14641 Wabash Ave · Dolton, IL 60419

$153,000

3 bd · 1.0 ba · 1,117 sqft · SingleFamily public records · 24 Days on market

Built 1957 5,331 sqft lot Est $150k · at est.

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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 +24.8/30.0
• 1% rule +9.4/10.0
• DSCR +8.0/10.0
• ARV discount +6.5/15.0
• Rent growth +4.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Remodeled 4 Bedrooms, 2 Full Baths, Master Bathroom with Whirlpool Bathtub, Hardwood Floors, Living room with Fireplace and Flat Screen TV included, Beautiful Kitchen With Brand New Stainless Steel Appliances, and Breakfast Bar, New Windows, New Roof & Siding on the garage, 2 car garage, good size backyard.

Key facts

• Close to commerce
• Close to parks
• Close to schools

Tags

• HARDWOOD FLOORS
• UPDATED KITCHEN
• HUGE FAMILY ROOM
• CLOSE TO COMMERCE
• CLOSE TO SCHOOLS
• CLOSE TO PARKS

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: No master association fee required

Exterior

• Parking: Detached owned garage (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Split-level design; Age: 61–70 years; Built before 1978
• Construction: Brick construction
• Exterior features: Less than 1/4 acre lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (master and two additional bedrooms on second level)
• Flooring: Hardwood flooring in main living areas and bedrooms; Ceramic tile in kitchen
• Bathrooms: 2 full bathrooms; Basement has a bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Finished partial basement; Six total rooms; School bus service
• Laundry & utility: Lower-level laundry room (approx. 12 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $153k).
• Recommended offer: $151k (1.5% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,207/mo this rent would consume 46% 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 $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 $43k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,705 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.44% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $149,678
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14525 S Michigan Ave	0.16mi	3/1.0	1,200 (+7%)	2mo	$190,000	$158	79
14633 Wabash Ave	0.02mi	3/7.0	1,150 (+3%)	1mo	$95,000	$83	74
14234 S Michigan Ave	0.50mi	3/1.0	1,102 (-1%)	3mo	$114,000	$103	72
15061 Wabash Ave	0.57mi	3/1.5	1,116 (-0%)	2mo	$150,000	$134	70
302 W 145th St	0.52mi	3/2.0	1,087 (-3%)	0mo	$250,000	$230	67
201 E 143rd St	0.50mi	4/2.0 (+1)	1,129 (+1%)	0mo	$95,000	$84	66
523 E 149th St	0.68mi	3/1.5	1,143 (+2%)	2mo	$80,000	$70	61
14619 Martin Luther King Jr Dr	0.69mi	3/1.0	1,153 (+3%)	2mo	$163,000	$141	60
14231 S State St	0.51mi	2/1.0 (-1)	1,000 (-10%)	0mo	$145,000	$145	53
506 E 144th St	0.68mi	3/1.0	1,020 (-9%)	2mo	$48,500	$48	52
14135 S La Salle St	0.67mi	3/1.5	1,210 (+8%)	1mo	$60,000	$50	52
14825 Perry Ave	0.72mi	4/2.0 (+1)	1,014 (-9%)	1mo	$200,000	$197	41

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: 4.4%
• Equity multiple: 1.18×
• Total profit: $7,733
• Equity at exit: $22,813

10-year hold

• IRR: 18.9%
• Equity multiple: 3.04×
• Total profit: $87,385
• Equity at exit: $13,229

Cash invested: $42,840 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,207 high
• Mortgage (P&I): −$802
• Tax from tax record: −$554 /mo · $6,643/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $324

Break-even live

Break-even rent $1,797

Max offer price $153,000

Occupancy floor 80%

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	24d	1	0.23mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	24d	1	0.77mi
14101 S Atlantic Ave Riverdale, IL	2.0	1.0	790	$1,140	$1.44	7d	1	0.82mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	10d	1	0.99mi
14015 S Stewart Ave Unit 2W Riverdale, IL	2.0	1.0	800	$1,400	$1.75	24d	1	1.00mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	1.04mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	24d	1	1.07mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	24d	1	1.10mi
13810 S La Salle St #1 Riverdale, IL	3.0	1.0	800	$1,550	$1.94	2d	1	1.14mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	24d	1	1.17mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	24d	1	1.22mi
13708 S Wentworth Ave Riverdale, IL	3.0	1.5	1500	$2,200	$1.47	22d	1	1.27mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	1.37mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	7d	1	1.37mi
13604 S Wentworth Ave Riverdale, IL	3.0	1.0	1100	$1,200	$1.09	24d	1	1.39mi
724 W 138th St Unit 3 Riverdale, IL	2.0	1.0	800	$1,250	$1.56	18d	1	1.48mi

Listing history 29 events

1. 2026-06-18
   days on market $153,000 Active 24 DOM
2. 2026-06-17
   days on market $153,000 Active 23 DOM
3. 2026-06-16
   days on market $153,000 Active 22 DOM
4. 2026-06-15
   days on market $153,000 Active 21 DOM
5. 2026-06-13
   days on market $153,000 Active 19 DOM
6. 2026-06-13
   days on market $153,000 Active 18 DOM
7. 2026-06-09
   days on market $153,000 Active 15 DOM
8. 2026-06-08
   days on market $153,000 Active 14 DOM
9. 2026-06-07
   days on market $153,000 Active 13 DOM
10. 2026-06-04
    days on market $153,000 Active 10 DOM
11. 2026-06-03
    days on market $153,000 Active 9 DOM
12. 2026-06-02
    days on market $153,000 Active 8 DOM
13. 2026-06-01
    days on market $153,000 Active 7 DOM
14. 2026-05-31
    days on market $153,000 Active 6 DOM
15. 2026-04-15
    historical
16. 2026-04-15
    listed $162,950 Active
17. 2026-04-12
    status Temporarily No Showings
18. 2025-11-22
    historical
19. 2025-10-15
    price
20. 2025-09-05
    listed Active
21. 2019-10-29
    soldstatus $159,000
22. 2019-10-21
    soldstatus $159,000 Closed Sale 324-char remark

    Show marketing remark (324 chars)

    Beautiful Remodeled 4 Bedrooms, 2 Full Baths, Master Bathroom with Whirlpool Bathtub, Hardwood Floors, Living room with Fireplace and Flat Screen TV included, Beautiful Kitchen With Brand New Stainless Steel Appliances, and Breakfast Bar, New Windows, New Roof & Siding on the garage, 2 car garage, good size backyard.

23. 2019-08-17
    price $159,900 324-char remark

    Show marketing remark (324 chars)

    Beautiful Remodeled 4 Bedrooms, 2 Full Baths, Master Bathroom with Whirlpool Bathtub, Hardwood Floors, Living room with Fireplace and Flat Screen TV included, Beautiful Kitchen With Brand New Stainless Steel Appliances, and Breakfast Bar, New Windows, New Roof & Siding on the garage, 2 car garage, good size backyard.

24. 2019-08-17
    historical Contingent 324-char remark

    Show marketing remark (324 chars)

    Beautiful Remodeled 4 Bedrooms, 2 Full Baths, Master Bathroom with Whirlpool Bathtub, Hardwood Floors, Living room with Fireplace and Flat Screen TV included, Beautiful Kitchen With Brand New Stainless Steel Appliances, and Breakfast Bar, New Windows, New Roof & Siding on the garage, 2 car garage, good size backyard.

25. 2019-08-05
    listed $155,900 New 324-char remark

    Show marketing remark (324 chars)

    Beautiful Remodeled 4 Bedrooms, 2 Full Baths, Master Bathroom with Whirlpool Bathtub, Hardwood Floors, Living room with Fireplace and Flat Screen TV included, Beautiful Kitchen With Brand New Stainless Steel Appliances, and Breakfast Bar, New Windows, New Roof & Siding on the garage, 2 car garage, good size backyard.

26. 2019-01-11
    soldstatus $47,100 Closed Sale
27. 2018-11-21
    status Pending
28. 2018-10-25
    listed $34,700 New
29. 1994-07-20
    soldstatus $70,000

ⓘ 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: $6,643 · $554/mo
• Projected year-2 tax: $6,643 · $554/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: $26,479
• − Mortgage interest: −$8,570
• − Property taxes: −$6,643
• − Insurance: −$765
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − Depreciation: −$4,451
• Taxable income: $1,814
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $3,447/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

+132.8% since first listed

15 events — show timeline

• 2026-04-15 Listed $162,950 MRED as Distributed by MLS Grid
• 2026-04-15 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-12 Relisted — MRED as Distributed by MLS Grid
• 2025-11-22 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-15 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-05 Listed — MRED as Distributed by MLS Grid
• 2019-10-29 Sold (Public Records) $159,000 Public Records
• 2019-10-21 Sold (MLS) $159,000 MRED as Distributed by MLS Grid
• 2019-08-17 Price Changed $159,900 MRED as Distributed by MLS Grid
• 2019-08-17 Contingent — MRED as Distributed by MLS Grid
• 2019-08-05 Listed $155,900 MRED as Distributed by MLS Grid
• 2019-01-11 Sold (MLS) $47,100 MRED as Distributed by MLS Grid
• 2018-11-21 Pending — MRED as Distributed by MLS Grid
• 2018-10-25 Listed $34,700 MRED as Distributed by MLS Grid
• 1994-07-20 Sold (Public Records) $70,000 Public Records

Property tax history

+8.5%/yr

Latest (2023): $6,643 · -35.0% YoY. Source: county tax records.