14228 S Stewart Ave · Riverdale, IL 60827

$99,000

3 bd · 1.0 ba · 1,165 sqft · SingleFamily public records · 18 Days on market

Built 1946 3,720 sqft lot Est $176k · 44% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Brick Georgian with full basement and lots of value add potential!!! Property has been vacant for many years, seller can not supply interior pictures. Property is being sold "AS IS". No blind offers, must view property first.

Key facts

• 3,720 sq ft lot
• 2 garage spots
• Built 1946

Property features AI

Finance

• 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; 2-story
• Construction: Brick construction; Built approximately 71–80 years ago; Built before 1978
• Exterior features: Lot dimensions approximately 30 x 124; Lot size less than 0.25 acre

Interior

• Kitchen: Kitchen on main level with bay window
• Bedrooms: 3 bedrooms (Master, plus two additional bedrooms on the second floor)
• Flooring: Hardwood floors in living room, dining room, kitchen and bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished full basement; Total of 6 rooms
• Laundry & utility: Basement laundry (10 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 9.5% in Riverdale — 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 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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).
• At $1,600/mo this rent would consume 52% of the median local household income ($37k/yr) (locally 1868% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($98k) 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — 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 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?
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: 1.62% ✓
• Cap rate: 13.32%
• Cash-on-cash: 25.10%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $175,915
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14135 S La Salle St	0.36mi	3/1.5	1,210 (+4%)	1mo	$60,000	$50	74
302 W 145th St	0.32mi	3/2.0	1,087 (-7%)	1mo	$250,000	$230	69
14231 S Dearborn St	0.47mi	3/1.0	1,116 (-4%)	3mo	$178,000	$159	69
14430 S Lowe Ave	0.41mi	2/1.5 (-1)	1,128 (-3%)	4mo	$170,000	$151	66
14235 S Dearborn St	0.47mi	3/1.5	1,091 (-6%)	4mo	$80,000	$73	62
14102 S Clark St	0.43mi	3/1.0	1,272 (+9%)	3mo	$90,000	$71	62
14234 S Michigan Ave	0.63mi	3/1.0	1,102 (-5%)	3mo	$114,000	$103	60
14525 S Michigan Ave	0.75mi	3/1.0	1,200 (+3%)	2mo	$190,000	$158	59
14233 S Union Ave	0.35mi	4/2.0 (+1)	1,262 (+8%)	4mo	$194,000	$154	58
13709 S School St	0.71mi	4/1.0 (+1)	1,200 (+3%)	3mo	$188,000	$157	55
14231 S State St	0.53mi	2/1.0 (-1)	1,000 (-14%)	0mo	$145,000	$145	46
14455 Des Plaines St	0.73mi	3/1.0	1,035 (-11%)	4mo	$155,000	$150	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 · 7.82% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.05×
• Total profit: $29,040
• Equity at exit: $14,761

10-year hold

• IRR: 34.7%
• Equity multiple: 4.96×
• Total profit: $109,819
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $580

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 59%

Sensitivity live

Price	-10% $648	-5% $614	+0% $580	+5% $546	+10% $511
Rent	-10% $453	-5% $517	+0% $580	+5% $643	+10% $706
Rate	-1.0pp $630	-0.5pp $605	base $580	+0.5pp $554	+1.0pp $528

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14101 S Atlantic Ave Riverdale, IL	2.0	1.0	790	$1,140	$1.44	9d	1	0.28mi
14015 S Stewart Ave Unit 2W Riverdale, IL	2.0	1.0	800	$1,400	$1.75	26d	1	0.29mi
13810 S La Salle St #1 Riverdale, IL	3.0	1.0	800	$1,550	$1.94	4d	1	0.63mi
724 W 138th St Unit 3 Riverdale, IL	2.0	1.0	800	$1,250	$1.56	20d	1	0.70mi
13708 S Wentworth Ave Riverdale, IL	3.0	1.5	1500	$2,200	$1.47	23d	1	0.72mi
13604 S Wentworth Ave Riverdale, IL	3.0	1.0	1100	$1,200	$1.09	26d	1	0.84mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	26d	1	0.90mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	26d	1	0.97mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	26d	1	1.19mi

Listing history 3 events

1. 2026-05-08
   historical
2. 2026-05-08
   listed $99,000 Active
3. 2026-04-17
   listed Active

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,198
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$2,880
• Taxable income: $5,721
• Est. tax owed @ 24.0%: −$1,373
• After-tax cash flow: $5,584/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

3 events — show timeline

• 2026-05-08 Listed $99,000 MRED as Distributed by MLS Grid
• 2026-05-08 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-17 Listed — MRED as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2023): $7,321 · +10.5% YoY. Source: county tax records.