14409 Minerva Ave · Dolton, IL 60419

$124,900

2 bd · 1.0 ba · 907 sqft · SingleFamily public records · 52 Days on market

Built 1956 4,836 sqft lot Est $133k · 6% under

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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 +26.9/30.0
• ARV discount +10.3/15.0
• 1% rule +10.0/10.0
• DSCR +9.3/10.0
• Rent growth +4.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick 1 Story with 2 spacious bedrooms, 1 full bath, formal living room, kitchen and 1 car detached garage. Good size yard for entertaining. The seller acquired the property thru a foreclosed sale. Being sold in "as-is" condition. Plz note: No survey or termite inspection and taxes are prorated 100%. Proof-of-funds with all offers.

Key facts

• 4,836 sq ft lot
• Garage
• Built 1956

Property features AI

Finance

• Other: Ownership: Fee simple
• Financial info: Property currently leased; Possession at closing; tenant's rights
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 garage space; 1 total parking space); Garage owned
• Utilities: Water: Lake Michigan / Public; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Brick construction; Built 61–70 years ago; Property built before 1978
• Exterior features: Lot dimensions approximately 39 x 124; Lot less than 0.25 acre

Interior

• Kitchen: Kitchen with eating area/table space (10 x 11)
• Bedrooms: Master bedroom on main level (14 x 9); Second bedroom on main level (13 x 10); Additional bedrooms listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: 4 total rooms; Crawl space basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#263 in IL, #4,883 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools 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.
• Market conditions: Rents rising fast (+9.7%/yr); 130 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 39% of the median local income ($58k/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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $125k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1956 — 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: 1.50% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.85%
• DSCR: 1.53
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $133,329
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14341 University Ave	0.08mi	3/1.0 (+1)	1,035 (+14%)	1mo	$100,000	$97	67
14647 Irving Ave	0.72mi	3/2.0 (+1)	889 (-2%)	2mo	$138,000	$155	53
14642 Dorchester Ave	0.48mi	3/1.0 (+1)	1,013 (+12%)	1mo	$170,000	$168	52
14622 Kenwood Ave	0.40mi	3/1.0 (+1)	1,017 (+12%)	5mo	$110,000	$108	52
14248 Avalon Ave	0.23mi	3/2.0 (+1)	1,037 (+14%)	6mo	$216,000	$208	52
14631 Kimbark Ave	0.39mi	3/1.0 (+1)	1,017 (+12%)	8mo	$123,000	$121	50
14731 Kimbark Ave	0.49mi	3/1.0 (+1)	1,017 (+12%)	2mo	$115,000	$113	50
14622 Dorchester Ave	0.45mi	3/1.0 (+1)	1,005 (+11%)	8mo	$158,000	$157	49
14610 Blackstone Ave	0.54mi	3/1.0 (+1)	1,017 (+12%)	1mo	$150,000	$147	49
14835 Evans Ave	0.72mi	2/1.0	975 (+8%)	6mo	$139,900	$143	49
14728 Kenwood Ave	0.51mi	3/1.0 (+1)	1,017 (+12%)	5mo	$156,000	$153	46
14738 Blackstone Ave	0.65mi	3/1.0 (+1)	1,017 (+12%)	1mo	$150,000	$147	44

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.34×
• Total profit: $11,811
• Equity at exit: $18,623

10-year hold

• IRR: 21.9%
• Equity multiple: 3.41×
• Total profit: $84,300
• Equity at exit: $10,799

Cash invested: $34,972 (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 60419

• Home prices YoY: -25.7%
• Rents YoY: 9.7%
• Active inventory: 130
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,868 high
• Mortgage (P&I): −$655
• Tax from tax record: −$423 /mo · $5,078/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $345

Break-even live

Break-even rent $1,431

Max offer price $124,900

Occupancy floor 77%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14502 Cottage Grove Ave Unit 1S Dolton, IL	1.0	1.0	900	$1,425	$1.58	7d	1	0.43mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	24d	1	0.43mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	0.52mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	0.63mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	24d	1	0.66mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	0.78mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	17d	1	1.02mi
495 Madison Ave Unit 1D Calumet City, IL	1.0	1.0	595	$1,175	$1.97	14d	1	1.10mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	1d	1	1.13mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	24d	1	1.29mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1100	$1,800	$1.64	12d	1	1.30mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	22d	1	1.30mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	19d	1	1.30mi
1601 Downs Dr Unit 3S Calumet City, IL	2.0	1.0	750	$1,400	$1.87	24d	1	1.34mi
250 Yates Ave Unit 1616 Dolton 1E Calumet City, IL	2.0	1.0	875	$1,465	$1.67	7d	1	1.34mi
1450 E 154th Pl Dolton, IL	1.0	1.0	800	$1,250	$1.56	24d	1	1.37mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	10d	1	1.41mi
15324 Doctor Martin Luther King Junior Dr Unit 1B Dolton, IL	1.0	1.0	725	$985	$1.36	18d	1	1.48mi

Listing history 19 events

1. 2026-04-13
   price $124,900
2. 2026-04-07
   price $129,000
3. 2026-04-02
   listed $140,000 Active
4. 2022-07-14
   soldstatus $50,000
5. 2010-03-15
   soldstatus $22,000 Closed Sale 343-char remark

   Show marketing remark (343 chars)

   Brick 1 Story with 2 spacious bedrooms, 1 full bath, formal living room, kitchen and 1 car detached garage. Good size yard for entertaining. The seller acquired the property thru a foreclosed sale. Being sold in "as-is" condition. Plz note: No survey or termite inspection and taxes are prorated 100%. Proof-of-funds with all offers.

6. 2010-02-10
   status Pending 343-char remark

   Show marketing remark (343 chars)

   Brick 1 Story with 2 spacious bedrooms, 1 full bath, formal living room, kitchen and 1 car detached garage. Good size yard for entertaining. The seller acquired the property thru a foreclosed sale. Being sold in "as-is" condition. Plz note: No survey or termite inspection and taxes are prorated 100%. Proof-of-funds with all offers.

7. 2010-01-29
   listed $20,900 New 343-char remark

   Show marketing remark (343 chars)

   Brick 1 Story with 2 spacious bedrooms, 1 full bath, formal living room, kitchen and 1 car detached garage. Good size yard for entertaining. The seller acquired the property thru a foreclosed sale. Being sold in "as-is" condition. Plz note: No survey or termite inspection and taxes are prorated 100%. Proof-of-funds with all offers.

8. 2009-06-15
   historical
9. 2008-12-31
   price
10. 2008-11-25
    price
11. 2008-10-28
    price
12. 2008-10-09
    price
13. 2008-09-05
    price
14. 2008-08-04
    listed
15. 2007-12-30
    historical
16. 2007-04-03
    listed
17. 1995-09-13
    soldstatus $50,000
18. 1987-04-07
    soldstatus $39,900
19. 1978-06-23
    soldstatus $34,000

ⓘ 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: $5,078 · $423/mo
• Projected year-2 tax: $5,078 · $423/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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,411
• − Mortgage interest: −$6,996
• − Property taxes: −$5,078
• − Insurance: −$624
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$3,633
• Taxable income: $2,493
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $3,544/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 — Dolton

• Score: 74/100
• State rank: #263
• US rank: #4883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dolton, IL
• County: Cook County · 4,486,803 people
• City population: 20,825
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 20,825
• Household income: $57,887
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 919.0

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 (91%)
• Race & ethnicity: Black 91% White 4% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Hispanic 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Spanish 1%

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: ▼ -66.88%
• Current HPI: 193.2346
• Rent YoY: ▲ 9.65%
• 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

+267.4% since first listed

19 events — show timeline

• 2026-04-13 Price Changed $124,900 MRED as Distributed by MLS Grid
• 2026-04-07 Price Changed $129,000 MRED as Distributed by MLS Grid
• 2026-04-02 Listed $140,000 MRED as Distributed by MLS Grid
• 2022-07-14 Sold (Public Records) $50,000 Public Records
• 2010-03-15 Sold (MLS) $22,000 MRED as Distributed by MLS Grid
• 2010-02-10 Pending — MRED as Distributed by MLS Grid
• 2010-01-29 Listed $20,900 MRED as Distributed by MLS Grid
• 2009-06-15 Listing Removed — MRED as Distributed by MLS Grid
• 2008-12-31 Price Changed — MRED as Distributed by MLS Grid
• 2008-11-25 Price Changed — MRED as Distributed by MLS Grid
• 2008-10-28 Price Changed — MRED as Distributed by MLS Grid
• 2008-10-09 Price Changed — MRED as Distributed by MLS Grid
• 2008-09-05 Price Changed — MRED as Distributed by MLS Grid
• 2008-08-04 Listed — MRED as Distributed by MLS Grid
• 2007-12-30 Listing Removed — MRED as Distributed by MLS Grid
• 2007-04-03 Listed — MRED as Distributed by MLS Grid
• 1995-09-13 Sold (Public Records) $50,000 Public Records
• 1987-04-07 Sold (Public Records) $39,900 Public Records
• 1978-06-23 Sold (Public Records) $34,000 Public Records

Property tax history

+3.3%/yr

Latest (2023): $5,078 · +46.4% YoY. Source: county tax records.