16438 Wood St · Markham, IL 60428

$59,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 189 Days on market

Built 1964 Fair condition 5,941 sqft lot $61/sqft · 61% below area

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0

Listing remarks MLS

This is a Fannie Mae Homepath Property and you can buy it for as little as 3% down! This home is approved for Homepath and Homepath Renovation Mortgage Financing. Take advantage of the 3.5% Closing Cost/Appliance incentive if owner occupant buyer closes by June 30, 2010. Call lister for details. Easy living 1 level with 3 beds, 1 bath and nice backyard.

Key facts

• 5,941 sq ft lot
• 2 parking spots
• Built 1964

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.3% vs local median 10.5% 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.
• 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.
• Zoned schools: Barack H Obama Learning Academy (math 24% / reading 24%, grade F, #850 of 2,056 statewide, top 45%, 468 students, 0% FRL); Thornwood High School (math 8% / reading 9%, grade F, #584 of 693 statewide, top 85%, 1,996 students, 0% FRL).
• Market conditions: 106 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $2,319/mo this rent would consume 52% of the median local household income ($53k/yr) (locally 32% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $6k of equity ($408 loan paydown + $6k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $20k; list at $59k implies a 196% gain — meaningful room to come down on a strong offer.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.93% ✓
• Cap rate: 35.26%
• Cash-on-cash: 103.45%
• DSCR: 5.60
• GRM: 2.1

CMA / ARV

• ARV (median comp): $151,614
• List price: $59,000
• Delta: -61.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16222 Honore Ave	0.29mi	3/1.0	965 (+0%)	2mo	$135,000	$140	84
16140 Marshfield Ave	0.42mi	3/1.0	948 (-1%)	0mo	$160,000	$169	78
16317 Ashland Ave	0.33mi	3/1.0	1,014 (+6%)	1mo	$195,000	$192	75
16343 Dixie Hwy	0.24mi	3/1.0	1,040 (+8%)	1mo	$162,000	$156	74
16807 Wood St	0.44mi	3/1.0	985 (+3%)	5mo	$90,000	$91	71
16510 Winchester Ave	0.20mi	3/1.5	1,051 (+10%)	3mo	$80,000	$76	71
16641 Paulina St	0.30mi	3/1.0	1,050 (+9%)	1mo	$185,000	$176	70
16549 Hermitage Ave	0.17mi	3/1.5	1,087 (+13%)	3mo	$153,000	$141	66
16784 Trapet Ave	0.60mi	3/1.0	970 (+1%)	5mo	$96,000	$99	66
1716 W 163rd St	0.24mi	3/1.0	1,092 (+14%)	2mo	$136,200	$125	64
16951 Winchester Ave	0.64mi	3/1.5	864 (-10%)	1mo	$197,000	$228	51
1833 170th St	0.70mi	3/1.0	1,078 (+12%)	0mo	$37,500	$35	46

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: —
• Equity multiple: 8.44×
• Total profit: $122,874
• Equity at exit: $53,152

10-year hold

• IRR: —
• Equity multiple: 18.59×
• Total profit: $290,582
• Equity at exit: $114,624

Cash invested: $16,520 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 38 active · 37 under contract
• Months of supply: 9.1 mo (11%/mo absorbed)
• Median asking: $149,950 ($143/sqft)
• Median days on market: 66 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: +10.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 60428

• Home prices YoY: 8.5%
• Active inventory: 106
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $2,319 high
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $1,424

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,465	-5% $1,445	+0% $1,424	+5% $1,404	+10% $1,383
Rent	-10% $1,241	-5% $1,333	+0% $1,424	+5% $1,516	+10% $1,607
Rate	-1.0pp $1,454	-0.5pp $1,439	base $1,424	+0.5pp $1,409	+1.0pp $1,393

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: $14,750
• Closing costs: $1,770
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16340 Ashland Ave Markham, IL	3.0	1.0	956	$2,500	$2.62	51d	1	0.27mi
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	138d	1	0.44mi
16775 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,150	$2.48	32d	1	0.89mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,200	$2.54	96d	1	0.90mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	3d	1	0.93mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	0d	1	0.93mi
16352 Oxford Dr Markham, IL	3.0	1.0	967	$2,500	$2.59	0d	1	1.12mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	165d	1	1.33mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,625	$1.49	121d	1	1.33mi
17141 Highland Ave Hazel Crest, IL	3.0	1.0	1100	$2,350	$2.14	20d	1	1.48mi

Property features AI

Finance

• Other: Parcel number: 29194110530000
• HOA & community: No master association fee required

Exterior

• Parking: 2 parking spaces
• Utilities: Public waterPublic sewer
• Home design: Detached single-family homeOne-story layoutFee simple ownershipBuilt before 1978
• Construction: Aluminum siding, vinyl siding and brick exterior
• Exterior features: 30 x 150 lot dimensionsLess than 0.25 acre lot

Interior

• Kitchen: Kitchen on the main level (approx. 8 x 12)
• Bedrooms: Master bedroom on the main level (approx. 12 x 20)Two additional main-level bedrooms (each approx. 12 x 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heatingForced air heating
• Interior features: 5 total roomsSchool bus service and commuter transit nearbyCommuter train and interstate access
• Laundry & utility: Laundry room

Listing history 50 events

1. 2026-11-08
   days on market $59,000 Active 189 DOM
2. 2026-11-07
   days on market $59,000 Active 188 DOM
3. 2026-11-06
   days on market $59,000 Active 187 DOM
4. 2026-11-05
   days on market $59,000 Active 186 DOM
5. 2026-11-04
   days on market $59,000 Active 185 DOM
6. 2026-11-02
   days on market $59,000 Active 183 DOM
7. 2026-11-01
   days on market $59,000 Active 182 DOM
8. 2026-10-31
   days on market $59,000 Active 181 DOM
9. 2026-10-30
   statusdays on market $59,000 Active 180 DOM
10. 2026-10-29
    days on market $59,000 Contingent - Continue to Show 179 DOM
11. 2026-10-28
    days on market $59,000 Contingent - Continue to Show 178 DOM
12. 2026-10-27
    days on market $59,000 Contingent - Continue to Show 177 DOM
13. 2026-10-26
    days on market $59,000 Contingent - Continue to Show 176 DOM
14. 2026-10-25
    days on market $59,000 Contingent - Continue to Show 175 DOM
15. 2026-10-24
    days on market $59,000 Contingent - Continue to Show 174 DOM
16. 2026-10-23
    days on market $59,000 Contingent - Continue to Show 173 DOM
17. 2026-10-22
    days on market $59,000 Contingent - Continue to Show 172 DOM
18. 2026-10-21
    days on market $59,000 Contingent - Continue to Show 171 DOM
19. 2026-10-20
    days on market $59,000 Contingent - Continue to Show 170 DOM
20. 2026-10-19
    days on market $59,000 Contingent - Continue to Show 169 DOM
21. 2026-10-18
    days on market $59,000 Contingent - Continue to Show 168 DOM
22. 2026-10-17
    days on market $59,000 Contingent - Continue to Show 167 DOM
23. 2026-10-16
    days on market $59,000 Contingent - Continue to Show 166 DOM
24. 2026-10-15
    days on market $59,000 Contingent - Continue to Show 165 DOM
25. 2026-10-14
    days on market $59,000 Contingent - Continue to Show 164 DOM
26. 2026-10-13
    days on market $59,000 Contingent - Continue to Show 163 DOM
27. 2026-10-12
    days on market $59,000 Contingent - Continue to Show 162 DOM
28. 2026-10-11
    days on market $59,000 Contingent - Continue to Show 161 DOM
29. 2026-10-10
    days on market $59,000 Contingent - Continue to Show 160 DOM
30. 2026-10-09
    days on market $59,000 Contingent - Continue to Show 159 DOM
31. 2026-10-08
    days on market $59,000 Contingent - Continue to Show 158 DOM
32. 2026-10-07
    days on market $59,000 Contingent - Continue to Show 157 DOM
33. 2026-10-06
    days on market $59,000 Contingent - Continue to Show 156 DOM
34. 2026-10-05
    days on market $59,000 Contingent - Continue to Show 155 DOM
35. 2026-10-04
    days on market $59,000 Contingent - Continue to Show 154 DOM
36. 2026-10-04
    days on market $59,000 Contingent - Continue to Show 153 DOM
37. 2026-10-02
    days on market $59,000 Contingent - Continue to Show 152 DOM
38. 2026-10-01
    days on market $59,000 Contingent - Continue to Show 151 DOM
39. 2026-09-30
    days on market $59,000 Contingent - Continue to Show 150 DOM
40. 2026-09-29
    days on market $59,000 Contingent - Continue to Show 149 DOM
41. 2026-09-28
    days on market $59,000 Contingent - Continue to Show 148 DOM
42. 2026-09-27
    days on market $59,000 Contingent - Continue to Show 147 DOM
43. 2026-09-26
    days on market $59,000 Contingent - Continue to Show 146 DOM
44. 2026-09-25
    days on market $59,000 Contingent - Continue to Show 145 DOM
45. 2026-09-24
    days on market $59,000 Contingent - Continue to Show 144 DOM
46. 2026-09-23
    days on market $59,000 Contingent - Continue to Show 143 DOM
47. 2026-09-22
    statusdays on market $59,000 Contingent - Continue to Show 142 DOM
48. 2026-09-21
    days on market $59,000 Active 141 DOM
49. 2026-09-20
    days on market $59,000 Active 140 DOM
50. 2026-09-19
    days on market $59,000 Active 139 DOM

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% 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: $27,826
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$2,226
• − Management: −$2,226
• − Depreciation: −$1,716
• Taxable income: $17,173
• Est. tax owed @ 24.0%: −$4,121
• After-tax cash flow: $12,968/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $24,000–$43,200 screening

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, exterior, and interior walls.

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Hvac (hvac) — No HVAC unit visible in photos
• Major Windows (windows) — No windows visible in photos
• Major Electrical (electrical) — No electrical panel visible in photos
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — No exterior siding visible in photos

Repairs flagged

• Major Kitchen countertops — Severe wear and tear, likely requiring replacement.
• Major Kitchen cabinetry — Outdated and in poor condition, needs replacement.
• Major Kitchen backsplash — Dated and in poor condition, needs replacement.
• Moderate Exterior siding — Weathered and in need of repainting or replacement.
• Minor Landscaping — Sparse and in need of some maintenance.

Value-add opportunities

• Resale Replace kitchen countertops and cabinetry — Modernizing the kitchen will significantly enhance its appeal to potential buyers. ↑
• Both Paint interior walls and exterior siding — Improving the curb appeal and interior will attract both buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 16/100

Zoned Schools

Elementary Barack H Obama Learning Academy F IL #850/2,056 Nat'l #30,133/41,679 High Thornwood High School F IL #584/693 Nat'l #16,618/17,239

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

B Composite livability gradescore 76/100

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
• County: Cook · 5,347,519 people
• City population: 10,980
• Metro: Chicago-Naperville-Elgin, IL-IN
• Population (ZIP): 10,980
• Household income: $53,059
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 32% of renters

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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%

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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%
• Languages at home: 86% English-only · Spanish 14%

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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

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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

Property features AI

Finance

• Other: Parcel number: 29194110530000
• HOA & community: No master association fee required

Exterior

• Parking: 2 parking spaces
• Utilities: Public waterPublic sewer
• Home design: Detached single-family homeOne-story layoutFee simple ownershipBuilt before 1978
• Construction: Aluminum siding, vinyl siding and brick exterior
• Exterior features: 30 x 150 lot dimensionsLess than 0.25 acre lot

Interior

• Kitchen: Kitchen on the main level (approx. 8 x 12)
• Bedrooms: Master bedroom on the main level (approx. 12 x 20)Two additional main-level bedrooms (each approx. 12 x 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heatingForced air heating
• Interior features: 5 total roomsSchool bus service and commuter transit nearbyCommuter train and interstate access
• Laundry & utility: Laundry room

Price history

+51.3% since first listed

16 events — show timeline

• 2026-05-12 Contingent — MRED as Distributed by MLS Grid
• 2026-05-01 Listed $59,000 MRED as Distributed by MLS Grid
• 2017-06-11 Listing Removed — MRED as Distributed by MLS Grid
• 2017-05-09 Price Changed — MRED as Distributed by MLS Grid
• 2017-04-11 Price Changed — MRED as Distributed by MLS Grid
• 2017-03-15 Price Changed — MRED as Distributed by MLS Grid
• 2017-03-11 Price Changed — MRED as Distributed by MLS Grid
• 2017-03-08 Price Changed — MRED as Distributed by MLS Grid
• 2017-03-03 Price Changed — MRED as Distributed by MLS Grid
• 2017-01-31 Listed — MRED as Distributed by MLS Grid
• 2010-07-06 Sold (MLS) $19,900 MRED as Distributed by MLS Grid
• 2010-06-09 Pending — MRED as Distributed by MLS Grid
• 2010-05-20 Listed $19,900 MRED as Distributed by MLS Grid
• 2006-04-03 Listing Removed — MRED as Distributed by MLS Grid
• 2006-01-19 Listed — MRED as Distributed by MLS Grid
• 1985-07-19 Sold (Public Records) $39,000 Public Records

Property tax history

+5.5%/yr

Latest (2023): $3,812 · +475.3% YoY. Source: county tax records.