16215 Clifton Park Ave · Markham, IL 60428

$119,900

3 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 98 Days on market

Built 1963 5,318 sqft lot Est $175k · 32% 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

There are no remarks available.

Key facts

• Screened-in porch
• Attached garage
• Double lot

Tags

• DOUBLE LOT
• BRAND NEW KITCHEN CABINETS
• SCREENED-IN PORCH
• ATTACHED GARAGE
• DETACHED GARAGE

Property features AI

Finance

• Other: Parcel numbers on file; Directions: Kedzie to 163rd West to Clifton Park then north to address
• HOA & community: No master association fee required

Exterior

• Parking: 3 parking spaces; 3-car garage (attached/detached, owned); Asphalt driveway
• Utilities: Lake Michigan water; Public sewer
• Home design: Detached single-family home; 1.5-story layout; Fee simple ownership; Built before 1978
• Construction: Vinyl siding; Asphalt roof; Estimated age: 61–70 years
• Exterior features: Lot dimensions approximately 80 x 134; Less than 0.25 acre lot; Commuter bus and interstate access nearby

Interior

• Kitchen: Kitchen on lower level (10 x 10)
• Bedrooms: 3 bedrooms; Master bedroom on main level (12 x 12); Second-floor bedroom (12 x 20); Second-floor bedroom (12 x 13)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating
• Interior features: 6 total rooms; Separate dining room; Enclosed porch; Crawl space basement
• Laundry & utility: Main-level laundry (7 x 14)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y 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 $90k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.02% ✓
• Cap rate: 16.60%
• Cash-on-cash: 36.82%
• DSCR: 2.64
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $175,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16302 Trumbull Ave	0.15mi	3/1.0	1,260 (-4%)	2mo	$139,900	$111	85
16030 Saint Louis Ave	0.21mi	3/1.5	1,228 (-6%)	3mo	$200,000	$163	76
3417 W 161st St	0.19mi	3/1.0	1,413 (+8%)	8mo	$77,500	$55	72
3737 Rose Manor Ter	0.37mi	2/1.0 (-1)	1,210 (-8%)	0mo	$165,000	$136	65
16516 Turner Ave	0.45mi	3/1.0	1,200 (-8%)	2mo	$70,000	$58	64
3620 Arthur Ter	0.16mi	2/1.0 (-1)	1,135 (-13%)	8mo	$162,900	$144	59
16426 Homan Ave	0.33mi	3/3.0	1,419 (+8%)	6mo	$190,000	$134	58
15823 S Saint Louis Ave	0.49mi	3/2.0	1,203 (-8%)	4mo	$220,000	$183	56
16224 Kedzie Ave	0.41mi	3/1.5	1,476 (+13%)	3mo	$127,000	$86	55
16431 Spaulding Ave	0.43mi	3/1.0	1,500 (+15%)	2mo	$75,000	$50	54
16641 Sawyer Ave	0.67mi	4/1.5 (+1)	1,260 (-4%)	3mo	$188,000	$149	53
16524 Sawyer Ave	0.53mi	4/2.0 (+1)	1,501 (+15%)	0mo	$192,500	$128	41

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: 52.6%
• Equity multiple: 4.90×
• Total profit: $130,981
• Equity at exit: $108,015

10-year hold

• IRR: 46.2%
• Equity multiple: 10.96×
• Total profit: $334,269
• Equity at exit: $232,939

Cash invested: $33,572 (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 60428

• Home prices YoY: 8.5%
• Active inventory: 65
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,428 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$209 /mo · $2,509/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $1,030

Break-even live

Break-even rent $1,124

Max offer price $119,900

Occupancy floor 53%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3900 171st St Country Club Hills, IL	3.0	1.0	1750	$2,250	$1.29	8d	1	1.23mi
16450 Roy St Oak Forest, IL	3.0	1.5	1500	$2,400	$1.60	18d	1	1.36mi
3952 153rd St Midlothian, IL	4.0	2.0	1677	$2,396	$1.43	2d	1	1.40mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	1d	1	1.50mi

Listing history 42 events

1. 2026-06-18
   days on market $119,900 Active 98 DOM
2. 2026-06-17
   days on market $119,900 Active 97 DOM
3. 2026-06-16
   days on market $119,900 Active 96 DOM
4. 2026-06-15
   days on market $119,900 Active 95 DOM
5. 2026-06-13
   days on market $119,900 Active 93 DOM
6. 2026-06-09
   days on market $119,900 Active 89 DOM
7. 2026-06-08
   days on market $119,900 Active 88 DOM
8. 2026-06-07
   days on market $119,900 Active 87 DOM
9. 2026-06-04
   days on market $119,900 Active 84 DOM
10. 2026-06-03
    days on market $119,900 Active 83 DOM
11. 2026-06-02
    days on market $119,900 Active 82 DOM
12. 2026-06-01
    days on market $119,900 Active 81 DOM
13. 2026-05-31
    days on market $119,900 Active 80 DOM
14. 2026-03-11
    listed $119,900 Active
15. 2024-08-19
    soldstatus $90,000 Closed 31-char remark

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    There are no remarks available.

16. 2024-07-11
    status Active 31-char remark

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17. 2024-06-29
    historical Contingent - Continue to Show 31-char remark

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18. 2024-06-29
    status Active 31-char remark

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    There are no remarks available.

19. 2024-05-08
    historical Contingent - Continue to Show 31-char remark

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20. 2024-05-03
    historical 31-char remark

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21. 2024-04-23
    price $90,000 31-char remark

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22. 2024-04-19
    status Active 31-char remark

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23. 2024-04-17
    historical Contingent - Continue to Show 31-char remark

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24. 2024-04-11
    status Active 31-char remark

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25. 2024-04-04
    historical Contingent - Continue to Show 31-char remark

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26. 2024-03-28
    status Temporarily No Showings 31-char remark

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27. 2024-03-01
    historical 31-char remark

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28. 2024-02-26
    price $100,000 31-char remark

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29. 2024-01-03
    price $140,000 31-char remark

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30. 2023-12-14
    listed $155,000 Active 31-char remark

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31. 2015-05-22
    soldstatus $26,000 Closed Sale 249-char remark

    Show marketing remark (249 chars)

    Cape Cod on cornet lot. 1 car attached garage. 2 car detached garage. First floor bedroom. Newer carpet. Screened in porch in back. Double lot mature trees. Roof replaced 5 years ago. New Hot water tank. Bathroom recently redone. New garage door.

32. 2015-04-01
    historical Contingent 249-char remark

    Show marketing remark (249 chars)

    Cape Cod on cornet lot. 1 car attached garage. 2 car detached garage. First floor bedroom. Newer carpet. Screened in porch in back. Double lot mature trees. Roof replaced 5 years ago. New Hot water tank. Bathroom recently redone. New garage door.

33. 2015-03-23
    status Reactivated 249-char remark

    Show marketing remark (249 chars)

    Cape Cod on cornet lot. 1 car attached garage. 2 car detached garage. First floor bedroom. Newer carpet. Screened in porch in back. Double lot mature trees. Roof replaced 5 years ago. New Hot water tank. Bathroom recently redone. New garage door.

34. 2015-01-20
    historical Contingent 249-char remark

    Show marketing remark (249 chars)

    Cape Cod on cornet lot. 1 car attached garage. 2 car detached garage. First floor bedroom. Newer carpet. Screened in porch in back. Double lot mature trees. Roof replaced 5 years ago. New Hot water tank. Bathroom recently redone. New garage door.

35. 2014-12-10
    price $25,000 249-char remark

    Show marketing remark (249 chars)

    Cape Cod on cornet lot. 1 car attached garage. 2 car detached garage. First floor bedroom. Newer carpet. Screened in porch in back. Double lot mature trees. Roof replaced 5 years ago. New Hot water tank. Bathroom recently redone. New garage door.

36. 2014-12-10
    price $26,000 249-char remark

    Show marketing remark (249 chars)

    Cape Cod on cornet lot. 1 car attached garage. 2 car detached garage. First floor bedroom. Newer carpet. Screened in porch in back. Double lot mature trees. Roof replaced 5 years ago. New Hot water tank. Bathroom recently redone. New garage door.

37. 2014-11-12
    listed $30,000 New 249-char remark

    Show marketing remark (249 chars)

    Cape Cod on cornet lot. 1 car attached garage. 2 car detached garage. First floor bedroom. Newer carpet. Screened in porch in back. Double lot mature trees. Roof replaced 5 years ago. New Hot water tank. Bathroom recently redone. New garage door.

38. 2014-11-04
    historical
39. 2014-08-01
    price Price Change
40. 2014-05-05
    listed New
41. 1999-09-14
    soldstatus $73,500
42. 1989-12-14
    soldstatus $51,000

ⓘ 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: $2,509 · $209/mo
• Projected year-2 tax: $2,615 · $218/mo
• Expected delta: +$106/yr (+$9/mo · 4.2%)

ⓘ 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: $29,133
• − Mortgage interest: −$6,716
• − Property taxes: −$2,509
• − Insurance: −$600
• − Repairs & maintenance: −$2,331
• − Management: −$2,331
• − Depreciation: −$3,488
• Taxable income: $11,159
• Est. tax owed @ 24.0%: −$2,678
• After-tax cash flow: $9,683/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

+135.1% since first listed

29 events — show timeline

• 2026-03-11 Listed $119,900 MRED as Distributed by MLS Grid
• 2024-08-19 Sold (MLS) $90,000 MRED as Distributed by MLS Grid
• 2024-07-11 Relisted — MRED as Distributed by MLS Grid
• 2024-06-29 Contingent — MRED as Distributed by MLS Grid
• 2024-06-29 Relisted — MRED as Distributed by MLS Grid
• 2024-05-08 Contingent — MRED as Distributed by MLS Grid
• 2024-05-03 Listing Removed — MRED as Distributed by MLS Grid
• 2024-04-23 Price Changed $90,000 MRED as Distributed by MLS Grid
• 2024-04-19 Relisted — MRED as Distributed by MLS Grid
• 2024-04-17 Contingent — MRED as Distributed by MLS Grid
• 2024-04-11 Relisted — MRED as Distributed by MLS Grid
• 2024-04-04 Contingent — MRED as Distributed by MLS Grid
• 2024-03-28 Relisted — MRED as Distributed by MLS Grid
• 2024-03-01 Listing Removed — MRED as Distributed by MLS Grid
• 2024-02-26 Price Changed $100,000 MRED as Distributed by MLS Grid
• 2024-01-03 Price Changed $140,000 MRED as Distributed by MLS Grid
• 2023-12-14 Listed $155,000 MRED as Distributed by MLS Grid
• 2015-05-22 Sold (MLS) $26,000 MRED as Distributed by MLS Grid
• 2015-04-01 Contingent — MRED as Distributed by MLS Grid
• 2015-03-23 Relisted — MRED as Distributed by MLS Grid
• 2015-01-20 Contingent — MRED as Distributed by MLS Grid
• 2014-12-10 Price Changed $26,000 MRED as Distributed by MLS Grid
• 2014-12-10 Price Changed $25,000 MRED as Distributed by MLS Grid
• 2014-11-12 Listed $30,000 MRED as Distributed by MLS Grid
• 2014-11-04 Listing Removed — MRED as Distributed by MLS Grid
• 2014-08-01 Price Changed — MRED as Distributed by MLS Grid
• 2014-05-05 Listed — MRED as Distributed by MLS Grid
• 1999-09-14 Sold (Public Records) $73,500 Public Records
• 1989-12-14 Sold (Public Records) $51,000 Public Records

Property tax history

+6.0%/yr

Latest (2023): $2,509 · +134.5% YoY. Source: county tax records.