16329 Hermitage Ave · Markham, IL 60428

$164,900

2 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 40 Days on market

Built 1957 Est $140k · 18% 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 +27.2/30.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• 1% rule +8.7/10.0
• 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

Welcome home to this beautiful brick ranch featuring 3 bedrooms and 1 bathroom with a bright, functional layout. This move-in-ready home offers an updated kitchen, spacious living area, central air, and a detached 2-car garage with a side driveway for extra parking. Located on a quiet residential street close to schools, parks, shopping, and expressways, this property is perfect for homeowners or investors alike. A great opportunity in a convenient Markham location! Sold as is. Seller does not provide survey. Buyer to take subject to municipal requirements, if any. * Property not for rent - beware of rental scams. *

Key facts

• Side driveway
• Spacious living area
• Updated kitchen

Tags

• BRICK RANCH
• UPDATED KITCHEN
• SPACIOUS LIVING AREA
• CENTRAL AIR
• DETACHED GARAGE
• SIDE DRIVEWAY

Property features AI

Finance

• Other: Ownership: Fee simple; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Brick construction; Built more than 60 years ago (built before 1978)
• Exterior features: Lot under 0.25 acre; Lot dimensions: 5,940

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms (all on the main level); Master bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Five total rooms
• Laundry & utility: Laundry room; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% 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.
• 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; 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 $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $78k; list at $165k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.37% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.28%
• DSCR: 1.55
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $139,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16221 Hermitage Ave	0.14mi	3/1.5 (+1)	1,044 (0%)	1mo	$192,000	$184	86
16300 Winchester Ave	0.28mi	3/1.0 (+1)	1,012 (-3%)	2mo	$97,500	$96	75
16444 Wolcott Ave	0.27mi	3/1.5 (+1)	1,080 (+3%)	3mo	$112,500	$104	72
16607 Winchester Ave	0.42mi	3/2.0 (+1)	1,053 (+1%)	5mo	$226,000	$215	66
16628 Winchester Ave	0.47mi	2/1.0	1,134 (+9%)	1mo	$84,000	$74	63
16019 Myrtle Ave	0.53mi	3/1.0 (+1)	1,008 (-3%)	3mo	$70,000	$69	62
16807 Wood St	0.58mi	3/1.0 (+1)	985 (-6%)	0mo	$90,000	$91	58
16735 Dixie Hwy	0.62mi	2/1.0	965 (-8%)	1mo	$153,000	$159	58
1924 169th St	0.73mi	2/1.0	1,086 (+4%)	3mo	$189,900	$175	56
1945 W 163rd St	0.29mi	3/1.0 (+1)	1,188 (+14%)	4mo	$159,500	$134	56
16768 Bulger Ave	0.72mi	2/1.0	954 (-9%)	4mo	$125,000	$131	49
16727 Head Ave	0.75mi	3/1.5 (+1)	1,150 (+10%)	1mo	$157,000	$137	40

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: 33.3%
• Equity multiple: 3.60×
• Total profit: $120,047
• Equity at exit: $148,555

10-year hold

• IRR: 28.8%
• Equity multiple: 8.15×
• Total profit: $330,125
• Equity at exit: $320,364

Cash invested: $46,172 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,256 high
• Mortgage (P&I): −$865
• Tax from tax record: −$376 /mo · $4,518/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $473

Break-even live

Break-even rent $1,658

Max offer price $164,900

Occupancy floor 74%

Sensitivity live

Price	-10% $566	-5% $519	+0% $473	+5% $426	+10% $379
Rent	-10% $294	-5% $383	+0% $473	+5% $562	+10% $651
Rate	-1.0pp $556	-0.5pp $515	base $473	+0.5pp $430	+1.0pp $386

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: $41,225
• Closing costs: $4,947
• 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	0.27mi
16751 Crane Ave Hazel Crest, IL	3.0	1.0	1200	$1,800	$1.50	0d	1	0.84mi
16752 Artesian Ave Hazel Crest, IL	3.0	1.0	867	$2,500	$2.88	0d	1	1.05mi
2107 171st St Unit 2107 Hazel Crest, IL	3.0	1.5	1158	$2,300	$1.99	0d	1	1.09mi
2308 170th St Hazel Crest, IL	3.0	2.0	1020	$2,400	$2.35	0d	1	1.10mi
2173 171st St Hazel Crest, IL	3.0	1.5	1159	$2,350	$2.03	0d	1	1.14mi
16048 Halsted St Unit 2 Harvey, IL	3.0	1.0	1091	$1,650	$1.51	25d	1	1.19mi

Listing history 19 events

1. 2026-06-21
   days on market $164,900 Active 40 DOM
2. 2026-06-18
   days on market $164,900 Active 37 DOM
3. 2026-06-17
   days on market $164,900 Active 36 DOM
4. 2026-06-16
   days on market $164,900 Active 35 DOM
5. 2026-06-15
   days on market $164,900 Active 34 DOM
6. 2026-06-13
   days on market $164,900 Active 32 DOM
7. 2026-06-13
   days on market $164,900 Active 31 DOM
8. 2026-06-09
   days on market $164,900 Active 28 DOM
9. 2026-06-08
   days on market $164,900 Active 27 DOM
10. 2026-06-07
    days on market $164,900 Active 26 DOM
11. 2026-06-04
    days on market $164,900 Active 23 DOM
12. 2026-06-03
    days on market $164,900 Active 22 DOM
13. 2026-06-02
    days on market $164,900 Active 21 DOM
14. 2026-06-01
    days on market $164,900 Active 20 DOM
15. 2026-05-31
    days on market $164,900 Active 19 DOM
16. 2026-05-12
    listed $164,900 Active
17. 2025-12-31
    historical
18. 2025-02-26
    listed Active
19. 2006-05-03
    soldstatus $78,500

ⓘ 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: $4,518 · $376/mo
• Projected year-2 tax: $4,518 · $376/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% 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: $27,076
• − Mortgage interest: −$9,237
• − Property taxes: −$4,518
• − Insurance: −$824
• − Repairs & maintenance: −$2,166
• − Management: −$2,166
• − Depreciation: −$4,797
• Taxable income: $3,368
• Est. tax owed @ 24.0%: −$808
• After-tax cash flow: $4,863/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

+110.1% since first listed

4 events — show timeline

• 2026-05-12 Listed $164,900 MRED as Distributed by MLS Grid
• 2025-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-02-26 Listed — MRED as Distributed by MLS Grid
• 2006-05-03 Sold (Public Records) $78,500 Public Records

Property tax history

+2.0%/yr

Latest (2023): $4,518 · +7.5% YoY. Source: county tax records.