16624 Sawyer Ave · Markham, IL 60428

$80,000

3 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 51 Days on market

Built 1956 Poor condition $68/sqft · 56% below area

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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 +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Schools +0.7/10.0

Key facts

• Built 1956
• Listed 50 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.2% 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.
• 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.
• Zoned schools: Markham Park Elem School (math 8% / reading 12%, grade F, #1,517 of 2,056 statewide, top 78%, 308 students, 0% FRL); Prairie-Hills Junior High School (math 7% / reading 10%, grade F, #605 of 665 statewide, top 91%, 825 students, 0% FRL); Hillcrest High School (math 4% / reading 4%, grade F, #657 of 693 statewide, top 95%, 1,314 students, 0% FRL).
• Market conditions: 93 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $2,634/mo this rent would consume 60% 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 $9k of equity ($553 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $49k; list at $80k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.29% ✓
• Cap rate: 29.22%
• Cash-on-cash: 81.88%
• DSCR: 4.64
• GRM: 2.5

CMA / ARV

• ARV (median comp): $181,326
• List price: $80,000
• Delta: -55.88%
• 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
16516 Turner Ave	0.19mi	4/2.0 (+1)	1,200 (+1%)	0mo	$214,000	$178	80
3214 Birchwood Dr	0.36mi	3/1.5	1,223 (+3%)	3mo	$208,000	$170	74
16530 California Ave	0.58mi	3/1.0	1,238 (+5%)	3mo	$160,000	$129	63
16237 Homan Ave	0.51mi	3/1.0	1,060 (-10%)	2mo	$150,000	$142	58
2859 Stafford Dr	0.65mi	3/1.0	1,084 (-8%)	2mo	$154,900	$143	54
3114 W 163rd St	0.48mi	3/1.0	1,033 (-13%)	2mo	$160,000	$155	54
3014 W 163rd St	0.54mi	3/1.0	1,053 (-11%)	2mo	$120,000	$114	54
16536 California Ave	0.58mi	3/1.5	1,302 (+10%)	1mo	$100,000	$77	54
16549 California Ave	0.60mi	3/1.0	1,051 (-11%)	3mo	$150,000	$143	51
16607 California Ave	0.59mi	3/1.0	1,051 (-11%)	3mo	$155,000	$147	51
16600 Oxford Dr	0.70mi	3/1.0	1,068 (-10%)	3mo	$170,000	$159	49
17002 Central Park Ave	0.65mi	4/2.0 (+1)	1,056 (-11%)	2mo	$245,000	$232	41

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: 91.7%
• Equity multiple: 7.29×
• Total profit: $140,953
• Equity at exit: $72,070

10-year hold

• IRR: 86.5%
• Equity multiple: 16.12×
• Total profit: $338,611
• Equity at exit: $155,422

Cash invested: $22,400 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 29 active · 48 under contract
• Months of supply: 3.6 mo (28%/mo absorbed)
• Median asking: $189,900 ($161/sqft)
• Median days on market: 28 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -4.7% 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: 2.5×

Monthly cashflow live

• Estimated rent: $2,634 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $1,528

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,584	-5% $1,556	+0% $1,528	+5% $1,501	+10% $1,473
Rent	-10% $1,320	-5% $1,424	+0% $1,528	+5% $1,632	+10% $1,736
Rate	-1.0pp $1,569	-0.5pp $1,549	base $1,528	+0.5pp $1,508	+1.0pp $1,487

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: $20,000
• Closing costs: $2,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3900 169th St Country Club Hills, IL	4.0	2.0	1400	$3,200	$2.29	51d	1	0.84mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,200	$2.54	51d	1	1.02mi
16775 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,150	$2.48	0d	1	1.05mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	94d	1	1.16mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	90d	1	1.20mi
15711 Whipple Ave Markham, IL	4.0	1.0	1000	$3,025	$3.02	0d	1	1.20mi
15711 Whipple Ave Markham, IL	3.0	1.0	920	$3,025	$3.29	9d	1	1.20mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	0d	1	1.25mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	84d	1	1.29mi
2722 Larkspur Ln Hazel Crest, IL	3.0	1.5	1441	$2,650	$1.84	108d	1	1.31mi
16901 Crane Ave Hazel Crest, IL	4.0	3.0	1500	$3,400	$2.27	0d	1	1.32mi
3501 177th St Country Club Hills, IL	2.0	2.0	839	$2,600	$3.10	71d	1	1.35mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	54d	1	1.47mi

Property features AI

Finance

• Other: Property located in Markham (Bremen Township)
• HOA & community: No master association fee required

Exterior

• Utilities: Public waterPublic sewer
• Home design: Detached single-family homeOne-story layoutFee simple ownershipBuilt before 1978
• Construction: Vinyl siding and brick exteriorEstimated age: 61–70 yearsNot rebuilt or rehabilitated
• Exterior features: Yard on a lot under 0.25 acre (lot dimensions: 9,975)

Interior

• Kitchen: Kitchen on the main level (12 x 14)
• Bedrooms: Three bedrooms (all on the main level)Master bedroom on the main level (14 x 12)Second bedroom on the main level (12 x 11)Third bedroom on the main level (11 x 10)
• Bathrooms: One full bathroomOne half bathroom
• Heating & cooling: Natural gas heating
• Interior features: Five total rooms
• Laundry & utility: Dedicated laundry room

Listing history 41 events

1. 2026-08-11
   days on market $80,000 Active 51 DOM
2. 2026-08-10
   days on market $80,000 Active 50 DOM
3. 2026-08-09
   days on market $80,000 Active 49 DOM
4. 2026-08-08
   days on market $80,000 Active 48 DOM
5. 2026-08-06
   days on market $80,000 Active 46 DOM
6. 2026-08-05
   days on market $80,000 Active 45 DOM
7. 2026-08-04
   days on market $80,000 Active 44 DOM
8. 2026-08-03
   days on market $80,000 Active 43 DOM
9. 2026-07-31
   days on market $80,000 Active 40 DOM
10. 2026-07-30
    days on market $80,000 Active 38 DOM
11. 2026-07-28
    days on market $80,000 Active 37 DOM
12. 2026-07-26
    days on market $80,000 Active 35 DOM
13. 2026-07-24
    days on market $80,000 Active 33 DOM
14. 2026-07-23
    days on market $80,000 Active 32 DOM
15. 2026-07-22
    days on market $80,000 Active 31 DOM
16. 2026-07-21
    days on market $80,000 Active 30 DOM
17. 2026-07-20
    days on market $80,000 Active 29 DOM
18. 2026-07-18
    days on market $80,000 Active 27 DOM
19. 2026-07-18
    days on market $80,000 Active 26 DOM
20. 2026-07-16
    days on market $80,000 Active 25 DOM
21. 2026-07-15
    days on market $80,000 Active 24 DOM
22. 2026-07-14
    days on market $80,000 Active 23 DOM
23. 2026-07-13
    days on market $80,000 Active 22 DOM
24. 2026-07-13
    days on market $80,000 Active 21 DOM
25. 2026-07-11
    days on market $80,000 Active 20 DOM
26. 2026-07-10
    days on market $80,000 Active 19 DOM
27. 2026-07-09
    days on market $80,000 Active 18 DOM
28. 2026-07-07
    days on market $80,000 Active 16 DOM
29. 2026-07-06
    days on market $80,000 Active 15 DOM
30. 2026-07-06
    days on market $80,000 Active 14 DOM
31. 2026-07-05
    days on market $80,000 Active 13 DOM
32. 2026-07-03
    days on market $80,000 Active 12 DOM
33. 2026-07-02
    days on market $80,000 Active 11 DOM
34. 2026-07-01
    days on market $80,000 Active 10 DOM
35. 2026-06-30
    days on market $80,000 Active 9 DOM
36. 2026-06-29
    days on market $80,000 Active 8 DOM
37. 2026-06-28
    days on market $80,000 Active 7 DOM
38. 2026-06-27
    days on market $80,000 Active 6 DOM
39. 2026-06-26
    days on market $80,000 Active 5 DOM
40. 2026-06-24
    days on market $80,000 Active 3 DOM
41. 2026-06-22
    listed $80,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $31,614
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$2,529
• − Management: −$2,529
• − Depreciation: −$2,327
• Taxable income: $18,147
• Est. tax owed @ 24.0%: −$4,355
• After-tax cash flow: $13,985/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 · 2 photos

Poor 20/100 Extensive rehab Est. rehab $59,200–$106,560 screening

This home requires extensive repairs and maintenance, including a new roof and siding, to become move-in ready and significantly increase its value.

Deferred maintenance Est. $20,000–$60,000 screening

• Major Roof (roof) — The roof appears to be damaged and missing shingles, indicating a major issue that needs immediate attention.
• Major Windows (windows) — The windows are broken and missing, which is a major issue that needs urgent repair.

Repairs flagged

• Major roof — Damaged shingles
• Major exterior siding — Peeling paint and siding damage

Value-add opportunities

• Both repair roof and siding — Both resale and rental value would be significantly increased ↑
• Both paint exterior — Enhances curb appeal and property value ↑
• Both repair foundation — Structural integrity is crucial for both resale and rental ↑

ⓘ Rehab cost is a screening estimate — Extensive 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 7/100

Zoned Schools

Elementary Markham Park Elem School F IL #1,517/2,056 Nat'l #39,071/41,679 Middle Prairie-Hills Junior High School F IL #605/665 Nat'l #13,547/14,009 High Hillcrest High School F IL #657/693 Nat'l #17,118/17,239

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

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: 26.7% rent · 73.3% own
• Severe rent burden: 32% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Property located in Markham (Bremen Township)
• HOA & community: No master association fee required

Exterior

• Utilities: Public waterPublic sewer
• Home design: Detached single-family homeOne-story layoutFee simple ownershipBuilt before 1978
• Construction: Vinyl siding and brick exteriorEstimated age: 61–70 yearsNot rebuilt or rehabilitated
• Exterior features: Yard on a lot under 0.25 acre (lot dimensions: 9,975)

Interior

• Kitchen: Kitchen on the main level (12 x 14)
• Bedrooms: Three bedrooms (all on the main level)Master bedroom on the main level (14 x 12)Second bedroom on the main level (12 x 11)Third bedroom on the main level (11 x 10)
• Bathrooms: One full bathroomOne half bathroom
• Heating & cooling: Natural gas heating
• Interior features: Five total rooms
• Laundry & utility: Dedicated laundry room

Price history

+63.6% since first listed

2 events — show timeline

• 2026-06-21 Listed $80,000 MRED as Distributed by MLS Grid
• 1986-11-01 Sold (Public Records) $48,900 Public Records

Property tax history

+6.1%/yr

Latest (2023): $6,933 · +122.3% YoY. Source: county tax records.