3335 W 163rd St · Markham, IL 60428

$195,000

3 bd · 1.0 ba · 1,388 sqft · SingleFamily public records · 26 Days on market

Built 1936 0.28 ac lot Est $186k · at est.

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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 +25.4/30.0
• Appreciation +10.0/10.0
• DSCR +8.4/10.0
• 1% rule +7.0/10.0
• ARV discount +5.3/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Home is bigger than it looks. Needs a fair amount of TLC, so bring your renovation ideas. At this price, a LOT of potential to be had. .. Four (!) lots, room for your own park in back, plus space for a garage. Home is as - is.

Key facts

• Fenced yard
• Outdoor space
• Corner lot

Tags

• CORNER LOT
• FENCED YARD
• OUTDOOR SPACE

Property features AI

Finance

• Other: Parcel numbers on file
• HOA & community: No master association fee required

Exterior

• Parking: 4 parking spaces; Asphalt driveway, owned
• Utilities: Water from Lake Michigan and public supply; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; One story; Fee simple ownership; Property located on a corner; directions: Kedzie South/North to 163rd Street, turn west
• Construction: Built 81–90 years ago; Vinyl siding; Asphalt roof; Concrete perimeter foundation; Property was built before 1978
• Exterior features: Corner lot; Lot dimensions approximately 91 x 132

Interior

• Kitchen: Kitchen on main level (13 x 10)
• Bedrooms: 5 bedrooms total; Master bedroom on second level (15 x 13); Bedroom 2 on second level (14 x 11); Bedroom 3 on second level (13 x 11); Bedroom 4 on main level (14 x 12); Bedroom 5 on main level (11 x 11)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: 7 total rooms; Crawl space basement; School bus service and commuter bus access
• Laundry & utility: Laundry room on main level (12 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% 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; 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $35k; list at $195k implies a 457% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $192,075 (1.5% below list)

Questions for the listing agent

1. Built in 1936 — 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: 1.20% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $185,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16302 Trumbull Ave	0.13mi	3/1.0	1,260 (-9%)	2mo	$139,900	$111	77
16224 Kedzie Ave	0.20mi	3/1.5	1,476 (+6%)	3mo	$127,000	$86	76
16431 Spaulding Ave	0.20mi	3/1.0	1,500 (+8%)	2mo	$75,000	$50	75
16426 Homan Ave	0.18mi	3/3.0	1,419 (+2%)	6mo	$190,000	$134	75
16516 Turner Ave	0.27mi	3/1.0	1,200 (-14%)	2mo	$70,000	$58	63
16524 Sawyer Ave	0.31mi	4/2.0 (+1)	1,501 (+8%)	0mo	$192,500	$128	62
16030 Saint Louis Ave	0.37mi	3/1.5	1,228 (-12%)	3mo	$200,000	$163	59
16641 Sawyer Ave	0.47mi	4/1.5 (+1)	1,260 (-9%)	3mo	$188,000	$149	53
3737 Rose Manor Ter	0.62mi	2/1.0 (-1)	1,210 (-13%)	0mo	$165,000	$136	44
15823 S Saint Louis Ave	0.62mi	3/2.0	1,203 (-13%)	4mo	$220,000	$183	42
16037 Springfield Ave	0.74mi	3/2.0	1,566 (+13%)	3mo	$206,000	$132	38
15749 Saint Louis Ave	0.69mi	3/2.5	1,575 (+14%)	4mo	$225,000	$143	36

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: 31.5%
• Equity multiple: 3.47×
• Total profit: $134,746
• Equity at exit: $175,671

10-year hold

• IRR: 27.2%
• Equity multiple: 7.86×
• Total profit: $374,537
• Equity at exit: $378,842

Cash invested: $54,600 (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: $2,332 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$291 /mo · $3,497/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $447

Break-even live

Break-even rent $1,766

Max offer price $195,000

Occupancy floor 76%

Sensitivity live

Price	-10% $558	-5% $502	+0% $447	+5% $392	+10% $337
Rent	-10% $263	-5% $355	+0% $447	+5% $539	+10% $631
Rate	-1.0pp $545	-0.5pp $497	base $447	+0.5pp $397	+1.0pp $345

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3824 168th Pl Country Club Hills, IL	3.0	2.0	1583	$2,400	$1.52	0d	1	0.86mi
3900 171st St Country Club Hills, IL	3.0	1.0	1750	$2,250	$1.29	9d	1	1.22mi
3900 171st St Country Club Hills, IL	3.0	1.0	1750	$2,250	$1.29	0d	1	1.22mi
17306 Holmes Ave Hazel Crest, IL	3.0	2.0	1535	$2,195	$1.43	5d	1	1.37mi
17306 Peach Grove Ln Hazel Crest, IL	4.0	1.0	1034	$2,700	$2.61	0d	1	1.46mi
16901 Orchard Ridge Ave Hazel Crest, IL	4.0	2.0	1406	$2,700	$1.92	0d	1	1.46mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	0d	1	1.49mi

Listing history 24 events

1. 2026-06-21
   days on market $195,000 Active 26 DOM
2. 2026-06-18
   days on market $195,000 Active 23 DOM
3. 2026-06-17
   days on market $195,000 Active 22 DOM
4. 2026-06-16
   days on market $195,000 Active 21 DOM
5. 2026-06-15
   days on market $195,000 Active 20 DOM
6. 2026-06-13
   days on market $195,000 Active 18 DOM
7. 2026-06-09
   days on market $195,000 Active 14 DOM
8. 2026-06-08
   days on market $195,000 Active 13 DOM
9. 2026-06-07
   days on market $195,000 Active 12 DOM
10. 2026-06-04
    days on market $195,000 Active 9 DOM
11. 2026-06-03
    days on market $195,000 Active 8 DOM
12. 2026-06-02
    days on market $195,000 Active 7 DOM
13. 2026-06-01
    days on market $195,000 Active 6 DOM
14. 2026-05-31
    days on market $195,000 Active 5 DOM
15. 2026-05-26
    listed $195,000 Active
16. 2017-10-11
    soldstatus $35,000
17. 2017-10-06
    soldstatus $34,900 Closed Sale 226-char remark

    Show marketing remark (226 chars)

    Home is bigger than it looks. Needs a fair amount of TLC, so bring your renovation ideas. At this price, a LOT of potential to be had. .. Four (!) lots, room for your own park in back, plus space for a garage. Home is as - is.

18. 2017-08-31
    status Contingent (Do Not Show) 226-char remark

    Show marketing remark (226 chars)

    Home is bigger than it looks. Needs a fair amount of TLC, so bring your renovation ideas. At this price, a LOT of potential to be had. .. Four (!) lots, room for your own park in back, plus space for a garage. Home is as - is.

19. 2017-08-19
    listed $34,900 New 226-char remark

    Show marketing remark (226 chars)

    Home is bigger than it looks. Needs a fair amount of TLC, so bring your renovation ideas. At this price, a LOT of potential to be had. .. Four (!) lots, room for your own park in back, plus space for a garage. Home is as - is.

20. 2007-10-19
    historical
21. 2007-06-19
    listed
22. 2007-06-17
    historical
23. 2007-03-17
    listed
24. 1993-07-29
    soldstatus $52,000

ⓘ 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: $3,497 · $291/mo
• Projected year-2 tax: $3,962 · $330/mo
• Expected delta: +$465/yr (+$39/mo · 13.3%)

ⓘ 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: $27,986
• − Mortgage interest: −$10,923
• − Property taxes: −$3,497
• − Insurance: −$975
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$5,673
• Taxable income: $2,441
• Est. tax owed @ 24.0%: −$586
• After-tax cash flow: $4,780/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

+275.0% since first listed

10 events — show timeline

• 2026-05-26 Listed $195,000 MRED as Distributed by MLS Grid
• 2017-10-11 Sold (Public Records) $35,000 Public Records
• 2017-10-06 Sold (MLS) $34,900 MRED as Distributed by MLS Grid
• 2017-08-31 Pending — MRED as Distributed by MLS Grid
• 2017-08-19 Listed $34,900 MRED as Distributed by MLS Grid
• 2007-10-19 Listing Removed — MRED as Distributed by MLS Grid
• 2007-06-19 Listed — MRED as Distributed by MLS Grid
• 2007-06-17 Listing Removed — MRED as Distributed by MLS Grid
• 2007-03-17 Listed — MRED as Distributed by MLS Grid
• 1993-07-29 Sold (Public Records) $52,000 Public Records

Property tax history

+6.2%/yr

Latest (2023): $3,497 · +37.1% YoY. Source: county tax records.