14420 S State St · Riverdale, IL 60827

$133,000

3 bd · 1.0 ba · 1,187 sqft · SingleFamily public records · 6 Days on market

Built 1956 3,750 sqft lot Est $122k · 9% over

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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 +23.4/30.0
• 1% rule +8.6/10.0
• DSCR +7.5/10.0
• Rent growth +4.5/5.0
• ARV discount +3.5/15.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large chicago bungalow all brick, this home has been well taken care of and has the following improvements, new circuit breakers, new furnace, new hot water heater, new central air, new roof. Carpet covers the hardwood floors in all three bedrooms and living room. room for a large garage in rear of lot for new owner to build. basement has large family room , office and utility room. please look at this home.

Key facts

• New water heater
• New roof
• 3,750 sq ft lot

Tags

• CENTRAL AIR CONDITIONING
• FULL FINISHED BASEMENT
• NEW WATER HEATER
• NEW ROOF

Property features AI

Finance

• Other: - Parcel number on record
• HOA & community: - No master association fee required

Exterior

• Parking: - Detached garage (2 garage spaces, 2 total parking spaces)
• Utilities: - Water: Lake Michigan; - Sewer: Public sewer; - Electric and gas service (natural gas heating)
• Home design: - Detached single-family home; - One-story; - Fee simple ownership; - Property currently leased
• Construction: - Brick construction; - Asphalt roof; - Concrete perimeter foundation; - Built before 1978 (age approximately 61–70 years)
• Exterior features: - Lot dimensions approximately 30 x 125; - Lot in the .25–.49 acre range

Interior

• Kitchen: - Eating area / table space kitchen (18 x 12); - Range; - Refrigerator
• Bedrooms: - Main-level master bedroom (15 x 12) with hardwood flooring; - Main-level bedroom (12 x 12) with hardwood flooring; - Main-level bedroom (11 x 10) with hardwood flooring; - Additional bedroom listed
• Flooring: - Hardwood flooring in main living areas and bedrooms; - Vinyl flooring in kitchen, basement office, and family room
• Bathrooms: - One full bathroom
• Heating & cooling: - Natural gas forced-air heating; - Central air conditioning
• Interior features: - Finished full basement; - 7 total rooms
• Laundry & utility: - Laundry room; - Washer; - Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).

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 $1,815/mo this rent would consume 59% 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 $920 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $37k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $64k; list at $133k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,000

Questions for the listing agent

1. Built in 1956 — 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 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?
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: 1.36% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $122,261
• 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	0.21mi	3/1.0	1,200 (+1%)	2mo	$190,000	$158	87
14231 S Dearborn St	0.23mi	3/1.0	1,116 (-6%)	3mo	$178,000	$159	77
14135 S La Salle St	0.37mi	3/1.5	1,210 (+2%)	1mo	$60,000	$50	77
14234 S Michigan Ave	0.25mi	3/1.0	1,102 (-7%)	3mo	$114,000	$103	74
201 E 143rd St	0.33mi	4/2.0 (+1)	1,129 (-5%)	0mo	$95,000	$84	67
302 W 145th St	0.38mi	3/2.0	1,087 (-8%)	0mo	$250,000	$230	64
228 E 141st St	0.57mi	4/2.0 (+1)	1,200 (+1%)	1mo	$235,000	$196	62
14633 Wabash Ave	0.29mi	3/7.0	1,150 (-3%)	1mo	$95,000	$83	61
14828 Wabash Ave	0.51mi	3/1.0	1,296 (+9%)	1mo	$112,000	$86	60
14817 S Wentworth Ave	0.53mi	3/2.0	1,270 (+7%)	3mo	$180,000	$142	58
14914 Edbrooke Ave	0.63mi	3/1.0	1,287 (+8%)	2mo	$100,000	$78	55
506 E 144th St	0.67mi	3/1.0	1,020 (-14%)	2mo	$48,500	$48	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: 2.3%
• Equity multiple: 1.10×
• Total profit: $3,548
• Equity at exit: $19,831

10-year hold

• IRR: 16.9%
• Equity multiple: 2.77×
• Total profit: $65,906
• Equity at exit: $11,499

Cash invested: $37,240 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$697
• Tax from tax record: −$435 /mo · $5,216/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $246

Break-even live

Break-even rent $1,503

Max offer price $133,000

Occupancy floor 81%

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14101 S Atlantic Ave Riverdale, IL	2.0	1.0	790	$1,140	$1.44	8d	1	0.50mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	25d	1	0.51mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	25d	1	0.58mi
14015 S Stewart Ave Unit 2W Riverdale, IL	2.0	1.0	800	$1,400	$1.75	25d	1	0.69mi
13810 S La Salle St #1 Riverdale, IL	3.0	1.0	800	$1,550	$1.94	2d	1	0.79mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	25d	1	0.90mi
13708 S Wentworth Ave Riverdale, IL	3.0	1.5	1500	$2,200	$1.47	22d	1	0.92mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	1.02mi
13604 S Wentworth Ave Riverdale, IL	3.0	1.0	1100	$1,200	$1.09	25d	1	1.04mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	1.20mi
724 W 138th St Unit 3 Riverdale, IL	2.0	1.0	800	$1,250	$1.56	19d	1	1.20mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	25d	1	1.24mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	1.28mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	11d	1	1.29mi

Listing history 6 events

1. 2026-06-18
   days on market $133,000 Active 6 DOM
2. 2026-06-17
   days on market $133,000 Active 5 DOM
3. 2026-06-16
   days on market $133,000 Active 4 DOM
4. 2026-06-15
   days on market $133,000 Active 3 DOM
5. 2026-06-13
   remarks 506-char remark
6. 2026-06-13
   listed $133,000 Active 1 DOM

ⓘ 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: $5,216 · $435/mo
• Projected year-2 tax: $5,216 · $435/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: $21,778
• − Mortgage interest: −$7,450
• − Property taxes: −$5,216
• − Insurance: −$665
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$3,869
• Taxable income: $1,093
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $2,692/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

+56.7% since first listed

10 events — show timeline

• 2026-06-12 Listed $133,000 MRED as Distributed by MLS Grid
• 2010-10-06 Sold (Public Records) $63,500 Public Records
• 2010-10-01 Sold (MLS) $63,300 MRED as Distributed by MLS Grid
• 2010-07-30 Price Changed $79,900 MRED as Distributed by MLS Grid
• 2010-05-28 Listing Removed — MRED as Distributed by MLS Grid
• 2010-05-27 Listed $84,900 MRED as Distributed by MLS Grid
• 2010-03-03 Price Changed — MRED as Distributed by MLS Grid
• 2009-10-28 Listing Removed — MRED as Distributed by MLS Grid
• 2009-10-23 Listed — MRED as Distributed by MLS Grid
• 2008-11-24 Listed — MRED as Distributed by MLS Grid

Property tax history

+14.2%/yr

Latest (2023): $5,216 · -1.9% YoY. Source: county tax records.