16353 Sawyer Ave · Markham, IL 60428

$189,900

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 40 Days on market

Built 1957 10,358 sqft lot Est $167k · 14% over

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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 +27.1/30.0
• Appreciation +10.0/10.0
• DSCR +9.4/10.0
• 1% rule +7.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +1.3/15.0

Listing remarks MLS

Tremendous corner lot size without double taxes! Seller willing to assist with closing costs for a full price offer. The Sawyer sits on an oversized lot with a 2.5 car garage + 1 carport. This ranch style home features an updated kitchen and bath. Brand new A/C, Central Heat, and updated plumbing. Less than a 3 minute drive to I-57 and I-80. Only 5 minutes to I-294. Multiple shopping options nearby including the shops at 167th & Pulaski Rd. Markham is experiencing a population boom over the past 3 years, get in now. This ranch property would be a great rental property due to the low list price. Priced to move! Great way to start your investment portfolio. This home would qualify for $7,500 IDHA grant for first time buyers!

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1957

Property features AI

Finance

• Other: Property not currently leased; Special service area: No; Possession at closing
• HOA & community: No master association fee required; Community features: curbs, paved streets

Exterior

• Parking: Detached garage (owned); Approximately 2.5 garage/total parking spaces; Garage door opener; Carport; Side driveway with asphalt surface
• Utilities: Water: Lake Michigan and public; Sewer: Public sewer and storm sewer; Electric: 100 amp service
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Entry on main level; Rehab planned/completed in 2026; Facing/direction not specified
• Construction: Vinyl siding exterior; Asphalt roof; Concrete perimeter foundation; Built approximately 61–70 years ago (built before 1978)
• Exterior features: Patio; Fenced yard; Corner lot; Curbs and paved streets; School bus and commuter bus access; nearby interstate access

Interior

• Kitchen: Kitchen on main level (approx. 7 x 11)
• Bedrooms: Master bedroom on main level (approx. 11 x 10); Bedroom on main level (approx. 6 x 11); Bedroom on main level (approx. 9 x 9)
• Bathrooms: One full bathroom (first floor)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Six total rooms
• Laundry & utility: Main-level laundry (approx. 10 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% 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.
• 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; 5 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 $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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; list at $190k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $166,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16155 Kedzie Pkwy	0.27mi	3/1.0	1,048 (-6%)	1mo	$215,000	$205	76
16516 Turner Ave	0.24mi	3/1.0	1,200 (+7%)	2mo	$70,000	$58	76
16213 Saint Louis Ave	0.37mi	3/1.0	1,060 (-5%)	2mo	$55,000	$52	72
16202 Saint Louis Ave	0.40mi	3/1.0	1,060 (-5%)	2mo	$129,900	$123	71
3027 Wilshire Ave	0.33mi	3/1.0	1,025 (-8%)	3mo	$155,000	$151	68
2926 Sussex Ave	0.52mi	3/1.0	1,048 (-6%)	1mo	$129,900	$124	64
16302 Trumbull Ave	0.30mi	3/1.0	1,260 (+12%)	2mo	$139,900	$111	64
3048 Sherwood Ave	0.47mi	2/1.0 (-1)	1,048 (-6%)	2mo	$161,000	$154	61
16309 Plymouth Dr	0.65mi	3/1.0	1,051 (-6%)	2mo	$170,000	$162	58
16030 Saint Louis Ave	0.54mi	3/1.5	1,228 (+10%)	3mo	$200,000	$163	55
16641 Sawyer Ave	0.35mi	4/1.5 (+1)	1,260 (+12%)	3mo	$188,000	$149	53
16358 Plymouth Dr	0.60mi	3/1.0	993 (-11%)	2mo	$138,999	$140	52

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: 33.2%
• Equity multiple: 3.59×
• Total profit: $137,756
• Equity at exit: $171,077

10-year hold

• IRR: 28.7%
• Equity multiple: 8.13×
• Total profit: $378,862
• Equity at exit: $368,934

Cash invested: $53,172 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,409 high
• Mortgage (P&I): −$996
• Tax from tax record: −$290 /mo · $3,486/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $538

Break-even live

Break-even rent $1,728

Max offer price $189,900

Occupancy floor 73%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	1d	1	1.12mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	1d	1	1.33mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	1d	1	1.37mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	1d	1	1.41mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	1d	1	1.44mi

Listing history 26 events

1. 2026-06-15
   days on market $189,900 Active 40 DOM
2. 2026-06-13
   days on market $189,900 Active 38 DOM
3. 2026-06-09
   days on market $189,900 Active 34 DOM
4. 2026-06-08
   days on market $189,900 Active 33 DOM
5. 2026-06-07
   days on market $189,900 Active 32 DOM
6. 2026-06-04
   days on market $189,900 Active 29 DOM
7. 2026-06-03
   days on market $189,900 Active 28 DOM
8. 2026-06-02
   days on market $189,900 Active 27 DOM
9. 2026-06-01
   days on market $189,900 Active 26 DOM
10. 2026-05-31
    days on market $189,900 Active 25 DOM
11. 2026-05-22
    price $189,900
12. 2026-05-11
    price $194,000
13. 2026-05-06
    listed $199,000 Active
14. 2023-04-21
    soldstatus $90,500
15. 2023-04-03
    soldstatus $90,300 736-char remark

    Show marketing remark (736 chars)

    Tremendous corner lot size without double taxes! Seller willing to assist with closing costs for a full price offer. The Sawyer sits on an oversized lot with a 2.5 car garage + 1 carport. This ranch style home features an updated kitchen and bath. Brand new A/C, Central Heat, and updated plumbing. Less than a 3 minute drive to I-57 and I-80. Only 5 minutes to I-294. Multiple shopping options nearby including the shops at 167th & Pulaski Rd. Markham is experiencing a population boom over the past 3 years, get in now. This ranch property would be a great rental property due to the low list price. Priced to move! Great way to start your investment portfolio. This home would qualify for $7,500 IDHA grant for first time buyers!

16. 2023-03-10
    listed $90,000 736-char remark

    Show marketing remark (736 chars)

    Tremendous corner lot size without double taxes! Seller willing to assist with closing costs for a full price offer. The Sawyer sits on an oversized lot with a 2.5 car garage + 1 carport. This ranch style home features an updated kitchen and bath. Brand new A/C, Central Heat, and updated plumbing. Less than a 3 minute drive to I-57 and I-80. Only 5 minutes to I-294. Multiple shopping options nearby including the shops at 167th & Pulaski Rd. Markham is experiencing a population boom over the past 3 years, get in now. This ranch property would be a great rental property due to the low list price. Priced to move! Great way to start your investment portfolio. This home would qualify for $7,500 IDHA grant for first time buyers!

17. 2018-03-02
    soldstatus $85,000
18. 2018-02-28
    soldstatus $85,000 Closed Sale 738-char remark

    Show marketing remark (738 chars)

    Tremendous corner lot size without double taxes! Seller willing to assist with closing costs for a full price offer. The Sawyer sits on an oversized lot with a 2.5 car garage + 1 carport. This ranch style home features an updated kitchen and bath. Brand new A/C, Central Heat, and updated plumbing. Less than a 3 minute drive to I-57 and I-80. Only 5 minutes to I-294. Multiple shopping options nearby including the shops at 167th & Pulaski Rd. Markham is experiencing a population boom over the past 3 years, get in now. This ranch property would be a great rental property due to the low list price. Priced to move! Great way to start your investment portfolio. This home would qualify for $7,500 IDHA grant for first time buyers!

19. 2018-01-11
    status Contingent (Do Not Show) 738-char remark

    Show marketing remark (738 chars)

    Tremendous corner lot size without double taxes! Seller willing to assist with closing costs for a full price offer. The Sawyer sits on an oversized lot with a 2.5 car garage + 1 carport. This ranch style home features an updated kitchen and bath. Brand new A/C, Central Heat, and updated plumbing. Less than a 3 minute drive to I-57 and I-80. Only 5 minutes to I-294. Multiple shopping options nearby including the shops at 167th & Pulaski Rd. Markham is experiencing a population boom over the past 3 years, get in now. This ranch property would be a great rental property due to the low list price. Priced to move! Great way to start your investment portfolio. This home would qualify for $7,500 IDHA grant for first time buyers!

20. 2017-11-10
    listed $85,000 New 738-char remark

    Show marketing remark (738 chars)

    Tremendous corner lot size without double taxes! Seller willing to assist with closing costs for a full price offer. The Sawyer sits on an oversized lot with a 2.5 car garage + 1 carport. This ranch style home features an updated kitchen and bath. Brand new A/C, Central Heat, and updated plumbing. Less than a 3 minute drive to I-57 and I-80. Only 5 minutes to I-294. Multiple shopping options nearby including the shops at 167th & Pulaski Rd. Markham is experiencing a population boom over the past 3 years, get in now. This ranch property would be a great rental property due to the low list price. Priced to move! Great way to start your investment portfolio. This home would qualify for $7,500 IDHA grant for first time buyers!

21. 2007-04-24
    soldstatus $123,000
22. 2007-04-06
    soldstatus $123,000
23. 2007-02-19
    historical
24. 2007-02-02
    listed $124,900
25. 2006-12-27
    soldstatus $62,000
26. 1978-07-27
    soldstatus $30,000

ⓘ 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: $3,486 · $290/mo
• Projected year-2 tax: $3,898 · $325/mo
• Expected delta: +$413/yr (+$34/mo · 11.8%)

ⓘ 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: $28,912
• − Mortgage interest: −$10,637
• − Property taxes: −$3,486
• − Insurance: −$950
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − Depreciation: −$5,524
• Taxable income: $3,690
• Est. tax owed @ 24.0%: −$886
• After-tax cash flow: $5,570/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

+533.0% since first listed

16 events — show timeline

• 2026-05-22 Price Changed $189,900 MRED as Distributed by MLS Grid
• 2026-05-11 Price Changed $194,000 MRED as Distributed by MLS Grid
• 2026-05-06 Listed $199,000 MRED as Distributed by MLS Grid
• 2023-04-21 Sold (Public Records) $90,500 Public Records
• 2023-04-03 Sold (MLS) $90,300 MRED as Distributed by MLS Grid
• 2023-03-10 Listed $90,000 MRED as Distributed by MLS Grid
• 2018-03-02 Sold (Public Records) $85,000 Public Records
• 2018-02-28 Sold (MLS) $85,000 MRED as Distributed by MLS Grid
• 2018-01-11 Pending — MRED as Distributed by MLS Grid
• 2017-11-10 Listed $85,000 MRED as Distributed by MLS Grid
• 2007-04-24 Sold (Public Records) $123,000 Public Records
• 2007-04-06 Sold (MLS) $123,000 MRED as Distributed by MLS Grid
• 2007-02-19 Listing Removed — MRED as Distributed by MLS Grid
• 2007-02-02 Listed $124,900 MRED as Distributed by MLS Grid
• 2006-12-27 Sold (Public Records) $62,000 Public Records
• 1978-07-27 Sold (Public Records) $30,000 Public Records

Property tax history

+1.3%/yr

Latest (2023): $3,486 · -22.6% YoY. Source: county tax records.