14900 Oak St · Dolton, IL 60419

$85,000

3 bd · 2.0 ba · 1,291 sqft · SingleFamily public records · 104 Days on market

Built 1949 6,067 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Short Sale Opportunity! Ideal for investors or rehabbers. This spacious brick ranch offers 3 bedrooms, 2 baths, and a 2.5-car attached garage. Currently tenant-occupied-please do not disturb. Property is being sold as-is. Buyer will be responsible for city inspections and any required repairs. Experienced short sale attorney handling the deal. Drive by property. Showings will be very limited due to tenant and dogs.

Key facts

• 6,067 sq ft lot
• 2 garage spots
• Built 1949

Property features AI

Finance

• Other: Property currently leased; Fee simple ownership
• HOA & community: No master association fee required; Curbs, sidewalks, street lights, and paved streets in the community

Exterior

• Parking: Attached garage (owned) with 2 garage spaces; Asphalt driveway; 2 total parking spaces
• Utilities: Lake Michigan water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; One-story
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built 71–80 years ago; Built before 1978
• Exterior features: Corner lot; Fenced yard

Interior

• Kitchen: Range; Kitchen on main level
• Bedrooms: 3 bedrooms (all on main level); Master bedroom on main level
• Flooring: Carpet in family and living rooms; Ceramic tile in kitchen and laundry; Vinyl flooring in several bedrooms and office; Other flooring in one bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Wall air conditioning units
• Interior features: 7 total rooms; Office on main level; Family room on main level; Living room on main level
• Laundry & utility: Main-level laundry; Utility room on main level

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$182,031) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.0% vs local median 9.3% in Dolton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2,512/mo this rent would consume 52% 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 $51k; list at $85k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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?
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: 2.96% ✓
• Cap rate: 26.01%
• Cash-on-cash: 70.43%
• DSCR: 4.13
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $182,031
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14819 Evers St	0.09mi	4/2.0 (+1)	1,304 (+1%)	1mo	$227,000	$174	89
14813 Evers St	0.10mi	4/1.0 (+1)	1,127 (-13%)	3mo	$82,000	$73	63
619 E 152nd St	0.40mi	3/1.5	1,146 (-11%)	1mo	$153,000	$134	60
14914 Edbrooke Ave	0.74mi	3/1.0	1,287 (-0%)	2mo	$100,000	$78	59
15265 Drexel Ave	0.69mi	3/2.0	1,344 (+4%)	2mo	$155,000	$115	59
14619 Martin Luther King Jr Dr	0.38mi	3/1.0	1,153 (-11%)	2mo	$163,000	$141	59
14509 Park Ave	0.58mi	3/3.0	1,454 (+13%)	3mo	$223,000	$153	46
15061 Wabash Ave	0.62mi	3/1.5	1,116 (-14%)	2mo	$150,000	$134	45
15223 Cottage Grove Ave	0.55mi	3/1.0	1,099 (-15%)	3mo	$172,000	$157	42
686 E 155th St	0.74mi	2/1.0 (-1)	1,400 (+8%)	2mo	$157,000	$112	41
717 E 154th St	0.68mi	3/1.0	1,120 (-13%)	2mo	$177,000	$158	41
749 E 154th St	0.70mi	4/2.0 (+1)	1,142 (-12%)	4mo	$230,000	$201	40

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: 75.6%
• Equity multiple: 4.72×
• Total profit: $88,507
• Equity at exit: $12,674

10-year hold

• IRR: 80.7%
• Equity multiple: 11.60×
• Total profit: $252,201
• Equity at exit: $7,349

Cash invested: $23,800 (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: 129
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,512 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $1,397

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,456	-5% $1,426	+0% $1,397	+5% $1,368	+10% $1,338
Rent	-10% $1,198	-5% $1,298	+0% $1,397	+5% $1,496	+10% $1,595
Rate	-1.0pp $1,440	-0.5pp $1,419	base $1,397	+0.5pp $1,375	+1.0pp $1,352

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	0.18mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	23d	1	0.18mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	25d	1	0.63mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	0.73mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	9d	1	0.73mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	0.76mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	25d	1	0.89mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	9d	1	0.99mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	20d	1	1.01mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	20d	1	1.08mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	25d	1	1.12mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	11d	1	1.20mi
1429 Kasten Dr Dolton, IL	3.0	1.0	1600	$2,500	$1.56	0d	1	1.23mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	7d	1	1.24mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	25d	1	1.37mi
15707 Dante Dr South Holland, IL	3.0	2.0	1800	$2,950	$1.64	4d	1	1.47mi

Listing history 31 events

1. 2026-06-21
   days on market $85,000 Active 104 DOM
2. 2026-06-18
   days on market $85,000 Active 101 DOM
3. 2026-06-17
   days on market $85,000 Active 100 DOM
4. 2026-06-16
   days on market $85,000 Active 99 DOM
5. 2026-06-15
   days on market $85,000 Active 98 DOM
6. 2026-06-13
   days on market $85,000 Active 96 DOM
7. 2026-06-13
   days on market $85,000 Active 95 DOM
8. 2026-06-09
   days on market $85,000 Active 92 DOM
9. 2026-06-08
   days on market $85,000 Active 91 DOM
10. 2026-06-07
    days on market $85,000 Active 90 DOM
11. 2026-06-04
    days on market $85,000 Active 87 DOM
12. 2026-06-03
    days on market $85,000 Active 86 DOM
13. 2026-06-02
    days on market $85,000 Active 85 DOM
14. 2026-06-01
    days on market $85,000 Active 84 DOM
15. 2026-05-31
    days on market $85,000 Active 83 DOM
16. 2026-03-09
    listed $85,000 Active
17. 2025-09-04
    historical Contingent - No Showings
18. 2025-09-03
    historical
19. 2025-08-13
    listed Active
20. 2025-08-13
    historical
21. 2020-12-01
    soldstatus $51,000
22. 2020-05-22
    historical
23. 2020-03-25
    historical
24. 2020-03-24
    listed New
25. 2017-08-31
    soldstatus $56,000
26. 2011-04-24
    historical
27. 2010-12-27
    listed New
28. 2010-10-07
    soldstatus $41,100 Closed Sale
29. 2010-09-29
    status Pending
30. 2010-09-18
    historical Contingent
31. 2010-09-07
    listed $47,900 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $30,141
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − Depreciation: −$2,473
• Taxable income: $16,385
• Est. tax owed @ 24.0%: −$3,932
• After-tax cash flow: $12,830/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

+77.5% since first listed

16 events — show timeline

• 2026-03-09 Listed $85,000 MRED as Distributed by MLS Grid
• 2025-09-04 Contingent — MRED as Distributed by MLS Grid
• 2025-09-03 Listing Removed — MRED as Distributed by MLS Grid
• 2025-08-13 Listing Removed — MRED as Distributed by MLS Grid
• 2025-08-13 Listed — MRED as Distributed by MLS Grid
• 2020-12-01 Sold (Public Records) $51,000 Public Records
• 2020-05-22 Listing Removed — MRED as Distributed by MLS Grid
• 2020-03-25 Listing Removed — MRED as Distributed by MLS Grid
• 2020-03-24 Listed — MRED as Distributed by MLS Grid
• 2017-08-31 Sold (Public Records) $56,000 Public Records
• 2011-04-24 Listing Removed — MRED as Distributed by MLS Grid
• 2010-12-27 Listed — MRED as Distributed by MLS Grid
• 2010-10-07 Sold (MLS) $41,100 MRED as Distributed by MLS Grid
• 2010-09-29 Pending — MRED as Distributed by MLS Grid
• 2010-09-18 Contingent — MRED as Distributed by MLS Grid
• 2010-09-07 Listed $47,900 MRED as Distributed by MLS Grid

Property tax history

+7.8%/yr

Latest (2023): $7,235 · -9.7% YoY. Source: county tax records.