14301 S Edbrooke Ave · Riverdale, IL 60827

$161,000

3 bd · 1.0 ba · 1,172 sqft · SingleFamily public records · 44 Days on market

Built 1950 Est $121k · 33% 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 +14.1/30.0
• 1% rule +6.6/10.0
• Rent growth +4.5/5.0
• DSCR +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick home features living room, dining room, kitchen, 3 bedrooms and 1 bath. Full basement. Home is being sold "as Is". Buyer responsible for any all repairs. Property is occupied & occupants are not to be disturbed or contacted under any circumstances. Interior inspections are not available. $1000.00 to buyer at closing.

Key facts

• Parking
• Built 1950
• Listed 44 days

Property features AI

Finance

• Other: Property located in Ivanhoe subdivision, Riverdale (Thornton Township)
• HOA & community: No master association fee required; Community features include curbs, sidewalks, street lights and paved streets

Exterior

• Parking: One parking space; Dirt driveway
• Utilities: Water from Lake Michigan; Septic-mechanical and storm sewer; 100 amp electric service with circuit breakers
• Home design: Detached single-family raised ranch; Fee simple ownership; Built approximately 71–80 years ago; Built before 1978
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation
• Exterior features: Corner lot; Fenced yard; Curbs, sidewalks and street lights; Paved streets

Interior

• Kitchen: Kitchen on main level (8 x 13)
• Bedrooms: Three bedrooms total; Main level master bedroom (10 x 13); Main level bedroom (10 x 12); Main level bedroom (10 x 10)
• Flooring: Hardwood and laminate flooring; Carpet in living room, dining room and bedrooms; Other flooring in kitchen
• Bathrooms: One full bathroom; Basement contains bathroom facilities
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Partially finished full basement; Gas dryer hookup; TV cable and satellite ready; CO detectors; Ceiling fans; Six total rooms
• Laundry & utility: Dedicated laundry room; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $161k.

Deal economics

• At list price, monthly cash flow is $25 ($298/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $161k).
• Recommended offer: $156k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 9.5% in Riverdale — 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 69/100 on livability (#434 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A-; Watch: health & safety C-, schools F, crime 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 (+7.8%/yr); 76 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $1,860/mo this rent would consume 60% of the median local household income ($37k/yr) (locally 1868% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $8k; list at $161k implies a 1794% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,170 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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. 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 F 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: 1.16% ✓
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $120,716
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14234 S Michigan Ave	0.10mi	3/1.0	1,102 (-6%)	3mo	$114,000	$103	83
201 E 143rd St	0.06mi	4/2.0 (+1)	1,129 (-4%)	0mo	$95,000	$84	82
14525 S Michigan Ave	0.33mi	3/1.0	1,200 (+2%)	2mo	$190,000	$158	79
14135 S La Salle St	0.41mi	3/1.5	1,210 (+3%)	1mo	$60,000	$50	73
228 E 141st St	0.30mi	4/2.0 (+1)	1,200 (+2%)	1mo	$235,000	$196	72
14619 Martin Luther King Jr Dr	0.70mi	3/1.0	1,153 (-2%)	2mo	$163,000	$141	63
14231 S State St	0.19mi	2/1.0 (-1)	1,000 (-15%)	0mo	$145,000	$145	61
506 E 144th St	0.46mi	3/1.0	1,020 (-13%)	2mo	$48,500	$48	56
14633 Wabash Ave	0.47mi	3/7.0	1,150 (-2%)	1mo	$95,000	$83	54
302 W 145th St	0.65mi	3/2.0	1,087 (-7%)	0mo	$250,000	$230	53
14828 Wabash Ave	0.71mi	3/1.0	1,296 (+11%)	1mo	$112,000	$86	49
13829 S State St	0.60mi	3/1.5	1,000 (-15%)	2mo	$80,000	$80	44

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 · 7.82% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.67×
• Total profit: $-14,817
• Equity at exit: $24,006

10-year hold

• IRR: 7.6%
• Equity multiple: 1.73×
• Total profit: $32,959
• Equity at exit: $13,920

Cash invested: $45,080 (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 60827

• Home prices YoY: -31.8%
• Rents YoY: 7.8%
• Active inventory: 76
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$844
• Tax from tax record: −$533 /mo · $6,396/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $25

Break-even live

Break-even rent $1,828

Max offer price $161,000

Occupancy floor 94%

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: $40,250
• Closing costs: $4,830
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	24d	1	0.27mi
14101 S Atlantic Ave Riverdale, IL	2.0	1.0	790	$1,140	$1.44	7d	1	0.57mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	24d	1	0.67mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	24d	1	0.73mi
13810 S La Salle St #1 Riverdale, IL	3.0	1.0	800	$1,550	$1.94	2d	1	0.75mi
14015 S Stewart Ave Unit 2W Riverdale, IL	2.0	1.0	800	$1,400	$1.75	24d	1	0.78mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	24d	1	0.80mi
13708 S Wentworth Ave Riverdale, IL	3.0	1.5	1500	$2,200	$1.47	22d	1	0.88mi
13604 S Wentworth Ave Riverdale, IL	3.0	1.0	1100	$1,200	$1.09	24d	1	0.99mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	24d	1	1.05mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	1.09mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	24d	1	1.19mi
724 W 138th St Unit 3 Riverdale, IL	2.0	1.0	800	$1,250	$1.56	18d	1	1.30mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	10d	1	1.31mi

Listing history 31 events

1. 2026-06-18
   days on market $161,000 Active 44 DOM
2. 2026-06-17
   days on market $161,000 Active 43 DOM
3. 2026-06-16
   days on market $161,000 Active 42 DOM
4. 2026-06-15
   days on market $161,000 Active 41 DOM
5. 2026-06-13
   days on market $161,000 Active 39 DOM
6. 2026-06-13
   days on market $161,000 Active 38 DOM
7. 2026-06-09
   days on market $161,000 Active 35 DOM
8. 2026-06-08
   days on market $161,000 Active 34 DOM
9. 2026-06-07
   days on market $161,000 Active 33 DOM
10. 2026-06-04
    days on market $161,000 Active 30 DOM
11. 2026-06-03
    days on market $161,000 Active 29 DOM
12. 2026-06-02
    days on market $161,000 Active 28 DOM
13. 2026-06-01
    days on market $161,000 Active 27 DOM
14. 2026-05-31
    days on market $161,000 Active 26 DOM
15. 2026-05-22
    price $161,000
16. 2026-05-05
    listed $165,000 Active
17. 2026-02-17
    historical $1,750
18. 2026-02-13
    listed $1,750
19. 2026-02-09
    historical $1,650
20. 2026-01-31
    price $1,650
21. 2026-01-28
    listed $1,600
22. 2015-04-30
    soldstatus $8,500 Closed Sale 338-char remark

    Show marketing remark (338 chars)

    Brick home features living room, dining room, kitchen, 3 bedrooms and 1 bath. Full basement. Home is being sold "as Is". Buyer responsible for any all repairs. Property is occupied & occupants are not to be disturbed or contacted under any circumstances. Interior inspections are not available. $1000.00 to buyer at closing.

23. 2015-04-28
    status Pending 338-char remark

    Show marketing remark (338 chars)

    Brick home features living room, dining room, kitchen, 3 bedrooms and 1 bath. Full basement. Home is being sold "as Is". Buyer responsible for any all repairs. Property is occupied & occupants are not to be disturbed or contacted under any circumstances. Interior inspections are not available. $1000.00 to buyer at closing.

24. 2015-02-20
    historical 338-char remark

    Show marketing remark (338 chars)

    Brick home features living room, dining room, kitchen, 3 bedrooms and 1 bath. Full basement. Home is being sold "as Is". Buyer responsible for any all repairs. Property is occupied & occupants are not to be disturbed or contacted under any circumstances. Interior inspections are not available. $1000.00 to buyer at closing.

25. 2015-02-11
    listed $22,400 New 338-char remark

    Show marketing remark (338 chars)

    Brick home features living room, dining room, kitchen, 3 bedrooms and 1 bath. Full basement. Home is being sold "as Is". Buyer responsible for any all repairs. Property is occupied & occupants are not to be disturbed or contacted under any circumstances. Interior inspections are not available. $1000.00 to buyer at closing.

26. 2015-02-10
    historical
27. 2015-01-30
    price
28. 2014-12-12
    status Active
29. 2014-12-07
    historical
30. 2014-11-26
    listed New
31. 1991-05-28
    soldstatus $55,000

ⓘ 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: $6,396 · $533/mo
• Projected year-2 tax: $6,396 · $533/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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,317
• − Mortgage interest: −$9,019
• − Property taxes: −$6,396
• − Insurance: −$805
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$4,684
• Taxable loss: −$2,157
• Est. tax savings @ 24.0%: +$518
• After-tax cash flow: $816/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 — Riverdale

• Score: 69/100
• State rank: #434
• US rank: #8867

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D- Housing A- Health & safety C- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverdale, IL
• County: Cook County · 4,486,803 people
• City population: 24,713
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 24,713
• Household income: $37,217
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 1868.0

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 (88%)
• Race & ethnicity: Black 88% Two or more races 5% Hispanic / Latino 5% White 2%
• Common ancestry: Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -76.39%
• Current HPI: 163.7725
• Rent YoY: ▲ 7.82%
• 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

+192.7% since first listed

17 events — show timeline

• 2026-05-22 Price Changed $161,000 MRED as Distributed by MLS Grid
• 2026-05-05 Listed $165,000 MRED as Distributed by MLS Grid
• 2026-02-17 Rental Removed $1,750 SHOWMOJO
• 2026-02-13 Listed for Rent $1,750 SHOWMOJO
• 2026-02-09 Rental Removed $1,650 SHOWMOJO
• 2026-01-31 Price Changed $1,650 SHOWMOJO
• 2026-01-28 Listed for Rent $1,600 SHOWMOJO
• 2015-04-30 Sold (MLS) $8,500 MRED as Distributed by MLS Grid
• 2015-04-28 Pending — MRED as Distributed by MLS Grid
• 2015-02-20 Listing Removed — MRED as Distributed by MLS Grid
• 2015-02-11 Listed $22,400 MRED as Distributed by MLS Grid
• 2015-02-10 Listing Removed — MRED as Distributed by MLS Grid
• 2015-01-30 Price Changed — MRED as Distributed by MLS Grid
• 2014-12-12 Relisted — MRED as Distributed by MLS Grid
• 2014-12-07 Listing Removed — MRED as Distributed by MLS Grid
• 2014-11-26 Listed — MRED as Distributed by MLS Grid
• 1991-05-28 Sold (Public Records) $55,000 Public Records

Property tax history

+2.6%/yr

Latest (2023): $6,396 · +5.3% YoY. Source: county tax records.