13812 Kanawha Ave · Dolton, IL 60419

$269,000

4 bd · 2.5 ba · 1,754 sqft · SingleFamily public records · 50 Days on market

Built 1920 3,125 sqft lot Est $198k · 36% 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 +15.3/30.0
• Rent growth +4.9/5.0
• 1% rule +4.7/10.0
• DSCR +4.7/10.0
• 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

Move right in to this fully updated 2-story home featuring 5 bedrooms, 3 modern baths, and hardwood floors throughout. Enjoy a stunning kitchen with white 42-inch soft-close cabinets, granite counters, and stainless steel appliances. The oversized deck overlooks a spacious backyard-perfect for entertaining. Additional highlights include a full basement and 2-car garage. A stylish blend of comfort and convenience awaits

Key facts

• Spacious backyard
• Oversized deck
• Full basement

Tags

• UPDATED HOME
• STUNNING KITCHEN
• OVERSIZED DECK
• SPACIOUS BACKYARD
• FULL BASEMENT

Property features AI

Finance

• Other: Living area reported as estimated
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story; Fee simple ownership; Rehab completed in 2022; Property age 100+ years; Built before 1978
• Construction: Vinyl siding construction
• Exterior features: Lot dimensions approximately 25 x 125; Lot smaller than 0.25 acre; Vinyl siding

Interior

• Kitchen: Kitchen on main level (approx. 12 x 14)
• Bedrooms: 5 bedrooms (Master on second floor; additional bedrooms on main and second floors); Bedroom sizes include: 16 x 18 (Master), 16 x 16, 12 x 14, 12 x 12, 12 x 10
• Bathrooms: 3 full bathrooms (including at least one basement bathroom)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; 9 total rooms
• Laundry & utility: Laundry room in basement (approx. 8 x 6)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (3.1% below list).
• Recommended offer: $261k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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-, crime D-.
• 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: Lincoln Elementary School (math 24% / reading 24%, grade F, #850 of 2,056 statewide, top 45%, 342 students, 0% FRL); Lincoln Junior High School (150 students, 0% FRL); Thornridge High School (math 8% / reading 8%, grade F, #589 of 693 statewide, top 86%, 1,057 students, 0% FRL).
• Market conditions: Rents rising fast (+9.7%/yr); 129 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $2,608/mo this rent would consume 54% 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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 $75k; list at $269k implies a 259% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $260,763 (3.1% below list)

Questions for the listing agent

1. It's been on market 50 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 1920 — 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. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $198,202
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13809 Forest Ave	0.11mi	5/2.0 (+1)	1,907 (+9%)	8mo	$175,000	$92	66
13331 S Calumet Ave	0.65mi	3/2.0 (-1)	1,705 (-3%)	2mo	$200,000	$117	56
14048 Park Ave	0.34mi	3/1.0 (-1)	1,591 (-9%)	2mo	$36,000	$23	56
21 E 140th Ct	0.66mi	5/2.0 (+1)	1,830 (+4%)	1mo	$206,000	$113	54
423 E 144th St	0.75mi	4/3.0	1,896 (+8%)	3mo	$85,000	$45	47
13903 S Dearborn St	0.73mi	4/2.0	1,700 (-3%)	14mo	$215,000	$126	47
14326 Irving Ave	0.74mi	4/2.0	1,597 (-9%)	3mo	$195,000	$122	46
504 144th St	0.71mi	4/1.5	1,619 (-8%)	7mo	$67,000	$41	44
13228 S Rhodes Ave	0.73mi	3/2.0 (-1)	1,600 (-9%)	3mo	$175,000	$109	42
13235 S Vernon Ave	0.69mi	3/1.5 (-1)	1,642 (-6%)	10mo	$175,000	$107	40
14115 S Wabash Ave	0.73mi	3/2.0 (-1)	1,600 (-9%)	8mo	$237,000	$148	38
759 Mcarthur Ct	0.72mi	3/2.0 (-1)	1,500 (-14%)	5mo	$269,000	$179	31

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: -8.0%
• Equity multiple: 0.69×
• Total profit: $-23,412
• Equity at exit: $40,109

10-year hold

• IRR: 7.3%
• Equity multiple: 1.68×
• Total profit: $50,855
• Equity at exit: $23,258

Cash invested: $75,320 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,608 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$438 /mo · $5,261/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $99

Break-even live

Break-even rent $2,483

Max offer price $269,000

Occupancy floor 91%

Sensitivity live

Price	-10% $251	-5% $175	+0% $99	+5% $23	+10% $-53
Rent	-10% $-107	-5% $-4	+0% $99	+5% $202	+10% $305
Rate	-1.0pp $234	-0.5pp $167	base $99	+0.5pp $29	+1.0pp $-42

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	26d	1	0.50mi
19 E 140th Ct Riverdale, IL	3.0	2.0	2076	$2,231	$1.07	9d	1	0.66mi
13903 S State St Riverdale, IL	4.0	1.5	2300	$2,650	$1.15	26d	1	0.67mi
13708 S Wentworth Ave Riverdale, IL	3.0	1.5	1500	$2,200	$1.47	24d	1	0.95mi
14505 Minerva Ave Dolton, IL	4.0	2.0	2100	$2,500	$1.19	26d	1	1.30mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	20d	1	1.36mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	26d	1	1.47mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	26d	1	1.48mi

Listing history 39 events

1. 2026-06-21
   days on market $269,000 Active 50 DOM
2. 2026-06-18
   days on market $269,000 Active 47 DOM
3. 2026-06-17
   days on market $269,000 Active 46 DOM
4. 2026-06-16
   days on market $269,000 Active 45 DOM
5. 2026-06-15
   days on market $269,000 Active 44 DOM
6. 2026-06-13
   days on market $269,000 Active 42 DOM
7. 2026-06-13
   days on market $269,000 Active 41 DOM
8. 2026-06-09
   days on market $269,000 Active 38 DOM
9. 2026-06-08
   days on market $269,000 Active 37 DOM
10. 2026-06-07
    days on market $269,000 Active 36 DOM
11. 2026-06-04
    days on market $269,000 Active 33 DOM
12. 2026-06-03
    days on market $269,000 Active 32 DOM
13. 2026-06-02
    days on market $269,000 Active 31 DOM
14. 2026-06-01
    days on market $269,000 Active 30 DOM
15. 2026-05-31
    days on market $269,000 Active 29 DOM
16. 2026-05-02
    listed $269,000 Active
17. 2025-02-26
    historical
18. 2024-12-23
    listed Active
19. 2023-09-13
    historical
20. 2023-09-05
    listed Active
21. 2022-02-10
    soldstatus $75,000 Closed
22. 2021-12-14
    soldstatus $73,000
23. 2021-10-21
    status Pending
24. 2021-10-21
    status Active Under Contract
25. 2021-09-20
    listed $75,000 Active
26. 2010-03-18
    soldstatus $27,750 Closed Sale
27. 2009-12-30
    historical Contingent
28. 2009-12-17
    listed $27,750 New
29. 2009-01-02
    historical
30. 2008-12-12
    price
31. 2008-12-12
    status
32. 2008-12-12
    historical
33. 2008-11-24
    price
34. 2008-11-12
    price
35. 2008-11-04
    price
36. 2008-10-14
    price
37. 2008-10-03
    listed
38. 2004-11-10
    soldstatus $128,000
39. 1990-11-01
    soldstatus $71,000

ⓘ 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: $5,261 · $438/mo
• Projected year-2 tax: $5,684 · $474/mo
• Expected delta: +$422/yr (+$35/mo · 8.0%)

ⓘ 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) · 20% 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: $31,292
• − Mortgage interest: −$15,068
• − Property taxes: −$5,261
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,503
• − Management: −$2,503
• − Depreciation: −$7,825
• Taxable loss: −$3,215
• Est. tax savings @ 24.0%: +$772
• After-tax cash flow: $1,958/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

+278.9% since first listed

24 events — show timeline

• 2026-05-02 Listed $269,000 MRED as Distributed by MLS Grid
• 2025-02-26 Listing Removed — MRED as Distributed by MLS Grid
• 2024-12-23 Listed — MRED as Distributed by MLS Grid
• 2023-09-13 Listing Removed — MRED as Distributed by MLS Grid
• 2023-09-05 Listed — MRED as Distributed by MLS Grid
• 2022-02-10 Sold (MLS) $75,000 MRED as Distributed by MLS Grid
• 2021-12-14 Sold (Public Records) $73,000 Public Records
• 2021-10-21 Pending — MRED as Distributed by MLS Grid
• 2021-10-21 Pending — MRED as Distributed by MLS Grid
• 2021-09-20 Listed $75,000 MRED as Distributed by MLS Grid
• 2010-03-18 Sold (MLS) $27,750 MRED as Distributed by MLS Grid
• 2009-12-30 Contingent — MRED as Distributed by MLS Grid
• 2009-12-17 Listed $27,750 MRED as Distributed by MLS Grid
• 2009-01-02 Listing Removed — MRED as Distributed by MLS Grid
• 2008-12-12 Relisted — MRED as Distributed by MLS Grid
• 2008-12-12 Price Changed — MRED as Distributed by MLS Grid
• 2008-12-12 Listing Removed — MRED as Distributed by MLS Grid
• 2008-11-24 Price Changed — MRED as Distributed by MLS Grid
• 2008-11-12 Price Changed — MRED as Distributed by MLS Grid
• 2008-11-04 Price Changed — MRED as Distributed by MLS Grid
• 2008-10-14 Price Changed — MRED as Distributed by MLS Grid
• 2008-10-03 Listed — MRED as Distributed by MLS Grid
• 2004-11-10 Sold (Public Records) $128,000 Public Records
• 1990-11-01 Sold (Public Records) $71,000 Public Records

Property tax history

+3.3%/yr

Latest (2023): $5,261 · +7.5% YoY. Source: county tax records.