228 E 141st St · Dolton, IL 60419

$235,000

2 bd · 1.0 ba · 765 sqft · SingleFamily public records · 127 Days on market

Built 1948

---

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
• Cash flow +6.4/30.0
• Rent growth +4.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own a house in need of a little TLC to make it a home. 2 story home with a full, partially finished basement to add to your living needs. Put some sweat equity into this and make it a forever home! Cash or hard money lending for purchase of this home due to the current condition of the home. BUYERS AGENT TO VERIFY ALL INFORMATION PROVIDED.

Key facts

• Elegant new flooring
• Historic charm
• Upgraded kitchen

Tags

• HISTORIC CHARM
• MODERN LUXURY
• BRIGHT UPDATED INTERIOR
• ELEGANT NEW FLOORING
• UPGRADED KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Some photos are virtually staged; Possession available at closing, immediate or negotiable
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned) with 2 garage spaces; Total parking for up to 6 vehicles; Garage with automatic opener
• Security: Security system with security cameras
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Rehab completed in 2025; Interstate access nearby
• Construction: Built approximately 71–80 years ago; Brick construction; Asphalt roof; Concrete perimeter foundation
• Exterior features: Asphalt driveway and off-street parking; Less than 0.25 acre lot

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Microwave; Kitchen approximately 13 x 13
• Bedrooms: 4 bedrooms total; Master bedroom on second floor (12 x 20) with wood laminate flooring; Bedroom on second floor (10 x 12) with wood laminate flooring; Bedroom on main level (12 x 12) with hardwood flooring; Bedroom in lower level (11 x 11) with ceramic tile flooring
• Flooring: Hardwood flooring; Wood laminate in select bedrooms; Ceramic tile in lower-level bedroom
• Bathrooms: 2 full bathrooms; Basement bathroom present; Whirlpool tub
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: First-floor bedroom; First-floor full bathroom; Finished basement with exterior entry, egress window, full bath and recreation/family area; Walk-out access from basement; 8 total rooms
• Laundry & utility: Laundry in walkout basement (6 x 7); Gas dryer hookup; Common area laundry access; Laundry sink; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-410 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (33.6% below list).
• Recommended offer: $156k (33.6% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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; 15 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 32% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask is 8938% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $104k; list at $235k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,978 (33.6% 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. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.66% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.47%
• DSCR: 0.67
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $110,160
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
234 E 142nd St	0.13mi	3/2.0 (+1)	816 (+7%)	14mo	$135,000	$165	62
14211 S Michigan Ave	0.27mi	2/1.0	835 (+9%)	19mo	$130,000	$156	57
3 E 140th Ct	0.31mi	2/1.0	654 (-14%)	8mo	$49,500	$76	55
14319 S Lasalle St	0.60mi	2/1.0	808 (+6%)	13mo	$139,900	$173	52
21 W 141st St	0.39mi	2/1.5	864 (+13%)	11mo	$65,000	$75	49
14255 Greenwood Rd	0.54mi	3/1.0 (+1)	840 (+10%)	6mo	$49,000	$58	49
14631 Michigan Ave	0.75mi	2/1.0	852 (+11%)	10mo	$123,000	$144	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.15×
• Total profit: $-55,891
• Equity at exit: $35,039

10-year hold

• IRR: -9.1%
• Equity multiple: 0.32×
• Total profit: $-44,603
• Equity at exit: $20,319

Cash invested: $65,800 (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: 12.6×

Monthly cashflow live

• Estimated rent: $1,560 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$312 /mo · $3,739/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-410

Break-even live

Break-even rent $2,078

Max offer price $162,642

Occupancy floor —

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	25d	1	0.39mi
13905 S Clark St Riverdale, IL	1.0	1.0	685	$1,210	$1.77	8d	6	0.47mi
14101 S Atlantic Ave Riverdale, IL	2.0	1.0	790	$1,140	$1.44	8d	1	0.62mi
13810 S La Salle St #1 Riverdale, IL	3.0	1.0	800	$1,550	$1.94	2d	1	0.62mi
14132 S Atlantic Ave Riverdale, IL	1.0	1.0	900	$1,150	$1.28	25d	1	0.66mi
14031 S School St Riverdale, IL	1.0	1.0	620	$1,045	$1.69	3d	1	0.68mi
14119 S Tracy Ave Riverdale, IL	2.0	1.0	696	$1,205	$1.73	3d	1	0.75mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	0.76mi
14015 S Stewart Ave Unit 2W Riverdale, IL	2.0	1.0	800	$1,400	$1.75	25d	1	0.80mi
13604 S Wentworth Ave Riverdale, IL	3.0	1.0	1100	$1,200	$1.09	25d	1	0.83mi
455 W 144th St Unit 2W Riverdale, IL	1.0	1.0	750	$1,150	$1.53	5d	1	0.97mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	25d	1	1.04mi
14502 Cottage Grove Ave Unit 1S Dolton, IL	1.0	1.0	900	$1,425	$1.58	8d	1	1.05mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	1.21mi
724 W 138th St Unit 3 Riverdale, IL	2.0	1.0	800	$1,250	$1.56	19d	1	1.28mi

Listing history 24 events

1. 2026-05-12
   status Pending
2. 2026-04-17
   historical $2,600
3. 2026-04-16
   historical Contingent - Continue to Show
4. 2026-04-01
   listed $2,600
5. 2026-03-31
   price $235,000
6. 2026-02-23
   price $245,000
7. 2026-01-22
   historical $2,850
8. 2026-01-06
   listed $2,850
9. 2026-01-05
   listed $249,000 Active
10. 2026-01-01
    historical $2,850
11. 2025-12-31
    historical
12. 2025-12-17
    price $2,850
13. 2025-12-05
    price
14. 2025-11-20
    price
15. 2025-10-21
    listed $2,900
16. 2025-06-26
    listed Active
17. 2025-03-21
    soldstatus $103,500 Closed 362-char remark

    Show marketing remark (362 chars)

    Great opportunity to own a house in need of a little TLC to make it a home. 2 story home with a full, partially finished basement to add to your living needs. Put some sweat equity into this and make it a forever home! Cash or hard money lending for purchase of this home due to the current condition of the home. BUYERS AGENT TO VERIFY ALL INFORMATION PROVIDED.

18. 2025-02-22
    historical Contingent - Continue to Show 362-char remark

    Show marketing remark (362 chars)

    Great opportunity to own a house in need of a little TLC to make it a home. 2 story home with a full, partially finished basement to add to your living needs. Put some sweat equity into this and make it a forever home! Cash or hard money lending for purchase of this home due to the current condition of the home. BUYERS AGENT TO VERIFY ALL INFORMATION PROVIDED.

19. 2025-02-07
    price $124,900 362-char remark

    Show marketing remark (362 chars)

    Great opportunity to own a house in need of a little TLC to make it a home. 2 story home with a full, partially finished basement to add to your living needs. Put some sweat equity into this and make it a forever home! Cash or hard money lending for purchase of this home due to the current condition of the home. BUYERS AGENT TO VERIFY ALL INFORMATION PROVIDED.

20. 2025-01-09
    price $129,900 362-char remark

    Show marketing remark (362 chars)

    Great opportunity to own a house in need of a little TLC to make it a home. 2 story home with a full, partially finished basement to add to your living needs. Put some sweat equity into this and make it a forever home! Cash or hard money lending for purchase of this home due to the current condition of the home. BUYERS AGENT TO VERIFY ALL INFORMATION PROVIDED.

21. 2024-12-18
    price $140,900 362-char remark

    Show marketing remark (362 chars)

    Great opportunity to own a house in need of a little TLC to make it a home. 2 story home with a full, partially finished basement to add to your living needs. Put some sweat equity into this and make it a forever home! Cash or hard money lending for purchase of this home due to the current condition of the home. BUYERS AGENT TO VERIFY ALL INFORMATION PROVIDED.

22. 2024-12-07
    price $145,900 362-char remark

    Show marketing remark (362 chars)

    Great opportunity to own a house in need of a little TLC to make it a home. 2 story home with a full, partially finished basement to add to your living needs. Put some sweat equity into this and make it a forever home! Cash or hard money lending for purchase of this home due to the current condition of the home. BUYERS AGENT TO VERIFY ALL INFORMATION PROVIDED.

23. 2024-11-18
    listed $149,900 Active 362-char remark

    Show marketing remark (362 chars)

    Great opportunity to own a house in need of a little TLC to make it a home. 2 story home with a full, partially finished basement to add to your living needs. Put some sweat equity into this and make it a forever home! Cash or hard money lending for purchase of this home due to the current condition of the home. BUYERS AGENT TO VERIFY ALL INFORMATION PROVIDED.

24. 2009-03-18
    soldstatus $123,500

ⓘ 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: $3,739 · $312/mo
• Projected year-2 tax: $4,537 · $378/mo
• Expected delta: +$798/yr (+$66/mo · 21.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% 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: $18,717
• − Mortgage interest: −$13,164
• − Property taxes: −$3,739
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$6,836
• Taxable loss: −$9,191
• Est. tax savings @ 24.0%: +$2,206
• After-tax cash flow: $-2,709/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

-97.9% since first listed

24 events — show timeline

• 2026-05-12 Pending — MRED as Distributed by MLS Grid
• 2026-04-17 Rental Removed $2,600 MRED
• 2026-04-16 Contingent — MRED as Distributed by MLS Grid
• 2026-04-01 Listed for Rent $2,600 MRED
• 2026-03-31 Price Changed $235,000 MRED as Distributed by MLS Grid
• 2026-02-23 Price Changed $245,000 MRED as Distributed by MLS Grid
• 2026-01-22 Rental Removed $2,850 MRED
• 2026-01-06 Listed for Rent $2,850 MRED
• 2026-01-05 Listed $249,000 MRED as Distributed by MLS Grid
• 2026-01-01 Rental Removed $2,850 MRED
• 2025-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-17 Price Changed $2,850 MRED
• 2025-12-05 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-20 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-21 Listed for Rent $2,900 MRED
• 2025-06-26 Listed — MRED as Distributed by MLS Grid
• 2025-03-21 Sold (MLS) $103,500 MRED as Distributed by MLS Grid
• 2025-02-22 Contingent — MRED as Distributed by MLS Grid
• 2025-02-07 Price Changed $124,900 MRED as Distributed by MLS Grid
• 2025-01-09 Price Changed $129,900 MRED as Distributed by MLS Grid
• 2024-12-18 Price Changed $140,900 MRED as Distributed by MLS Grid
• 2024-12-07 Price Changed $145,900 MRED as Distributed by MLS Grid
• 2024-11-18 Listed $149,900 MRED as Distributed by MLS Grid
• 2009-03-18 Sold (Public Records) $123,500 Public Records

Property tax history

+16.8%/yr

Latest (2023): $3,739 · +114.6% YoY. Source: county tax records.