14830 Champlain Ave · Dolton, IL 60419

$160,000

2 bd · 1.0 ba · 980 sqft · SingleFamily public records · 41 Days on market

Built 1950 4,965 sqft lot Est $145k · 10% over

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Why this score? — see what drove the C+ 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Rent growth +4.9/5.0
• Livability +3.7/5.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully renovated charming brick ranch-style home featuring a bright living room filled with natural light and a functional kitchen designed for everyday comfort and convenience. New stainless-steel appliances, updated windows, remodeled bathroom, elegant cabinetry, and exterior parking. This move-in ready property offers elegant cabinetry, all new stainless-steel appliances, updated windows, remodeled bathroom, modern finishes, and exterior parking. Enjoy the spacious backyard with endless possibilities for entertaining, gardening, outdoor gatherings, or future enhancements. Conveniently located near schools within Dolton School District 149 and Thornton Township High School District 2

Key facts

• Functional kitchen
• Spacious backyard
• Remodeled bathroom

Tags

• RENOVATED BRICK RANCH
• FUNCTIONAL KITCHEN
• NEW STAINLESS-STEEL APPLIANCES
• UPDATED WINDOWS
• REMODELED BATHROOM
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (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; 11 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 42% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.
• Current owner paid $40k; list at $160k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.48%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $145,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14915 Irving Ave	0.10mi	2/1.0	980 (0%)	4mo	$68,000	$69	92
14819 Irving Ave	0.04mi	3/1.0 (+1)	980 (0%)	4mo	$130,000	$133	90
14840 Langley Ave	0.07mi	2/1.0	936 (-4%)	2mo	$37,000	$40	87
14647 Irving Ave	0.22mi	3/2.0 (+1)	889 (-9%)	2mo	$138,000	$155	64
14927 Cottage Grove Ave	0.25mi	3/2.0 (+1)	1,095 (+12%)	1mo	$250,000	$228	59
506 E 144th St	0.72mi	3/1.0 (+1)	1,020 (+4%)	2mo	$48,500	$48	53
506 E 144th Pl	0.66mi	3/1.0 (+1)	912 (-7%)	4mo	$130,000	$143	49
15223 Cottage Grove Ave	0.53mi	3/1.0 (+1)	1,099 (+12%)	3mo	$172,000	$157	47
1138 E 151st St	0.72mi	3/1.5 (+1)	1,056 (+8%)	2mo	$210,000	$199	44
14714 Beachview Ter	0.41mi	3/3.0 (+1)	1,100 (+12%)	6mo	$163,000	$148	42
717 E 154th St	0.70mi	3/1.0 (+1)	1,120 (+14%)	2mo	$177,000	$158	37
14255 Greenwood Rd	0.75mi	3/1.0 (+1)	840 (-14%)	6mo	$49,000	$58	32

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: 9.1%
• Equity multiple: 1.38×
• Total profit: $16,945
• Equity at exit: $23,857

10-year hold

• IRR: 22.1%
• Equity multiple: 3.35×
• Total profit: $105,224
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$839
• Tax from tax record: −$202 /mo · $2,424/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $503

Break-even live

Break-even rent $1,402

Max offer price $160,000

Occupancy floor 70%

Sensitivity live

Price	-10% $594	-5% $549	+0% $503	+5% $458	+10% $413
Rent	-10% $342	-5% $423	+0% $503	+5% $584	+10% $665
Rate	-1.0pp $584	-0.5pp $544	base $503	+0.5pp $462	+1.0pp $420

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	0.06mi
14502 Cottage Grove Ave Unit 1S Dolton, IL	1.0	1.0	900	$1,425	$1.58	8d	1	0.52mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	25d	1	0.52mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	11d	1	0.59mi
15324 Doctor Martin Luther King Junior Dr Unit 1B Dolton, IL	1.0	1.0	725	$985	$1.36	19d	1	0.67mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	0.69mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	1.09mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	1.12mi
1450 E 154th Pl Dolton, IL	1.0	1.0	800	$1,250	$1.56	25d	1	1.28mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	25d	1	1.34mi
495 Madison Ave Unit 1D Calumet City, IL	1.0	1.0	595	$1,175	$1.97	14d	1	1.44mi

Listing history 22 events

1. 2026-06-18
   days on market $160,000 Active 41 DOM
2. 2026-06-17
   days on market $160,000 Active 40 DOM
3. 2026-06-16
   days on market $160,000 Active 39 DOM
4. 2026-06-15
   days on market $160,000 Active 38 DOM
5. 2026-06-13
   days on market $160,000 Active 36 DOM
6. 2026-06-13
   days on market $160,000 Active 35 DOM
7. 2026-06-09
   days on market $160,000 Active 32 DOM
8. 2026-06-08
   days on market $160,000 Active 31 DOM
9. 2026-06-07
   days on market $160,000 Active 30 DOM
10. 2026-06-04
    days on market $160,000 Active 27 DOM
11. 2026-06-03
    days on market $160,000 Active 26 DOM
12. 2026-06-02
    days on market $160,000 Active 25 DOM
13. 2026-06-01
    days on market $160,000 Active 24 DOM
14. 2026-05-31
    days on market $160,000 Active 23 DOM
15. 2026-05-08
    listed $160,000 Active
16. 2021-10-07
    historical
17. 2021-10-01
    status Active
18. 2021-09-30
    historical
19. 2021-08-13
    listed Active
20. 1986-11-14
    soldstatus $40,000
21. 1984-08-16
    soldstatus $38,000
22. 1984-07-01
    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: $2,424 · $202/mo
• Projected year-2 tax: $3,028 · $252/mo
• Expected delta: +$604/yr (+$50/mo · 24.9%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% 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: $24,472
• − Mortgage interest: −$8,962
• − Property taxes: −$2,424
• − Insurance: −$800
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − Depreciation: −$4,655
• Taxable income: $3,716
• Est. tax owed @ 24.0%: −$892
• After-tax cash flow: $5,149/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

+321.1% since first listed

8 events — show timeline

• 2026-05-08 Listed $160,000 MRED as Distributed by MLS Grid
• 2021-10-07 Listing Removed — MRED as Distributed by MLS Grid
• 2021-10-01 Relisted — MRED as Distributed by MLS Grid
• 2021-09-30 Listing Removed — MRED as Distributed by MLS Grid
• 2021-08-13 Listed — MRED as Distributed by MLS Grid
• 1986-11-14 Sold (Public Records) $40,000 Public Records
• 1984-08-16 Sold (Public Records) $38,000 Public Records
• 1984-07-01 Sold (Public Records) $38,000 Public Records

Property tax history

-1.7%/yr

Latest (2023): $2,424 · +109.4% YoY. Source: county tax records.