14516 Harper Ave · Dolton, IL 60419

$229,500

3 bd · 1.5 ba · 1,391 sqft · SingleFamily public records · 23 Days on market

Built 1978 5,623 sqft lot Est $198k · 16% over

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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).

• Cash flow +12.4/30.0
• 1% rule +5.3/10.0
• Rent growth +4.9/5.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME TO THIS BEAUTIFULLY UPDATED 3-BEDROOM, 1.1 BATH SPLIT-LEVEL HOME, PERFECT FOR MODERN LIVING! SITUATED ON A GENEROUS LOT, THIS PROPERTY OFFERS A PERFECT BLEND OF STYLE, COMFORT, AND CONVENIENCE. RECENTLY RENOVATED WITH ATTENTION TO DETAIL, FEATURING FRESH PAINT, NEW FLOORING, AND MODERN FIXTURES THROUGHOUT. ENJOY OPEN-CONCEPT LIVING IN THE GENEROUS LIVING ROOM, WHICH FLOWS SEAMLESSLY INTO THE DINING AREA, CREATING THE PERFECT SPACE FOR ENTERTAINING. THREE COMFORTABLE BEDROOMS, EACH OFFERING AMPLE CLOSET SPACE AND NATURAL LIGHT. A RARE FIND! THE DETACHED GARAGE PROVIDES PLENTY OF ROOM FOR YOUR VEHICLES, STORAGE. THE KITCHEN IS FULLY EQUIPPED WITH MODERN APPLIANCES AND FINISHES, WHILE

Key facts

• Generous lot
• Ample closet space
• Natural light

Tags

• GENEROUS LOT
• RECENTLY RENOVATED
• OPEN-CONCEPT LIVING
• AMPLE CLOSET SPACE
• NATURAL LIGHT
• DETACHED GARAGE

Property features AI

Finance

• Other: Interstate access nearby; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned) with 2 garage spaces; Side driveway; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Tri-level / split-level design; Fee simple ownership; Rehab completed in 2023; Estimated living area
• Construction: Brick construction; Estimated age 41–50 years; Built before 1978: No
• Exterior features: Lot smaller than 0.25 acre; Lot dimensions: 5625

Interior

• Kitchen: Eating area / table space
• Bedrooms: Master bedroom on second floor (13 x 12); Second bedroom on second floor (11 x 12); Third bedroom on second floor (10 x 10)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 7 total rooms; Separate dining room
• Laundry & utility: Laundry room on lower level with utility sink (20 x 9); Family room on lower level (20 x 15)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-40 ($-478/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (3.1% below list).
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $222k (3.1% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 9.3% in Dolton — 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 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; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $2,368/mo this rent would consume 49% of the median local household income ($58k/yr) (locally 919% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $222,460 (3.1% 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 1978 — 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. 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: 1.03% ✓
• Cap rate: 6.08%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $197,522
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14737 Blackstone Ave	0.30mi	3/1.5	1,425 (+2%)	5mo	$150,000	$105	78
301 Cornell Ave	0.30mi	3/2.0	1,400 (+1%)	7mo	$210,000	$150	77
14521 Kenwood Ave	0.22mi	3/2.5	1,249 (-10%)	1mo	$215,000	$172	68
14441 Dante Ave	0.12mi	3/1.5	1,210 (-13%)	6mo	$204,000	$169	68
14808 Dorchester Ave	0.40mi	4/2.0 (+1)	1,452 (+4%)	5mo	$170,500	$117	63
14447 University Ave	0.47mi	3/1.0	1,300 (-6%)	6mo	$75,000	$58	60
14644 Ellis Ave	0.72mi	3/1.0	1,357 (-2%)	7mo	$145,000	$107	55
14238 Woodlawn Ave	0.55mi	3/2.0	1,261 (-9%)	6mo	$250,000	$198	52
14814 Woodlawn Ave	0.57mi	3/1.0	1,234 (-11%)	6mo	$175,000	$142	47
14237 Minerva Ave	0.62mi	3/1.5	1,196 (-14%)	4mo	$120,000	$100	44
351 Clyde Ave	0.55mi	4/2.0 (+1)	1,581 (+14%)	5mo	$88,000	$56	40
14315 Dobson Ave	0.65mi	4/2.0 (+1)	1,200 (-14%)	1mo	$194,888	$162	39

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: -10.9%
• Equity multiple: 0.58×
• Total profit: $-26,979
• Equity at exit: $34,219

10-year hold

• IRR: 5.2%
• Equity multiple: 1.48×
• Total profit: $31,144
• Equity at exit: $19,843

Cash invested: $64,260 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,368 high
• Mortgage (P&I): −$1,204
• Tax from tax record: −$611 /mo · $7,334/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-40

Break-even live

Break-even rent $2,418

Max offer price $222,460

Occupancy floor 97%

Sensitivity live

Price	-10% $90	-5% $25	+0% $-40	+5% $-105	+10% $-170
Rent	-10% $-227	-5% $-133	+0% $-40	+5% $54	+10% $147
Rate	-1.0pp $76	-0.5pp $19	base $-40	+0.5pp $-99	+1.0pp $-160

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: $57,375
• Closing costs: $6,885
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1429 Kasten Dr Dolton, IL	3.0	1.0	1600	$2,500	$1.56	2d	1	0.10mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	7d	1	0.12mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	11d	1	0.30mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	20d	1	0.31mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	19d	1	0.42mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	18d	1	0.49mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	4d	1	0.50mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	2d	1	0.62mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1100	$1,800	$1.64	12d	1	0.78mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	20d	1	0.78mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	22d	1	0.78mi
250 Yates Ave Unit 1616 Dolton 1E Calumet City, IL	2.0	1.0	875	$1,465	$1.67	8d	1	0.81mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	25d	1	0.94mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	8d	1	0.98mi
14518 S Hoxie Ave Chicago, IL	3.0	1.5	1128	$2,450	$2.17	2d	1	1.00mi
660 Clyde Ave Calumet City, IL	3.0	1.5	1400	$1,750	$1.25	4d	1	1.10mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	1.16mi
659 Paxton Ave Calumet City, IL	3.0	2.0	1255	$2,461	$1.96	11d	1	1.17mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	1.18mi
15400 Merrill Ave South Holland, IL	4.0	2.0	1508	$3,330	$2.21	22d	1	1.19mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	1.19mi
2605 E Martha Pl Chicago, IL	2.0	2.0	1353	$1,860	$1.37	22d	1	1.35mi
15707 Dante Dr South Holland, IL	3.0	2.0	1800	$2,950	$1.64	3d	1	1.44mi

Listing history 31 events

1. 2026-06-18
   days on market $229,500 Active 23 DOM
2. 2026-06-17
   days on market $229,500 Active 22 DOM
3. 2026-06-16
   days on market $229,500 Active 21 DOM
4. 2026-06-15
   days on market $229,500 Active 20 DOM
5. 2026-06-13
   days on market $229,500 Active 18 DOM
6. 2026-06-13
   days on market $229,500 Active 17 DOM
7. 2026-06-09
   days on market $229,500 Active 14 DOM
8. 2026-06-08
   days on market $229,500 Active 13 DOM
9. 2026-06-07
   days on market $229,500 Active 12 DOM
10. 2026-06-04
    days on market $229,500 Active 9 DOM
11. 2026-06-03
    days on market $229,500 Active 8 DOM
12. 2026-06-02
    days on market $229,500 Active 7 DOM
13. 2026-06-01
    days on market $229,500 Active 6 DOM
14. 2026-05-31
    days on market $229,500 Active 5 DOM
15. 2026-02-04
    listed $234,900 Active
16. 2026-02-04
    historical
17. 2025-09-07
    historical
18. 2025-09-06
    listed Active
19. 2025-09-05
    listed Active
20. 2025-09-05
    historical
21. 2025-08-04
    listed Active
22. 2023-05-11
    soldstatus $219,000
23. 2023-04-28
    soldstatus $219,000 Closed
24. 2023-04-16
    status Contingent - Continue to Show
25. 2023-03-03
    historical Contingent - Continue to Show
26. 2023-03-02
    historical
27. 2023-02-18
    listed $219,000 Active
28. 2022-11-18
    soldstatus $62,500
29. 2022-11-02
    soldstatus $62,408 Closed
30. 2022-10-18
    status Pending
31. 2022-09-22
    listed $108,000 Active

ⓘ 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: $7,334 · $611/mo
• Projected year-2 tax: $7,334 · $611/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $28,412
• − Mortgage interest: −$12,856
• − Property taxes: −$7,334
• − Insurance: −$1,148
• − Repairs & maintenance: −$2,273
• − Management: −$2,273
• − Depreciation: −$6,676
• Taxable loss: −$4,147
• Est. tax savings @ 24.0%: +$995
• After-tax cash flow: $517/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

+117.5% since first listed

17 events — show timeline

• 2026-02-04 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-04 Listed $234,900 MRED as Distributed by MLS Grid
• 2025-09-07 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-06 Listed — MRED as Distributed by MLS Grid
• 2025-09-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-05 Listed — MRED as Distributed by MLS Grid
• 2025-08-04 Listed — MRED as Distributed by MLS Grid
• 2023-05-11 Sold (Public Records) $219,000 Public Records
• 2023-04-28 Sold (MLS) $219,000 MRED as Distributed by MLS Grid
• 2023-04-16 Relisted — MRED as Distributed by MLS Grid
• 2023-03-03 Contingent — MRED as Distributed by MLS Grid
• 2023-03-02 Listing Removed — MRED as Distributed by MLS Grid
• 2023-02-18 Listed $219,000 MRED as Distributed by MLS Grid
• 2022-11-18 Sold (Public Records) $62,500 Public Records
• 2022-11-02 Sold (MLS) $62,408 MRED as Distributed by MLS Grid
• 2022-10-18 Pending — MRED as Distributed by MLS Grid
• 2022-09-22 Listed $108,000 MRED as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2023): $7,334 · +15.0% YoY. Source: county tax records.