16323 Paulina St · Markham, IL
Flood risk 3/10 · Minor
- FEMA flood zone
- X (shaded)
- Chance of flooding over 30 yrs
- 0.14%
- Est. flood insurance / yr
- $473 – $860
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $804 – $1,492
Heat risk 3/10 · Minor
- Hot days now (above 102°F)
- 7 days/yr
- Hot days in 30 yrs
- 15 days/yr
Wind risk 2/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 4 days/yr
- Unhealthy air days in 30 yrs
- 4 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the A 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
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Appreciation +10.0/10.0
- Livability +3.8/5.0
- Rent growth +2.5/5.0
- Condition / age +2.2/5.0
- Schools +1.6/10.0
$118,000
16323 Paulina St · Markham, IL 60428
4 bd · 1.0 ba · 1,284 sqft · SingleFamily
public records
· 11 Days on market
Built 1962
5,924 sqft lot
Garage
$92/sqft
· 29% below area
Est $167k · 29% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
This 4-bedroom, 1-bathroom home offers a great opportunity for both homeowners and investors alike. Inside, you'll find a long galley style kitchen with space for a gas range as well as a washer and dryer, providing both functionality and convenience. The home features laminate flooring throughout the main living areas and comfortable carpeting in the bedrooms. A spacious dining room adds extra versatility. With solid bones and a functional layout, this property is full of potential and just needs a little TLC to truly shine. Whether you're looking to customize your next home or add to your investment portfolio, this is a great opportunity to make it your own.
Key facts
- Laminate flooring
- Washer and dryer
- Spacious dining room
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/1.0-bath single-family listed at $118k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $1k ($14k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $118k).
- Cap rate 18.4% vs local median 10.8% 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); Thornton Township High School (math 7% / reading 7%, grade F, #605 of 693 statewide, top 87%, 1,628 students, 0% FRL).
- Market conditions: 93 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 54d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2,451/mo this rent would consume 55% 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 $13k of equity ($816 loan paydown + $12k appreciation (10.0% local appreciation)).
- At projected returns (10.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~2 years — after that, you're playing with house money.
- By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
Recommended offer
$118,000
Questions for the listing agent
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 2.08% ✓
- Cap rate
- 18.40%
- Cash-on-cash
- 43.22%
- DSCR
- 2.92
- GRM
- 4.0
CMA / ARV
- ARV (median comp)
- $166,673
- List price
- $118,000
- Delta
- -29.20%
- 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 |
|---|---|---|---|---|---|---|---|
| 16511 Paulina St | 0.23mi | 4/1.5 | 1,210 (-6%) | 2mo | $179,000 | $148 | 76 |
| 16544 Marshfield Ave S | 0.30mi | 5/2.0 (+1) | 1,300 (+1%) | 3mo | $245,000 | $188 | 72 |
| 1716 W 163rd St | 0.08mi | 3/1.0 (-1) | 1,092 (-15%) | 1mo | $136,200 | $125 | 66 |
| 16130 Justine St | 0.28mi | 4/2.0 | 1,400 (+9%) | 2mo | $135,000 | $96 | 66 |
| 16450 Honore Ave | 0.29mi | 3/1.0 (-1) | 1,400 (+9%) | 2mo | $173,000 | $124 | 65 |
| 16239 Damen Ave | 0.38mi | 3/1.0 (-1) | 1,168 (-9%) | 0mo | $93,000 | $80 | 62 |
| 1945 W 163rd St | 0.35mi | 3/1.0 (-1) | 1,188 (-8%) | 7mo | $159,500 | $134 | 61 |
| 16637 Paulina St | 0.40mi | 4/1.5 | 1,113 (-13%) | 1mo | $200,000 | $180 | 56 |
| 16207 Justine St | 0.24mi | 4/2.0 | 1,100 (-14%) | 6mo | $215,000 | $195 | 56 |
| 16619 Marshfield Ave | 0.38mi | 4/2.0 | 1,150 (-10%) | 7mo | $240,000 | $209 | 55 |
| 16110 Wolcott Ave | 0.37mi | 3/2.0 (-1) | 1,428 (+11%) | 5mo | $119,000 | $83 | 50 |
| 16607 Paulina St | 0.35mi | 5/2.0 (+1) | 1,101 (-14%) | 3mo | $70,000 | $64 | 48 |
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
- 57.9%
- Equity multiple
- 5.24×
- Total profit
- $140,056
- Equity at exit
- $106,304
10-year hold
- IRR
- 51.4%
- Equity multiple
- 11.68×
- Total profit
- $352,826
- Equity at exit
- $229,248
Cash invested: $33,040 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 38 active · 39 under contract
- Months of supply
- 6.2 mo (16%/mo absorbed)
- Median asking
- $159,450 ($143/sqft)
- Median days on market
- 32 d
- This list price
- 16% of active listings are priced below it
- ARV vs active asking
- -9.3% vs 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
- 93
- Price-to-rent
- 4.0×
Monthly cashflow live
↻
- Estimated rent
- $2,451 high interval (Pro) →
- Mortgage (P&I)
- −$619
- Tax from tax record
- −$78 /mo · $940/yr
- Insurance
- −$49
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$515
- Net cashflow
- $1,190
Break-even live
Break-even rent
$945
Max offer price
$118,000
Occupancy floor
46%
Sensitivity live
| Price | -10% $1,257 | -5% $1,223 | +0% $1,190 | +5% $1,157 | +10% $1,123 |
|---|---|---|---|---|---|
| Rent | -10% $996 | -5% $1,093 | +0% $1,190 | +5% $1,287 | +10% $1,384 |
| Rate | -1.0pp $1,249 | -0.5pp $1,220 | base $1,190 | +0.5pp $1,159 | +1.0pp $1,128 |
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
- $29,500
- Closing costs
- $3,540
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 14 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 16340 Ashland Ave Markham, IL | 3.0 | 1.0 | 956 | $2,500 | $2.62 | 6d | 1 | 0.10mi |
| 16125 Marshfield Ave Markham, IL | 3.0 | 1.0 | 1043 | $2,400 | $2.30 | 93d | 1 | 0.25mi |
| 16751 Crane Ave Hazel Crest, IL | 3.0 | 1.0 | 1200 | $1,800 | $1.50 | 84d | 1 | 0.88mi |
| 16963 Shea Ave Hazel Crest, IL | 4.0 | 1.0 | 1205 | $2,830 | $2.35 | 9d | 1 | 0.91mi |
| 16963 Shea Ave Hazel Crest, IL | 4.0 | 1.0 | 1205 | $2,820 | $2.34 | 20d | 1 | 0.91mi |
| 16963 Shea Ave Hazel Crest, IL | 4.0 | 1.5 | 1205 | $2,830 | $2.35 | 3d | 1 | 0.91mi |
| 16901 Crane Ave Hazel Crest, IL | 4.0 | 3.0 | 1500 | $3,400 | $2.27 | 0d | 1 | 1.00mi |
| 16901 Orchard Ridge Ave Hazel Crest, IL | 4.0 | 2.0 | 1406 | $2,700 | $1.92 | 90d | 1 | 1.09mi |
| 2107 171st St Unit 2107 Hazel Crest, IL | 3.0 | 1.5 | 1158 | $2,300 | $1.99 | 24d | 1 | 1.12mi |
| 2308 170th St Hazel Crest, IL | 3.0 | 2.0 | 1020 | $2,400 | $2.35 | 0d | 1 | 1.14mi |
| 16048 Halsted St Unit 2 Harvey, IL | 3.0 | 1.0 | 1091 | $1,625 | $1.49 | 76d | 1 | 1.14mi |
| 16048 Halsted St Unit 2 Harvey, IL | 3.0 | 1.0 | 1091 | $1,650 | $1.51 | 120d | 1 | 1.14mi |
| 2173 171st St Hazel Crest, IL | 3.0 | 1.5 | 1159 | $2,350 | $2.03 | 54d | 1 | 1.16mi |
| 15116 Marshfield Ave Harvey, IL | 3.0 | 1.0 | 1056 | $2,000 | $1.89 | 85d | 1 | 1.50mi |
Property features AI
Finance
- Other
- Property currently not leased
- Financial info
- Tax exemptions: Homeowner and Senior
- HOA & community
- No master association fee required
Exterior
- Parking
- Detached garage with 2 garage spacesSide drivewayGarage door opener
- Utilities
- Public waterPublic sewer
- Home design
- Detached single-family homeOne-story layoutFee simple ownership
- Construction
- Frame constructionAsphalt roofBuilt approximately 61–70 years agoProperty built before 1978
- Exterior features
- Sidewalks in the neighborhoodLot dimensions approximately 134 x 45Lot smaller than 0.25 acre
Interior
- Kitchen
- Galley kitchen
- Bedrooms
- 4 bedrooms (all on the main level)Master bedroom on main level
- Flooring
- Laminate flooringCarpeted bedrooms and living areas
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Electric forced air heating
- Interior features
- 7 total roomsUnfinished full basementSoaking tub
- Laundry & utility
- Laundry area in the kitchen
Listing history 50 events
-
2026-09-23days on market $118,000 Active 11 DOM
-
2026-09-22days on market $118,000 Active 10 DOM
-
2026-09-05days on market $118,000 Active 139 DOM
-
2026-09-04days on market $118,000 Active 138 DOM
-
2026-09-02days on market $118,000 Active 136 DOM
-
2026-08-31days on market $118,000 Active 134 DOM
-
2026-08-30days on market $118,000 Active 133 DOM
-
2026-08-29days on market $118,000 Active 132 DOM
-
2026-08-28days on market $118,000 Active 131 DOM
-
2026-08-27days on market $118,000 Active 130 DOM
-
2026-08-25days on market $118,000 Active 128 DOM
-
2026-08-24days on market $118,000 Active 127 DOM
-
2026-08-23days on market $118,000 Active 126 DOM
-
2026-08-22days on market $118,000 Active 125 DOM
-
2026-08-21days on market $118,000 Active 124 DOM
-
2026-08-20days on market $118,000 Active 123 DOM
-
2026-08-19days on market $118,000 Active 122 DOM
-
2026-08-18days on market $118,000 Active 121 DOM
-
2026-08-17days on market $118,000 Active 120 DOM
-
2026-08-16days on market $118,000 Active 119 DOM
-
2026-08-15days on market $118,000 Active 118 DOM
-
2026-08-14days on market $118,000 Active 117 DOM
-
2026-08-13days on market $118,000 Active 116 DOM
-
2026-08-12days on market $118,000 Active 115 DOM
-
2026-08-11days on market $118,000 Active 114 DOM
-
2026-08-10days on market $118,000 Active 113 DOM
-
2026-08-09days on market $118,000 Active 112 DOM
-
2026-08-08days on market $118,000 Active 111 DOM
-
2026-08-06days on market $118,000 Active 109 DOM
-
2026-08-05days on market $118,000 Active 108 DOM
-
2026-08-04days on market $118,000 Active 107 DOM
-
2026-08-03days on market $118,000 Active 106 DOM
-
2026-07-31days on market $118,000 Active 103 DOM
-
2026-07-30days on market $118,000 Active 102 DOM
-
2026-07-30days on market $118,000 Active 101 DOM
-
2026-07-28days on market $118,000 Active 100 DOM
-
2026-07-26days on market $118,000 Active 98 DOM
-
2026-07-24days on market $118,000 Active 96 DOM
-
2026-07-23days on market $118,000 Active 95 DOM
-
2026-07-22days on market $118,000 Active 94 DOM
-
2026-07-21days on market $118,000 Active 93 DOM
-
2026-07-20days on market $118,000 Active 92 DOM
-
2026-07-18days on market $118,000 Active 90 DOM
-
2026-07-18days on market $118,000 Active 89 DOM
-
2026-07-16days on market $118,000 Active 88 DOM
-
2026-07-15days on market $118,000 Active 87 DOM
-
2026-07-14days on market $118,000 Active 86 DOM
-
2026-07-13days on market $118,000 Active 85 DOM
-
2026-07-13days on market $118,000 Active 84 DOM
-
2026-07-11days on market $118,000 Active 83 DOM
ⓘ 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
- $940 · $78/mo
- Projected year-2 tax
- $1,809 · $151/mo
- Expected delta
- +$869/yr (+$72/mo · 92.5%)
ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.
Climate risk First Street
- Flood 3/10 Moderate FEMA zone X (shaded) · 14% 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $29,413
- − Mortgage interest
- −$6,610
- − Property taxes
- −$940
- − Insurance
- −$590
- − Repairs & maintenance
- −$2,353
- − Management
- −$2,353
- − Depreciation
- −$3,433
- Taxable income
- $13,135
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$3,152
- After-tax cash flow
- $11,128/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
45/100
Moderate rehab
Est. rehab $32,100–$57,780 screening
This 4-bedroom, 1-bathroom home requires moderate renovations to improve its exterior and curb appeal, which would significantly increase its resale and rental value.
Repairs flagged
- Major Paint — Paint chipping and peeling on exterior
- Major Siding — Weathered and possibly damaged
- Minor Landscaping — Some areas of grass appear sparse
Value-add opportunities
- Resale Paint exterior — Fresh paint enhances curb appeal and property value ↑
- Resale Replace damaged siding — New siding improves the home's appearance and durability ↑
- Both Landscaping improvements — Well-maintained landscaping enhances curb appeal and property value ↑
- Rental HVAC maintenance — A clean and efficient HVAC system improves tenant satisfaction and reduces utility costs ↑
ⓘ 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
Thornton Township High School
F
IL #605/693
Nat'l #16,813/17,239
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
- Severe rent burden
- 32% of renters
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
1 event — show timeline
- 2026-04-19 Listed $118,000 MRED as Distributed by MLS Grid
Property tax history
-0.5%/yrLatest (2023): $940 · +98.5% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…