14230 S Normal Ave · Riverdale, IL 60827

$199,500

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 24 Days on market

Built 1953

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.5/5.0
• Cash flow +3.0/30.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• Schools +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT BUY! BLOCK SHOW PRIDE OF OWNERSHIP, CLOSE TO SHOPPING AND METRA STATION. HARDWOOD FLOORS, FINISHED BASEMENT, LARGE KITCHEN. NEEDS WORK. PROPERTY CONDITION MAY RESTRICT FHA/VA FINANCING OPTIONS. BANK OWNED BEING SOLD AS-IS.

Key facts

• Fenced yard
• Renovated kitchen
• Updated bathrooms

Tags

• UPDATED BATHROOMS
• RENOVATED KITCHEN
• FENCED YARD
• SUMP PUMP SYSTEM
• FINISHED LOWER LEVEL

Property features AI

Finance

• Other: Possession at closing or immediate
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story design; Fee simple ownership; Rehab planned/completed in 2026; Estimated living area
• Construction: Brick construction; Built before 1978 (house is approximately 71–80 years old); Unfinished lower level area (256 sqft unfinished)
• Exterior features: Lot less than 0.25 acre; Lot dimensions: 3750

Interior

• Kitchen: Kitchen on the main level (11 x 12)
• Bedrooms: Master bedroom on the main level; Second bedroom on the main level (11 x 10) with hardwood flooring; Third bedroom on the lower level (10 x 12); Additional bedroom listed
• Flooring: Hardwood flooring in living room and main-level bedrooms; Luxury vinyl flooring in basement family room
• Bathrooms: 2 full bathrooms; Basement includes a bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full daylight basement; 6 total rooms
• Laundry & utility: Laundry room in walkout basement (16 x 16)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-649 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (38.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (36.9% below list).
• Recommended offer: $123k (38.2% below list) — sets the bar for cash-flow.
• Cap rate 2.4% vs local median 9.5% in Riverdale — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 69/100 on livability (#434 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A-; Watch: health & safety C-, crime F, amenities F.
• 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: Washington Elem School (277 students, 0% FRL); Washington Junior High (math 24% / reading 24%, grade F, #332 of 665 statewide, top 55%, 131 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: Rents rising fast (+7.8%/yr); 77 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 41% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $200k implies a 850% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,289 (38.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1953 — 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 F 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.63% ✗
• Cap rate: 2.39%
• Cash-on-cash: -13.93%
• DSCR: 0.38
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $130,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14220 S Eggleston Ave	0.07mi	2/2.0	912 (0%)	3mo	$138,000	$151	90
14414 Parnell Ave	0.21mi	2/1.0	891 (-2%)	5mo	$127,000	$143	82
14514 S Parnell Ave	0.34mi	2/1.0	890 (-2%)	2mo	$123,000	$138	78
14308 S Tracy Ave	0.20mi	3/2.0 (+1)	914 (+0%)	5mo	$128,229	$140	77
14528 S Eggleston Ave	0.37mi	2/1.0	968 (+6%)	5mo	$123,649	$128	68
14320 Parnell Ave	0.48mi	3/2.0 (+1)	912 (0%)	5mo	$127,000	$139	64
14309 S La Salle St	0.47mi	2/1.5	964 (+6%)	6mo	$67,000	$70	61
319 E 145th St	0.67mi	2/1.0	960 (+5%)	2mo	$49,900	$52	58
14231 S State St	0.66mi	2/1.0	1,000 (+10%)	0mo	$145,000	$145	53
14301 Parnell Ave	0.41mi	3/2.0 (+1)	1,008 (+10%)	5mo	$217,000	$215	50
14309 S Wabash Ave	0.72mi	3/1.0 (+1)	974 (+7%)	6mo	$175,000	$180	45
14455 Des Plaines St	0.67mi	3/1.0 (+1)	1,035 (+14%)	4mo	$155,000	$150	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 7.82% rent growth · sell at horizon

5-year hold

• IRR: -35.9%
• Equity multiple: -0.20×
• Total profit: $-67,050
• Equity at exit: $29,746

10-year hold

• IRR: -23.8%
• Equity multiple: -0.46×
• Total profit: $-81,811
• Equity at exit: $17,249

Cash invested: $55,860 (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 60827

• Home prices YoY: -31.8%
• Rents YoY: 7.8%
• Active inventory: 77
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,259 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$514 /mo · $6,164/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-649

Break-even live

Break-even rent $2,080

Max offer price $123,289

Occupancy floor —

Sensitivity live

Price	-10% $-536	-5% $-592	+0% $-649	+5% $-705	+10% $-761
Rent	-10% $-748	-5% $-698	+0% $-649	+5% $-599	+10% $-549
Rate	-1.0pp $-548	-0.5pp $-598	base $-649	+0.5pp $-700	+1.0pp $-753

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 W 144th St Unit 2W Riverdale, IL	1.0	1.0	750	$1,250	$1.67	0d	1	0.16mi
14119 S Tracy Ave Riverdale, IL	2.0	1.0	696	$1,205	$1.73	5d	1	0.24mi
14132 S Atlantic Ave Riverdale, IL	1.0	1.0	900	$1,150	$1.28	26d	1	0.31mi
14015 S Stewart Ave Unit 2W Riverdale, IL	2.0	1.0	800	$1,400	$1.75	26d	1	0.32mi
14031 S School St Riverdale, IL	1.0	1.0	620	$1,045	$1.69	5d	1	0.36mi
14101 S Atlantic Ave Riverdale, IL	2.0	1.0	790	$1,140	$1.44	9d	1	0.37mi
724 W 138th St Unit 3 Riverdale, IL	2.0	1.0	800	$1,250	$1.56	20d	1	0.64mi
13905 S Clark St Riverdale, IL	1.0	1.0	685	$1,210	$1.77	9d	6	0.66mi
13810 S La Salle St #1 Riverdale, IL	3.0	1.0	800	$1,550	$1.94	4d	1	0.69mi
13604 S Wentworth Ave Riverdale, IL	3.0	1.0	1100	$1,200	$1.09	26d	1	0.87mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	26d	1	1.29mi

Listing history 30 events

1. 2026-06-21
   days on market $199,500 Active 24 DOM
2. 2026-06-18
   days on market $199,500 Active 21 DOM
3. 2026-06-17
   days on market $199,500 Active 20 DOM
4. 2026-06-16
   days on market $199,500 Active 19 DOM
5. 2026-06-15
   days on market $199,500 Active 18 DOM
6. 2026-06-13
   days on market $199,500 Active 16 DOM
7. 2026-06-13
   days on market $199,500 Active 15 DOM
8. 2026-06-09
   days on market $199,500 Active 12 DOM
9. 2026-06-08
   days on market $199,500 Active 11 DOM
10. 2026-06-07
    days on market $199,500 Active 10 DOM
11. 2026-06-04
    days on market $199,500 Active 7 DOM
12. 2026-06-03
    days on market $199,500 Active 6 DOM
13. 2026-06-02
    days on market $199,500 Active 5 DOM
14. 2026-06-01
    days on market $199,500 Active 4 DOM
15. 2026-05-31
    days on market $199,500 Active 3 DOM
16. 2026-04-29
    price $199,900
17. 2026-04-23
    status Active
18. 2026-04-14
    historical Contingent - No Showings
19. 2026-03-27
    price $204,900
20. 2026-02-21
    price $214,900
21. 2026-02-16
    listed $229,000 Active
22. 2010-05-24
    soldstatus $21,000 Closed Sale 229-char remark

    Show marketing remark (229 chars)

    GREAT BUY! BLOCK SHOW PRIDE OF OWNERSHIP, CLOSE TO SHOPPING AND METRA STATION. HARDWOOD FLOORS, FINISHED BASEMENT, LARGE KITCHEN. NEEDS WORK. PROPERTY CONDITION MAY RESTRICT FHA/VA FINANCING OPTIONS. BANK OWNED BEING SOLD AS-IS.

23. 2010-04-01
    status Pending 229-char remark

    Show marketing remark (229 chars)

    GREAT BUY! BLOCK SHOW PRIDE OF OWNERSHIP, CLOSE TO SHOPPING AND METRA STATION. HARDWOOD FLOORS, FINISHED BASEMENT, LARGE KITCHEN. NEEDS WORK. PROPERTY CONDITION MAY RESTRICT FHA/VA FINANCING OPTIONS. BANK OWNED BEING SOLD AS-IS.

24. 2010-02-18
    status Reactivated 229-char remark

    Show marketing remark (229 chars)

    GREAT BUY! BLOCK SHOW PRIDE OF OWNERSHIP, CLOSE TO SHOPPING AND METRA STATION. HARDWOOD FLOORS, FINISHED BASEMENT, LARGE KITCHEN. NEEDS WORK. PROPERTY CONDITION MAY RESTRICT FHA/VA FINANCING OPTIONS. BANK OWNED BEING SOLD AS-IS.

25. 2010-01-08
    status Pending 229-char remark

    Show marketing remark (229 chars)

    GREAT BUY! BLOCK SHOW PRIDE OF OWNERSHIP, CLOSE TO SHOPPING AND METRA STATION. HARDWOOD FLOORS, FINISHED BASEMENT, LARGE KITCHEN. NEEDS WORK. PROPERTY CONDITION MAY RESTRICT FHA/VA FINANCING OPTIONS. BANK OWNED BEING SOLD AS-IS.

26. 2009-11-18
    price $29,900 Price Change 229-char remark

    Show marketing remark (229 chars)

    GREAT BUY! BLOCK SHOW PRIDE OF OWNERSHIP, CLOSE TO SHOPPING AND METRA STATION. HARDWOOD FLOORS, FINISHED BASEMENT, LARGE KITCHEN. NEEDS WORK. PROPERTY CONDITION MAY RESTRICT FHA/VA FINANCING OPTIONS. BANK OWNED BEING SOLD AS-IS.

27. 2009-10-22
    listed $39,000 New 229-char remark

    Show marketing remark (229 chars)

    GREAT BUY! BLOCK SHOW PRIDE OF OWNERSHIP, CLOSE TO SHOPPING AND METRA STATION. HARDWOOD FLOORS, FINISHED BASEMENT, LARGE KITCHEN. NEEDS WORK. PROPERTY CONDITION MAY RESTRICT FHA/VA FINANCING OPTIONS. BANK OWNED BEING SOLD AS-IS.

28. 1991-06-07
    soldstatus $54,000
29. 1986-12-01
    soldstatus $43,000
30. 1983-02-01
    soldstatus $38,000

ⓘ 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: $6,164 · $514/mo
• Projected year-2 tax: $6,164 · $514/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 (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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,106
• − Mortgage interest: −$11,175
• − Property taxes: −$6,164
• − Insurance: −$998
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$5,804
• Taxable loss: −$11,452
• Est. tax savings @ 24.0%: +$2,748
• After-tax cash flow: $-5,034/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 — Riverdale

• Score: 69/100
• State rank: #434
• US rank: #8867

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D- Housing A- Health & safety C- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverdale, IL
• County: Cook County · 4,486,803 people
• City population: 24,713
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 24,713
• Household income: $37,217
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 1868.0

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 (88%)
• Race & ethnicity: Black 88% Two or more races 5% Hispanic / Latino 5% White 2%
• Common ancestry: Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -76.39%
• Current HPI: 163.7725
• Rent YoY: ▲ 7.82%
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

+426.1% since first listed

15 events — show timeline

• 2026-04-29 Price Changed $199,900 MRED as Distributed by MLS Grid
• 2026-04-23 Relisted — MRED as Distributed by MLS Grid
• 2026-04-14 Contingent — MRED as Distributed by MLS Grid
• 2026-03-27 Price Changed $204,900 MRED as Distributed by MLS Grid
• 2026-02-21 Price Changed $214,900 MRED as Distributed by MLS Grid
• 2026-02-16 Listed $229,000 MRED as Distributed by MLS Grid
• 2010-05-24 Sold (MLS) $21,000 MRED as Distributed by MLS Grid
• 2010-04-01 Pending — MRED as Distributed by MLS Grid
• 2010-02-18 Relisted — MRED as Distributed by MLS Grid
• 2010-01-08 Pending — MRED as Distributed by MLS Grid
• 2009-11-18 Price Changed $29,900 MRED as Distributed by MLS Grid
• 2009-10-22 Listed $39,000 MRED as Distributed by MLS Grid
• 1991-06-07 Sold (Public Records) $54,000 Public Records
• 1986-12-01 Sold (Public Records) $43,000 Public Records
• 1983-02-01 Sold (Public Records) $38,000 Public Records

Property tax history

+3.1%/yr

Latest (2023): $6,164 · +15.8% YoY. Source: county tax records.