16225 Clifton Park Ave · Markham, IL 60428

$193,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 160 Days on market

Built 1955 7,980 sqft lot Est $157k · 23% over

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Why this score? — see what drove the C+ 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 +24.8/30.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• DSCR +8.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

SPACIOUS 3 BEDROOM RANCH. PERFECT INVESTOR OPPORTUNITY. PROPERTY BEING SOLD AS IS. PROOF OF FUNDS OR LETTER FROM BANK/MTG COMPANY REQUESTED. ADDENDUMS REQUIRED-ACCESS VIA MLS. This property is eligible under the Freddie Mac First Look Initiative through 07/20/12. HIGHEST & BEST OFFER DUE TUES, 8/7/12 BY 3:00 PM; FORM ATT'D.

Key facts

• 7,980 sq ft lot
• 2 parking spots
• Built 1955

Property features AI

Finance

• Other: Fee simple ownership; Not currently leased; Lot dimensions approximately 60 x 132 (less than 0.25 acre); Lot size per county records
• HOA & community: No master association fees required

Exterior

• Parking: 2 parking spaces; Asphalt driveway and off-street parking (owned)
• Utilities: Water: Lake Michigan and public; Sewer: Public sewer; Electric: Circuit breakers
• Home design: Detached single-family home; One-story
• Construction: Aluminum siding; Asphalt roof; Concrete perimeter foundation; Built 71–80 years ago; Property built before 1978
• Exterior features: Deck; Fenced yard with chain link fencing; Interstate access nearby

Interior

• Kitchen: Granite counters; Updated kitchen; Range; Microwave; Refrigerator
• Bedrooms: Master bedroom on main level (11 x 10); Bedroom on main level (11 x 10); Bedroom on main level (10 x 9)
• Flooring: Vinyl flooring in main living areas and bedrooms; Laminate flooring listed overall
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; 6 total rooms; Kitchen/dining combo; Updated kitchen with granite counters
• Laundry & utility: Laundry on main level; Gas dryer hookup; Laundry located in kitchen area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $193k).
• Recommended offer: $170k (12.0% 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; 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 $21k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $54k cash investment doubles in ~3 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 160 days — a 12% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $40k; list at $193k implies a 382% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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: 1.33% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $157,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16202 Saint Louis Ave	0.05mi	3/1.0	1,060 (+2%)	2mo	$129,900	$123	93
16213 Saint Louis Ave	0.07mi	3/1.0	1,060 (+2%)	2mo	$55,000	$52	92
16155 Kedzie Pkwy	0.46mi	3/1.0	1,048 (+1%)	1mo	$215,000	$205	76
3140 Sherwood Ave	0.53mi	3/1.0	1,048 (+1%)	7mo	$174,000	$166	68
3102 Wilshire Ave	0.55mi	3/1.0	1,029 (-1%)	6mo	$162,000	$157	68
16323 Sawyer Ave	0.40mi	4/1.0 (+1)	1,020 (-2%)	7mo	$144,900	$142	67
3027 Wilshire Ave	0.63mi	3/1.0	1,025 (-1%)	3mo	$155,000	$151	66
3620 Arthur Ter	0.17mi	2/1.0 (-1)	1,135 (+9%)	8mo	$162,900	$144	66
3048 Sherwood Ave	0.63mi	2/1.0 (-1)	1,048 (+1%)	2mo	$161,000	$154	62
16613 Wedgewood Ave	0.46mi	3/1.0	960 (-8%)	5mo	$165,000	$172	62
2956 Sherwood Ave	0.75mi	3/1.0	1,048 (+1%)	5mo	$149,900	$143	60
3025 Sherwood Ave	0.67mi	3/2.0	1,048 (+1%)	8mo	$85,000	$81	57

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: 30.9%
• Equity multiple: 3.43×
• Total profit: $131,315
• Equity at exit: $173,870

10-year hold

• IRR: 26.8%
• Equity multiple: 7.79×
• Total profit: $366,696
• Equity at exit: $374,957

Cash invested: $54,040 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,570 medium
• Mortgage (P&I): −$1,012
• Tax from tax record: −$530 /mo · $6,355/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $408

Break-even live

Break-even rent $2,053

Max offer price $193,000

Occupancy floor 79%

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: $48,250
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16450 Roy St Oak Forest, IL	3.0	1.5	1500	$2,400	$1.60	17d	1	1.36mi
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 $193,000 Active 160 DOM
2. 2026-06-17
   days on market $193,000 Active 159 DOM
3. 2026-06-16
   days on market $193,000 Active 158 DOM
4. 2026-06-15
   days on market $193,000 Active 157 DOM
5. 2026-06-13
   days on market $193,000 Active 155 DOM
6. 2026-06-09
   days on market $193,000 Active 151 DOM
7. 2026-06-08
   days on market $193,000 Active 150 DOM
8. 2026-06-07
   days on market $193,000 Active 149 DOM
9. 2026-06-04
   days on market $193,000 Active 146 DOM
10. 2026-06-03
    days on market $193,000 Active 145 DOM
11. 2026-06-02
    days on market $193,000 Active 144 DOM
12. 2026-06-01
    days on market $193,000 Active 143 DOM
13. 2026-05-31
    days on market $193,000 Active 142 DOM
14. 2026-03-26
    price $193,000
15. 2026-01-09
    listed $199,900 Active
16. 2015-07-13
    soldstatus $40,000
17. 2015-06-15
    soldstatus $40,000 Closed Sale 332-char remark

    Show marketing remark (332 chars)

    SPACIOUS 3 BEDROOM RANCH. PERFECT INVESTOR OPPORTUNITY. PROPERTY BEING SOLD AS IS. PROOF OF FUNDS OR LETTER FROM BANK/MTG COMPANY REQUESTED. ADDENDUMS REQUIRED-ACCESS VIA MLS. This property is eligible under the Freddie Mac First Look Initiative through 07/20/12. HIGHEST & BEST OFFER DUE TUES, 8/7/12 BY 3:00 PM; FORM ATT'D.

18. 2015-05-05
    historical Contingent 332-char remark

    Show marketing remark (332 chars)

    SPACIOUS 3 BEDROOM RANCH. PERFECT INVESTOR OPPORTUNITY. PROPERTY BEING SOLD AS IS. PROOF OF FUNDS OR LETTER FROM BANK/MTG COMPANY REQUESTED. ADDENDUMS REQUIRED-ACCESS VIA MLS. This property is eligible under the Freddie Mac First Look Initiative through 07/20/12. HIGHEST & BEST OFFER DUE TUES, 8/7/12 BY 3:00 PM; FORM ATT'D.

19. 2015-05-05
    historical 332-char remark

    Show marketing remark (332 chars)

    SPACIOUS 3 BEDROOM RANCH. PERFECT INVESTOR OPPORTUNITY. PROPERTY BEING SOLD AS IS. PROOF OF FUNDS OR LETTER FROM BANK/MTG COMPANY REQUESTED. ADDENDUMS REQUIRED-ACCESS VIA MLS. This property is eligible under the Freddie Mac First Look Initiative through 07/20/12. HIGHEST & BEST OFFER DUE TUES, 8/7/12 BY 3:00 PM; FORM ATT'D.

20. 2015-04-24
    historical Contingent 332-char remark

    Show marketing remark (332 chars)

    SPACIOUS 3 BEDROOM RANCH. PERFECT INVESTOR OPPORTUNITY. PROPERTY BEING SOLD AS IS. PROOF OF FUNDS OR LETTER FROM BANK/MTG COMPANY REQUESTED. ADDENDUMS REQUIRED-ACCESS VIA MLS. This property is eligible under the Freddie Mac First Look Initiative through 07/20/12. HIGHEST & BEST OFFER DUE TUES, 8/7/12 BY 3:00 PM; FORM ATT'D.

21. 2015-04-24
    listed $45,000 New 332-char remark

    Show marketing remark (332 chars)

    SPACIOUS 3 BEDROOM RANCH. PERFECT INVESTOR OPPORTUNITY. PROPERTY BEING SOLD AS IS. PROOF OF FUNDS OR LETTER FROM BANK/MTG COMPANY REQUESTED. ADDENDUMS REQUIRED-ACCESS VIA MLS. This property is eligible under the Freddie Mac First Look Initiative through 07/20/12. HIGHEST & BEST OFFER DUE TUES, 8/7/12 BY 3:00 PM; FORM ATT'D.

22. 2015-04-22
    historical 332-char remark

    Show marketing remark (332 chars)

    SPACIOUS 3 BEDROOM RANCH. PERFECT INVESTOR OPPORTUNITY. PROPERTY BEING SOLD AS IS. PROOF OF FUNDS OR LETTER FROM BANK/MTG COMPANY REQUESTED. ADDENDUMS REQUIRED-ACCESS VIA MLS. This property is eligible under the Freddie Mac First Look Initiative through 07/20/12. HIGHEST & BEST OFFER DUE TUES, 8/7/12 BY 3:00 PM; FORM ATT'D.

23. 2015-04-07
    historical
24. 2014-12-07
    status Reactivated
25. 2014-10-03
    status Pending
26. 2014-09-16
    price Price Change
27. 2014-09-16
    price
28. 2014-07-09
    listed New
29. 2013-04-29
    historical
30. 2013-01-11
    listed New
31. 2012-09-19
    soldstatus $13,500 Closed Sale
32. 2012-09-07
    status Pending
33. 2012-07-27
    price $10,000 Price Change
34. 2012-07-10
    listed $21,800 New
35. 2004-02-18
    soldstatus $75,000
36. 1998-08-03
    soldstatus $64,000
37. 1993-07-07
    soldstatus $53,000
38. 1991-06-07
    soldstatus $45,000
39. 1989-04-28
    soldstatus $22,500
40. 1989-04-19
    soldstatus $14,500
41. 1982-12-13
    soldstatus $35,000
42. 1979-11-26
    soldstatus $12,000

ⓘ 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: $6,355 · $530/mo
• Projected year-2 tax: $6,355 · $530/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 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: $30,838
• − Mortgage interest: −$10,811
• − Property taxes: −$6,355
• − Insurance: −$965
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − Depreciation: −$5,615
• Taxable income: $2,158
• Est. tax owed @ 24.0%: −$518
• After-tax cash flow: $4,378/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

+1508.3% since first listed

29 events — show timeline

• 2026-03-26 Price Changed $193,000 MRED as Distributed by MLS Grid
• 2026-01-09 Listed $199,900 MRED as Distributed by MLS Grid
• 2015-07-13 Sold (Public Records) $40,000 Public Records
• 2015-06-15 Sold (MLS) $40,000 MRED as Distributed by MLS Grid
• 2015-05-05 Contingent — MRED as Distributed by MLS Grid
• 2015-05-05 Listing Removed — MRED as Distributed by MLS Grid
• 2015-04-24 Contingent — MRED as Distributed by MLS Grid
• 2015-04-24 Listed $45,000 MRED as Distributed by MLS Grid
• 2015-04-22 Listing Removed — MRED as Distributed by MLS Grid
• 2015-04-07 Listing Removed — MRED as Distributed by MLS Grid
• 2014-12-07 Relisted — MRED as Distributed by MLS Grid
• 2014-10-03 Pending — MRED as Distributed by MLS Grid
• 2014-09-16 Price Changed — MRED as Distributed by MLS Grid
• 2014-09-16 Price Changed — MRED as Distributed by MLS Grid
• 2014-07-09 Listed — MRED as Distributed by MLS Grid
• 2013-04-29 Listing Removed — MRED as Distributed by MLS Grid
• 2013-01-11 Listed — MRED as Distributed by MLS Grid
• 2012-09-19 Sold (MLS) $13,500 MRED as Distributed by MLS Grid
• 2012-09-07 Pending — MRED as Distributed by MLS Grid
• 2012-07-27 Price Changed $10,000 MRED as Distributed by MLS Grid
• 2012-07-10 Listed $21,800 MRED as Distributed by MLS Grid
• 2004-02-18 Sold (Public Records) $75,000 Public Records
• 1998-08-03 Sold (Public Records) $64,000 Public Records
• 1993-07-07 Sold (Public Records) $53,000 Public Records
• 1991-06-07 Sold (Public Records) $45,000 Public Records
• 1989-04-28 Sold (Public Records) $22,500 Public Records
• 1989-04-19 Sold (Public Records) $14,500 Public Records
• 1982-12-13 Sold (Public Records) $35,000 Public Records
• 1979-11-26 Sold (Public Records) $12,000 Public Records

Property tax history

+5.7%/yr

Latest (2023): $6,355 · +37.0% YoY. Source: county tax records.