16641 Paulina St · Markham, IL 60428

$194,000

3 bd · 1.0 ba · 993 sqft · SingleFamily public records · 3 Days on market

Built 1960 5,941 sqft lot Est $138k · 41% 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 +27.7/30.0
• Appreciation +10.0/10.0
• DSCR +9.8/10.0
• 1% rule +6.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0

Listing remarks

Don't miss your opportunity to own this well-maintained 3-bedroom home! This move-in ready property offers comfort, care, and convenience-nothing to do but move right in. The home features a nicely sized yard and a 2-car garage. Whether you're purchasing for your own family or as an investment, you can't go wrong with this one. Home is in great condition, however seller prefers to sell As Is. .

Key facts

• 5,941 sq ft lot
• 2 garage spots
• Built 1960

Property features AI

Finance

• Other: Fee simple ownership; Not currently leased; Possession at closing or immediate
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage owned (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Brick and frame construction; Built 61–70 years ago; Rehab completed in 2014; Property built before 1978
• Exterior features: Lot less than 0.25 acre; Lot dimensions: 6600

Interior

• Kitchen: Kitchen on main level (approx. 12 x 20) with ceramic tile; Range; Refrigerator; Stainless steel appliances
• Bedrooms: Master bedroom on main level (approx. 13 x 13) with hardwood floors; Bedroom on main level (approx. 13 x 12) with hardwood floors; Bedroom on main level (approx. 12 x 12) with hardwood floors
• Flooring: Hardwood flooring in living areas and bedrooms; Ceramic tile in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 5 total rooms; Crawl space basement
• Laundry & utility: Main-level laundry room (approx. 10 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $194k).

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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $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 ~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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 13y 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.

Recommended offer $194,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.94%
• DSCR: 1.58
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $138,027
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16807 Wood St	0.22mi	3/1.0	985 (-1%)	0mo	$90,000	$91	88
16735 Dixie Hwy	0.40mi	2/1.0 (-1)	965 (-3%)	1mo	$153,000	$159	71
16300 Winchester Ave	0.55mi	3/1.0	1,012 (+2%)	2mo	$97,500	$96	70
16784 Trapet Ave	0.61mi	3/1.0	970 (-2%)	1mo	$96,000	$99	67
16444 Wolcott Ave	0.37mi	3/1.5	1,080 (+9%)	3mo	$112,500	$104	64
16221 Hermitage Ave	0.54mi	3/1.5	1,044 (+5%)	1mo	$192,000	$184	64
16768 Bulger Ave	0.55mi	2/1.0 (-1)	954 (-4%)	4mo	$125,000	$131	60
1924 169th St	0.44mi	2/1.0 (-1)	1,086 (+9%)	3mo	$189,900	$175	56
16628 Winchester Ave	0.35mi	2/1.0 (-1)	1,134 (+14%)	1mo	$84,000	$74	54
16738 Crane Ave	0.72mi	3/1.0	1,059 (+7%)	2mo	$147,000	$139	54
16784 Crane Ave	0.74mi	3/1.0	1,059 (+7%)	2mo	$155,000	$146	53
16207 Justine St	0.59mi	4/2.0 (+1)	1,100 (+11%)	3mo	$215,000	$195	43

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: 33.8%
• Equity multiple: 3.63×
• Total profit: $142,937
• Equity at exit: $174,771

10-year hold

• IRR: 29.1%
• Equity multiple: 8.21×
• Total profit: $391,514
• Equity at exit: $376,899

Cash invested: $54,320 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,296 medium
• Mortgage (P&I): −$1,017
• Tax from tax record: −$130 /mo · $1,560/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $586

Break-even live

Break-even rent $1,555

Max offer price $194,000

Occupancy floor 69%

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	1d	1	0.66mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	1d	1	0.89mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	1d	1	0.97mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	24d	1	1.31mi

Listing history 35 events

1. 2026-05-23
   listed $194,000 Active
2. 2026-05-13
   historical Contingent - Continue to Show
3. 2026-05-12
   historical
4. 2026-04-24
   listed Active
5. 2026-03-18
   historical Contingent - Continue to Show
6. 2026-03-17
   historical
7. 2026-03-03
   listed Active
8. 2026-03-03
   historical
9. 2025-02-03
   historical
10. 2025-01-30
    listed Active
11. 2023-12-15
    soldstatus $175,000
12. 2023-12-04
    soldstatus $175,000 Closed
13. 2023-10-18
    status Pending
14. 2023-10-05
    listed $174,900 Active
15. 2022-01-27
    status Pending
16. 2022-01-24
    historical
17. 2022-01-04
    listed Active
18. 2014-11-21
    soldstatus $73,500
19. 2014-11-13
    soldstatus $73,500 Closed Sale
20. 2014-09-22
    historical Contingent
21. 2014-09-10
    price $72,500 Price Change
22. 2014-08-22
    price $73,500 Price Change
23. 2014-08-13
    price $75,000 Price Change
24. 2014-07-30
    price $72,250 Price Change
25. 2014-07-24
    price $75,000 Price Change
26. 2014-07-18
    price $76,500 Price Change
27. 2014-06-28
    price $77,900 Price Change
28. 2014-06-05
    price $79,999 Price Change
29. 2014-05-30
    price $82,500 Price Change
30. 2014-05-17
    price $84,900
31. 2014-05-16
    price $85,900 Price Change
32. 2014-05-01
    listed $89,500 New
33. 2014-02-26
    soldstatus $12,500 Closed Sale
34. 2014-01-03
    status Pending
35. 2013-10-18
    listed $14,420 New

ⓘ 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: $1,560 · $130/mo
• Projected year-2 tax: $2,982 · $248/mo
• Expected delta: +$1,422/yr (+$118/mo · 91.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $27,555
• − Mortgage interest: −$10,867
• − Property taxes: −$1,560
• − Insurance: −$970
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$5,644
• Taxable income: $4,106
• Est. tax owed @ 24.0%: −$985
• After-tax cash flow: $6,045/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

+1245.4% since first listed

35 events — show timeline

• 2026-05-23 Listed $194,000 MRED as Distributed by MLS Grid
• 2026-05-13 Contingent — MRED as Distributed by MLS Grid
• 2026-05-12 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-24 Listed — MRED as Distributed by MLS Grid
• 2026-03-18 Contingent — MRED as Distributed by MLS Grid
• 2026-03-17 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-03 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-03 Listed — MRED as Distributed by MLS Grid
• 2025-02-03 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-30 Listed — MRED as Distributed by MLS Grid
• 2023-12-15 Sold (Public Records) $175,000 Public Records
• 2023-12-04 Sold (MLS) $175,000 MRED as Distributed by MLS Grid
• 2023-10-18 Pending — MRED as Distributed by MLS Grid
• 2023-10-05 Listed $174,900 MRED as Distributed by MLS Grid
• 2022-01-27 Pending — MRED as Distributed by MLS Grid
• 2022-01-24 Listing Removed — MRED as Distributed by MLS Grid
• 2022-01-04 Listed — MRED as Distributed by MLS Grid
• 2014-11-21 Sold (Public Records) $73,500 Public Records
• 2014-11-13 Sold (MLS) $73,500 MRED as Distributed by MLS Grid
• 2014-09-22 Contingent — MRED as Distributed by MLS Grid
• 2014-09-10 Price Changed $72,500 MRED as Distributed by MLS Grid
• 2014-08-22 Price Changed $73,500 MRED as Distributed by MLS Grid
• 2014-08-13 Price Changed $75,000 MRED as Distributed by MLS Grid
• 2014-07-30 Price Changed $72,250 MRED as Distributed by MLS Grid
• 2014-07-24 Price Changed $75,000 MRED as Distributed by MLS Grid
• 2014-07-18 Price Changed $76,500 MRED as Distributed by MLS Grid
• 2014-06-28 Price Changed $77,900 MRED as Distributed by MLS Grid
• 2014-06-05 Price Changed $79,999 MRED as Distributed by MLS Grid
• 2014-05-30 Price Changed $82,500 MRED as Distributed by MLS Grid
• 2014-05-17 Price Changed $84,900 MRED as Distributed by MLS Grid
• 2014-05-16 Price Changed $85,900 MRED as Distributed by MLS Grid
• 2014-05-01 Listed $89,500 MRED as Distributed by MLS Grid
• 2014-02-26 Sold (MLS) $12,500 MRED as Distributed by MLS Grid
• 2014-01-03 Pending — MRED as Distributed by MLS Grid
• 2013-10-18 Listed $14,420 MRED as Distributed by MLS Grid

Property tax history

-4.1%/yr

Latest (2023): $1,560 · +88.1% YoY. Source: county tax records.