14405 Woodlawn Ave · Dolton, IL 60419

$169,900

3 bd · 1.5 ba · 963 sqft · SingleFamily public records · 325 Days on market

Built 1955 4,375 sqft lot Est $142k · 20% over

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Why this score? — see what drove the D+ 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 +21.7/30.0
• 1% rule +7.5/10.0
• DSCR +6.9/10.0
• Rent growth +4.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 3 bedroom 2 bathroom home in charming neighborhood. Finished basement with a bathroom, bar and fireplace. Solar panels and a 2 car garage with alley access. Great starter home for a family or an investor looking to rehab or rent.

Key facts

• Alley access
• Bar
• Finished basement

Tags

• FINISHED BASEMENT
• SOLAR PANELS
• BAR
• FIREPLACE
• ALLEY ACCESS

Property features AI

Finance

• Other: Ownership: Fee simple; Possession: Immediate
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 garage spaces, 2 total parking spaces)
• Utilities: Water from Lake Michigan; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Brick construction; Built 61–70 years ago; Built before 1978; Not rebuilt or recently rehabbed
• Exterior features: Lot dimensions approximately 125 x 35; Lot smaller than 0.25 acre; Directions: E 142nd Street to Woodlawn Ave, south to E 144th St; home on the east side

Interior

• Kitchen: Main-level kitchen (8 x 10)
• Bedrooms: Main-level bedrooms (2): one 10 x 10, master 20 x 10; Basement bedroom (1): 14 x 12; Potential for a third bedroom
• Bathrooms: 2 full bathrooms; Basement has a bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; 7 total rooms
• Laundry & utility: Basement laundry room (10 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% 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); 129 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 44% 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 $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 325 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $170k implies a 254% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 325 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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: 1.25% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $141,561
• 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	1,035 (+8%)	1mo	$100,000	$97	81
14534 Woodlawn Ave	0.20mi	4/1.0 (+1)	963 (0%)	5mo	$170,000	$177	80
14248 Avalon Ave	0.16mi	3/2.0	1,037 (+8%)	6mo	$216,000	$208	73
14642 Dorchester Ave	0.40mi	3/1.0	1,013 (+5%)	1mo	$170,000	$168	70
14622 Kenwood Ave	0.33mi	3/1.0	1,017 (+6%)	5mo	$110,000	$108	69
14610 Blackstone Ave	0.43mi	3/1.0	1,017 (+6%)	1mo	$150,000	$147	68
14631 Kimbark Ave	0.33mi	3/1.0	1,017 (+6%)	8mo	$123,000	$121	67
14622 Dorchester Ave	0.37mi	3/1.0	1,005 (+4%)	8mo	$158,000	$157	67
14731 Kimbark Ave	0.45mi	3/1.0	1,017 (+6%)	2mo	$115,000	$113	66
14222 S Woodlawn Ave	0.22mi	3/1.0	1,089 (+13%)	2mo	$90,000	$83	64
14728 Kenwood Ave	0.46mi	3/1.0	1,017 (+6%)	5mo	$156,000	$153	63
14738 Blackstone Ave	0.57mi	3/1.0	1,017 (+6%)	1mo	$150,000	$147	61

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $612
• Equity at exit: $25,333

10-year hold

• IRR: 15.1%
• Equity multiple: 2.55×
• Total profit: $73,948
• Equity at exit: $14,690

Cash invested: $47,572 (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: 129
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,126 high
• Mortgage (P&I): −$891
• Tax from tax record: −$455 /mo · $5,464/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $263

Break-even live

Break-even rent $1,794

Max offer price $169,900

Occupancy floor 83%

Sensitivity live

Price	-10% $359	-5% $311	+0% $263	+5% $215	+10% $166
Rent	-10% $95	-5% $179	+0% $263	+5% $347	+10% $431
Rate	-1.0pp $348	-0.5pp $306	base $263	+0.5pp $219	+1.0pp $174

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	7d	1	0.43mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	25d	1	0.53mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	11d	1	0.56mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	0.76mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	23d	1	0.86mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	18d	1	0.92mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	0d	1	1.04mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	20d	1	1.20mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1100	$1,800	$1.64	13d	1	1.20mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	23d	1	1.20mi
1601 Downs Dr Unit 3S Calumet City, IL	2.0	1.0	750	$1,400	$1.87	25d	1	1.23mi
250 Yates Ave Unit 1616 Dolton 1E Calumet City, IL	2.0	1.0	875	$1,465	$1.67	8d	1	1.24mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	25d	1	1.38mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	11d	1	1.48mi

Listing history 17 events

1. 2026-06-21
   days on market $169,900 Active 325 DOM
2. 2026-06-18
   days on market $169,900 Active 322 DOM
3. 2026-06-17
   days on market $169,900 Active 321 DOM
4. 2026-06-16
   days on market $169,900 Active 320 DOM
5. 2026-06-15
   days on market $169,900 Active 319 DOM
6. 2026-06-13
   days on market $169,900 Active 317 DOM
7. 2026-06-13
   days on market $169,900 Active 316 DOM
8. 2026-06-09
   days on market $169,900 Active 313 DOM
9. 2026-06-08
   days on market $169,900 Active 312 DOM
10. 2026-06-07
    days on market $169,900 Active 311 DOM
11. 2026-06-04
    days on market $169,900 Active 308 DOM
12. 2026-06-03
    days on market $169,900 Active 307 DOM
13. 2026-06-02
    days on market $169,900 Active 306 DOM
14. 2026-06-01
    days on market $169,900 Active 305 DOM
15. 2026-05-31
    days on market $169,900 Active 304 DOM
16. 2025-07-31
    listed $169,900 Active
17. 1980-08-05
    soldstatus $48,000

ⓘ 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: $5,464 · $455/mo
• Projected year-2 tax: $5,464 · $455/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: $25,515
• − Mortgage interest: −$9,517
• − Property taxes: −$5,464
• − Insurance: −$850
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − Depreciation: −$4,943
• Taxable income: $659
• Est. tax owed @ 24.0%: −$158
• After-tax cash flow: $2,993/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

+254.0% since first listed

2 events — show timeline

• 2025-07-31 Listed $169,900 MRED as Distributed by MLS Grid
• 1980-08-05 Sold (Public Records) $48,000 Public Records

Property tax history

+4.2%/yr

Latest (2023): $5,464 · +335.6% YoY. Source: county tax records.