16323 Paulina St · Markham, IL 60428

$118,000

4 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 63 Days on market

Built 1962 5,924 sqft lot Est $176k · 33% under

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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 +2.5/5.0
• Schools +0.7/10.0

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

• 5,924 sq ft lot
• 2 garage spots
• Built 1962

Property features AI

Finance

• Financial info: Homeowner and senior tax exemptions
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2 garage spaces; Side driveway; Garage with door opener
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1-story
• Construction: Frame construction; Asphalt roof; Built approximately 61–70 years ago; Built before 1978
• Exterior features: Lot dimensions approximately 134 x 45; Less than 0.25 acre lot

Interior

• Kitchen: Galley kitchen
• Bedrooms: 4 bedrooms (all on the main level); Master bedroom on the main level
• Flooring: Laminate and carpet flooring
• Bathrooms: 1 full bathroom with soaking tub
• Heating & cooling: Electric forced air heating
• Interior features: 7 total rooms; Unfinished full basement; Sidewalks in the neighborhood
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $111k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 10.1% 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: Thornton Township High School (math 7% / reading 7%, grade F, #605 of 693 statewide, top 87%, 1,628 students, 0% FRL).
• Market conditions: 65 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $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

• It's been on market 63 days — a 6% lower offer ($111k) is reasonable based on typical stale-listing flexibility.

Recommended offer $110,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.92% ✓
• Cap rate: 16.93%
• Cash-on-cash: 38.00%
• DSCR: 2.69
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $175,908
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16122 Ashland Ave	0.26mi	4/1.5	1,381 (+8%)	7mo	$230,000	$167	67
1945 W 163rd St	0.35mi	3/1.0 (-1)	1,188 (-8%)	4mo	$159,500	$134	63
16538 Park Ave	0.32mi	3/2.0 (-1)	1,238 (-4%)	9mo	$170,000	$137	63
16207 Justine St	0.24mi	4/2.0	1,100 (-14%)	3mo	$215,000	$195	59
16619 Marshfield Ave	0.38mi	4/2.0	1,150 (-10%)	4mo	$240,000	$209	58
16450 Honore Ave	0.29mi	3/1.0 (-1)	1,400 (+9%)	13mo	$125,000	$89	56
15934 Marshfield Ave	0.46mi	3/2.0 (-1)	1,221 (-5%)	8mo	$105,000	$86	54
16110 Wolcott Ave	0.37mi	3/2.0 (-1)	1,428 (+11%)	2mo	$119,000	$83	53
16030 Gauger Ave	0.40mi	3/1.5 (-1)	1,152 (-10%)	10mo	$125,000	$109	48
15943 Ashland Ave	0.45mi	3/1.5 (-1)	1,174 (-9%)	11mo	$110,000	$94	48
16324 Winchester Ave	0.34mi	3/1.5 (-1)	1,100 (-14%)	11mo	$225,000	$205	44
15726 Vine Ave	0.75mi	3/2.0 (-1)	1,174 (-9%)	10mo	$189,999	$162	34

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: 53.6%
• Equity multiple: 4.96×
• Total profit: $130,899
• Equity at exit: $106,304

10-year hold

• IRR: 47.1%
• Equity multiple: 11.08×
• Total profit: $333,054
• 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.

Methodology + full state rankings →

ZIP-level market 60428

• Home prices YoY: 8.5%
• Active inventory: 65
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,269 high
• Mortgage (P&I): −$619
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $1,046

Break-even live

Break-even rent $945

Max offer price $118,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,113	-5% $1,080	+0% $1,046	+5% $1,013	+10% $980
Rent	-10% $867	-5% $957	+0% $1,046	+5% $1,136	+10% $1,226
Rate	-1.0pp $1,106	-0.5pp $1,076	base $1,046	+0.5pp $1,016	+1.0pp $985

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
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16125 Marshfield Ave Markham, IL	3.0	1.0	1043	$2,400	$2.30	0d	1	0.25mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	0d	1	0.88mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	0d	1	1.09mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	0d	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	$1,650	$1.51	26d	1	1.14mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	0d	1	1.16mi

Listing history 16 events

1. 2026-06-21
   days on market $118,000 Active 63 DOM
2. 2026-06-18
   days on market $118,000 Active 60 DOM
3. 2026-06-17
   days on market $118,000 Active 59 DOM
4. 2026-06-16
   days on market $118,000 Active 58 DOM
5. 2026-06-15
   days on market $118,000 Active 57 DOM
6. 2026-06-13
   days on market $118,000 Active 55 DOM
7. 2026-06-13
   days on market $118,000 Active 54 DOM
8. 2026-06-09
   days on market $118,000 Active 51 DOM
9. 2026-06-08
   days on market $118,000 Active 50 DOM
10. 2026-06-07
    days on market $118,000 Active 49 DOM
11. 2026-06-04
    days on market $118,000 Active 46 DOM
12. 2026-06-03
    days on market $118,000 Active 45 DOM
13. 2026-06-02
    days on market $118,000 Active 44 DOM
14. 2026-06-01
    days on market $118,000 Active 43 DOM
15. 2026-05-31
    days on market $118,000 Active 42 DOM
16. 2026-04-19
    listed $118,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 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: $27,230
• − Mortgage interest: −$6,610
• − Property taxes: −$940
• − Insurance: −$590
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − Depreciation: −$3,433
• Taxable income: $11,301
• Est. tax owed @ 24.0%: −$2,712
• After-tax cash flow: $9,844/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

1 event — show timeline

• 2026-04-19 Listed $118,000 MRED as Distributed by MLS Grid

Property tax history

-0.5%/yr

Latest (2023): $940 · +98.5% YoY. Source: county tax records.