days on market $114,900 Active 24 DOM
7. 2026-06-09
   days on market $114,900 Active 20 DOM
8. 2026-06-08
   days on market $114,900 Active 19 DOM
9. 2026-06-07
   days on market $114,900 Active 18 DOM
10. 2026-06-04
    days on market $114,900 Active 15 DOM
11. 2026-06-03
    days on market $114,900 Active 14 DOM
12. 2026-06-02
    days on market $114,900 Active 13 DOM
13. 2026-06-01
    days on market $114,900 Active 12 DOM
14. 2026-05-31
    days on market $114,900 Active 11 DOM
15. 2026-05-20
    listed $114,900 Active
16. 2009-02-03
    soldstatus $88,000
17. 1984-02-01
    soldstatus $42,900

ⓘ 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: $4,636 · $386/mo
• Projected year-2 tax: $4,636 · $386/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 6/10 Major FEMA zone X (unshaded) · 89% 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: $29,723
• − Mortgage interest: −$6,436
• − Property taxes: −$4,636
• − Insurance: −$574
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − Depreciation: −$3,343
• Taxable income: $9,979
• Est. tax owed @ 24.0%: −$2,395
• After-tax cash flow: $8,646/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

Price history

+167.8% since first listed

3 events — show timeline

• 2026-05-20 Listed $114,900 MRED as Distributed by MLS Grid
• 2009-02-03 Sold (Public Records) $88,000 Public Records
• 1984-02-01 Sold (Public Records) $42,900 Public Records

Property tax history

+3.7%/yr

Latest (2023): $4,636 · +263.1% YoY. Source: county tax records.