1745 W 163rd St · Markham, IL 60428

$147,500

3 bd · 1.0 ba · 1,053 sqft · SingleFamily public records · 44 Days on market

Built 1959 Est $141k · at est.

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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 +5.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

BEAUTIFUL HOME, MOVE-IN READY. .!! MAIN FLOOR HAS 3 BEDROOMS, LIVING ROOM WITH HARDWOOD FLOORS, LOVELY EAT IN KITCHEN ALSO INCLUDES APPLIANCES, AND A CERAMIC BATH. BASEMENT HAS LARGE FAMILY ROOM WITH CERAMIC TILE FLOOR AND DRY BAR. ALSO ONE MORE BEDROOM, UTILITY ROOM AND A ROUGHED IN BATH. WROUGHT IRON FENCED YARD, SIDE DRIVE TO LARGE 2-CAR GARAGE. ALUMINUM EAVES AND GUTTERS. OWNER OFFERING A HOME WARRANTY. AND SELLER WILL HELP WITH CLOSING COSTS.

Key facts

• 2 garage spots
• Built 1959
• Listed 44 days

Property features AI

Finance

• Other: Parcel number 29194040680000
• Financial info: Tax exemptions: Homeowner and Senior
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2 garage spaces; Asphalt surface and side driveway; Garage door opener
• Utilities: Public water service; Public sewer service; Natural gas available; Electric service (standard)
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Built between 61-70 years ago; Was built before 1978
• Construction: Brick construction
• Exterior features: Less than 0.25 acre lot; Public water; Public sewer; School bus, commuter bus, and commuter train access nearby

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms on the main level; 1 additional bedroom in the basement (possible 4th bedroom)
• Flooring: Hardwood flooring in living room, master bedroom, and two main-level bedrooms; Wood laminate flooring in kitchen; Ceramic tile in basement family room; Other flooring in basement bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 7 total rooms; Finished full basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $817 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $143k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 10.2% in Markham — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: 65 active listings in the ZIP; 8 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 $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $63k; list at $148k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,075 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1959 — 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: 1.55% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.74%
• DSCR: 2.06
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $141,102
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16221 Hermitage Ave	0.11mi	3/1.5	1,044 (-1%)	1mo	$192,000	$184	91
16300 Winchester Ave	0.24mi	3/1.0	1,012 (-4%)	2mo	$97,500	$96	81
16444 Wolcott Ave	0.27mi	3/1.5	1,080 (+3%)	3mo	$112,500	$104	79
16207 Justine St	0.31mi	4/2.0 (+1)	1,100 (+4%)	3mo	$215,000	$195	67
16019 Myrtle Ave	0.53mi	3/1.0	1,008 (-4%)	3mo	$70,000	$69	66
1945 W 163rd St	0.25mi	3/1.0	1,188 (+13%)	4mo	$159,500	$134	64
16807 Wood St	0.62mi	3/1.0	985 (-6%)	0mo	$90,000	$91	60
16628 Winchester Ave	0.48mi	2/1.0 (-1)	1,134 (+8%)	1mo	$84,000	$74	59
16619 Marshfield Ave	0.43mi	4/2.0 (+1)	1,150 (+9%)	4mo	$240,000	$209	52
16735 Dixie Hwy	0.64mi	2/1.0 (-1)	965 (-8%)	1mo	$153,000	$159	50
16727 Head Ave	0.75mi	3/1.5	1,150 (+9%)	1mo	$157,000	$137	47
16768 Bulger Ave	0.72mi	2/1.0 (-1)	954 (-9%)	4mo	$125,000	$131	42

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: 42.1%
• Equity multiple: 4.21×
• Total profit: $132,376
• Equity at exit: $132,880

10-year hold

• IRR: 36.4%
• Equity multiple: 9.45×
• Total profit: $348,943
• Equity at exit: $286,560

Cash invested: $41,300 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,286 high
• Mortgage (P&I): −$774
• Tax from tax record: −$154 /mo · $1,850/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $817

Break-even live

Break-even rent $1,252

Max offer price $147,500

Occupancy floor 59%

Sensitivity live

Price	-10% $900	-5% $859	+0% $817	+5% $775	+10% $733
Rent	-10% $636	-5% $727	+0% $817	+5% $907	+10% $997
Rate	-1.0pp $891	-0.5pp $854	base $817	+0.5pp $779	+1.0pp $740

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	2d	1	0.29mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	2d	1	0.80mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	2d	1	1.01mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	2d	1	1.01mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	2d	1	1.07mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	2d	1	1.07mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	2d	1	1.11mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	25d	1	1.24mi

Listing history 27 events

1. 2026-06-18
   days on market $147,500 Active 44 DOM
2. 2026-06-17
   days on market $147,500 Active 43 DOM
3. 2026-06-16
   days on market $147,500 Active 42 DOM
4. 2026-06-15
   days on market $147,500 Active 41 DOM
5. 2026-06-13
   days on market $147,500 Active 39 DOM
6. 2026-06-13
   days on market $147,500 Active 38 DOM
7. 2026-06-09
   days on market $147,500 Active 35 DOM
8. 2026-06-08
   days on market $147,500 Active 34 DOM
9. 2026-06-07
   days on market $147,500 Active 33 DOM
10. 2026-06-04
    days on market $147,500 Active 30 DOM
11. 2026-06-03
    days on market $147,500 Active 29 DOM
12. 2026-06-02
    days on market $147,500 Active 28 DOM
13. 2026-06-01
    days on market $147,500 Active 27 DOM
14. 2026-05-31
    days on market $147,500 Active 26 DOM
15. 2026-05-04
    listed $147,500 Active
16. 2024-07-13
    historical $1,850
17. 2024-07-07
    listed $1,850
18. 2024-06-21
    historical $1,850
19. 2024-06-17
    listed $1,850
20. 2024-06-11
    historical $1,850
21. 2024-06-03
    listed $1,850
22. 2017-05-15
    soldstatus $63,000
23. 2017-04-24
    soldstatus $63,000 Closed Sale 451-char remark

    Show marketing remark (451 chars)

    BEAUTIFUL HOME, MOVE-IN READY. .!! MAIN FLOOR HAS 3 BEDROOMS, LIVING ROOM WITH HARDWOOD FLOORS, LOVELY EAT IN KITCHEN ALSO INCLUDES APPLIANCES, AND A CERAMIC BATH. BASEMENT HAS LARGE FAMILY ROOM WITH CERAMIC TILE FLOOR AND DRY BAR. ALSO ONE MORE BEDROOM, UTILITY ROOM AND A ROUGHED IN BATH. WROUGHT IRON FENCED YARD, SIDE DRIVE TO LARGE 2-CAR GARAGE. ALUMINUM EAVES AND GUTTERS. OWNER OFFERING A HOME WARRANTY. AND SELLER WILL HELP WITH CLOSING COSTS.

24. 2017-02-08
    status Pending 451-char remark

    Show marketing remark (451 chars)

    BEAUTIFUL HOME, MOVE-IN READY. .!! MAIN FLOOR HAS 3 BEDROOMS, LIVING ROOM WITH HARDWOOD FLOORS, LOVELY EAT IN KITCHEN ALSO INCLUDES APPLIANCES, AND A CERAMIC BATH. BASEMENT HAS LARGE FAMILY ROOM WITH CERAMIC TILE FLOOR AND DRY BAR. ALSO ONE MORE BEDROOM, UTILITY ROOM AND A ROUGHED IN BATH. WROUGHT IRON FENCED YARD, SIDE DRIVE TO LARGE 2-CAR GARAGE. ALUMINUM EAVES AND GUTTERS. OWNER OFFERING A HOME WARRANTY. AND SELLER WILL HELP WITH CLOSING COSTS.

25. 2017-01-19
    price $66,500 451-char remark

    Show marketing remark (451 chars)

    BEAUTIFUL HOME, MOVE-IN READY. .!! MAIN FLOOR HAS 3 BEDROOMS, LIVING ROOM WITH HARDWOOD FLOORS, LOVELY EAT IN KITCHEN ALSO INCLUDES APPLIANCES, AND A CERAMIC BATH. BASEMENT HAS LARGE FAMILY ROOM WITH CERAMIC TILE FLOOR AND DRY BAR. ALSO ONE MORE BEDROOM, UTILITY ROOM AND A ROUGHED IN BATH. WROUGHT IRON FENCED YARD, SIDE DRIVE TO LARGE 2-CAR GARAGE. ALUMINUM EAVES AND GUTTERS. OWNER OFFERING A HOME WARRANTY. AND SELLER WILL HELP WITH CLOSING COSTS.

26. 2016-11-29
    price $70,000 451-char remark

    Show marketing remark (451 chars)

    BEAUTIFUL HOME, MOVE-IN READY. .!! MAIN FLOOR HAS 3 BEDROOMS, LIVING ROOM WITH HARDWOOD FLOORS, LOVELY EAT IN KITCHEN ALSO INCLUDES APPLIANCES, AND A CERAMIC BATH. BASEMENT HAS LARGE FAMILY ROOM WITH CERAMIC TILE FLOOR AND DRY BAR. ALSO ONE MORE BEDROOM, UTILITY ROOM AND A ROUGHED IN BATH. WROUGHT IRON FENCED YARD, SIDE DRIVE TO LARGE 2-CAR GARAGE. ALUMINUM EAVES AND GUTTERS. OWNER OFFERING A HOME WARRANTY. AND SELLER WILL HELP WITH CLOSING COSTS.

27. 2016-11-07
    listed $72,900 New 451-char remark

    Show marketing remark (451 chars)

    BEAUTIFUL HOME, MOVE-IN READY. .!! MAIN FLOOR HAS 3 BEDROOMS, LIVING ROOM WITH HARDWOOD FLOORS, LOVELY EAT IN KITCHEN ALSO INCLUDES APPLIANCES, AND A CERAMIC BATH. BASEMENT HAS LARGE FAMILY ROOM WITH CERAMIC TILE FLOOR AND DRY BAR. ALSO ONE MORE BEDROOM, UTILITY ROOM AND A ROUGHED IN BATH. WROUGHT IRON FENCED YARD, SIDE DRIVE TO LARGE 2-CAR GARAGE. ALUMINUM EAVES AND GUTTERS. OWNER OFFERING A HOME WARRANTY. AND SELLER WILL HELP WITH CLOSING COSTS.

ⓘ 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: $1,850 · $154/mo
• Projected year-2 tax: $2,599 · $217/mo
• Expected delta: +$749/yr (+$62/mo · 40.5%)

ⓘ 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 (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: $27,433
• − Mortgage interest: −$8,262
• − Property taxes: −$1,850
• − Insurance: −$738
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − Depreciation: −$4,291
• Taxable income: $7,903
• Est. tax owed @ 24.0%: −$1,897
• After-tax cash flow: $7,906/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: 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

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

+102.3% since first listed

13 events — show timeline

• 2026-05-04 Listed $147,500 MRED as Distributed by MLS Grid
• 2024-07-13 Rental Removed $1,850 MRED
• 2024-07-07 Listed for Rent $1,850 MRED
• 2024-06-21 Rental Removed $1,850 MRED
• 2024-06-17 Listed for Rent $1,850 MRED
• 2024-06-11 Rental Removed $1,850 MRED
• 2024-06-03 Listed for Rent $1,850 MRED
• 2017-05-15 Sold (Public Records) $63,000 Public Records
• 2017-04-24 Sold (MLS) $63,000 MRED as Distributed by MLS Grid
• 2017-02-08 Pending — MRED as Distributed by MLS Grid
• 2017-01-19 Price Changed $66,500 MRED as Distributed by MLS Grid
• 2016-11-29 Price Changed $70,000 MRED as Distributed by MLS Grid
• 2016-11-07 Listed $72,900 MRED as Distributed by MLS Grid

Property tax history

-4.4%/yr

Latest (2023): $1,850 · +75.9% YoY. Source: county tax records.