14640 Memorial Dr · Dolton, IL 60419

$205,999

3 bd · 1.0 ba · 1,181 sqft · SingleFamily public records · 27 Days on market

Built 1972 6,120 sqft lot Est $175k · 18% 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 +22.0/30.0
• DSCR +7.0/10.0
• 1% rule +6.5/10.0
• Rent growth +4.9/5.0
• 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

Beautifully maintained 5 bedroom all-brick raised ranch offering the perfect blend of space, comfort, and future potential in a quiet Dolton neighborhood where pride of ownership is evident throughout the block. This spacious 5-bedroom, 2-bath home has been lovingly cared for and provides a flexible layout ideal for a variety of lifestyles. Natural light pours through the large living room picture window, creating a warm and inviting atmosphere while showcasing the beautiful hardwood floors and fresh paint throughout the main level. The thoughtfully designed floor plan features 3 main-level bedrooms and 2 full bathrooms, while the additional basement bedrooms offer excellent flexibility for

Key facts

• Cedar closets
• Finished basement
• Hardwood floors

Tags

• ALL BRICK RAISED RANCH
• HARDWOOD FLOORS
• FINISHED BASEMENT
• WOOD BURNING FIREPLACE
• CEDAR CLOSETS
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Property not currently leased; Close/Immediate possession available; Accessible to commuter bus and train and interstate
• HOA & community: No master association fee required; Community features include park, curbs, sidewalks, street lights, and paved streets

Exterior

• Parking: Detached garage with 2 garage spaces; Concrete driveway with side driveway; Garage door opener; Garage is owned
• Utilities: Water from Lake Michigan and public supply; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; One-story design; Fee simple ownership; Estimated living area
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built approximately 51–60 years ago; Property built before 1978
• Exterior features: Patio; Fenced yard; Mature trees on lot

Interior

• Kitchen: Kitchen with eating area / breakfast bar; Range; Electric oven; Refrigerator
• Bedrooms: 3 bedrooms on main level (including a 12 x 11 primary with hardwood floors); 2 additional bedrooms in the basement (both approx. 11 x 11, vinyl flooring) — property can accommodate up to 5 bedrooms
• Flooring: Hardwood flooring in main living areas and some bedrooms; Vinyl flooring in kitchen, dining, and some basement bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 9 total rooms; Screens on windows; Wood-burning fireplace in the family room
• Laundry & utility: Basement laundry room; Washer and dryer included; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $206k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $206k).
• Recommended offer: $203k (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-, 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: 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); 130 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,377/mo this rent would consume 49% 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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $58k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $206k implies a 275% gain — meaningful room to come down on a strong offer.

Recommended offer $202,909 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 1.15% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $174,788
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14619 Martin Luther King Jr Dr	0.29mi	3/1.0	1,153 (-2%)	2mo	$163,000	$141	81
14813 Evers St	0.24mi	4/1.0 (+1)	1,127 (-5%)	3mo	$82,000	$73	74
14927 Cottage Grove Ave	0.41mi	3/2.0	1,095 (-7%)	1mo	$250,000	$228	64
14819 Evers St	0.25mi	4/2.0 (+1)	1,304 (+10%)	0mo	$227,000	$174	62
619 E 152nd St	0.70mi	3/1.5	1,146 (-3%)	1mo	$153,000	$134	60
14714 Beachview Ter	0.38mi	3/3.0	1,100 (-7%)	6mo	$163,000	$148	58
14315 Dobson Ave	0.70mi	4/2.0 (+1)	1,200 (+2%)	1mo	$194,888	$162	55
14814 Woodlawn Ave	0.72mi	3/1.0	1,234 (+4%)	6mo	$175,000	$142	54
15223 Cottage Grove Ave	0.74mi	3/1.0	1,099 (-7%)	3mo	$172,000	$157	51
506 E 144th St	0.55mi	3/1.0	1,020 (-14%)	2mo	$48,500	$48	50
15037 Irving Ave	0.48mi	3/1.5	1,357 (+15%)	5mo	$204,900	$151	46
14447 University Ave	0.71mi	3/1.0	1,300 (+10%)	6mo	$75,000	$58	45

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $74
• Equity at exit: $30,715

10-year hold

• IRR: 14.5%
• Equity multiple: 2.46×
• Total profit: $84,460
• Equity at exit: $17,811

Cash invested: $57,680 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,377 high
• Mortgage (P&I): −$1,080
• Tax from tax record: −$385 /mo · $4,626/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $326

Break-even live

Break-even rent $1,964

Max offer price $205,999

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: $51,500
• Closing costs: $6,180
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	0.18mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	24d	1	0.30mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	24d	1	0.34mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	24d	1	0.48mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	10d	1	0.78mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	18d	1	0.79mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	19d	1	0.96mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	24d	1	0.96mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	1.00mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	7d	1	1.00mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	24d	1	1.02mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	7d	1	1.06mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	1.08mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	1.08mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	24d	1	1.14mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	3d	1	1.44mi

Listing history 19 events

1. 2026-06-18
   days on market $205,999 Active 27 DOM
2. 2026-06-17
   days on market $205,999 Active 26 DOM
3. 2026-06-16
   days on market $205,999 Active 25 DOM
4. 2026-06-15
   days on market $205,999 Active 24 DOM
5. 2026-06-13
   days on market $205,999 Active 22 DOM
6. 2026-06-13
   pricedays on market $205,999 Active 21 DOM
7. 2026-06-09
   days on market $219,000 Active 18 DOM
8. 2026-06-08
   days on market $219,000 Active 17 DOM
9. 2026-06-07
   days on market $219,000 Active 16 DOM
10. 2026-06-04
    days on market $219,000 Active 13 DOM
11. 2026-06-03
    days on market $219,000 Active 12 DOM
12. 2026-06-02
    days on market $219,000 Active 11 DOM
13. 2026-06-01
    days on market $219,000 Active 10 DOM
14. 2026-05-31
    days on market $219,000 Active 9 DOM
15. 2026-05-22
    listed $219,000 Active
16. 2026-04-23
    historical
17. 2026-01-06
    price
18. 2025-10-23
    listed Active
19. 1979-08-14
    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: $4,626 · $385/mo
• Projected year-2 tax: $4,651 · $388/mo
• Expected delta: +$25/yr (+$2/mo · 0.5%)

ⓘ 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: $28,524
• − Mortgage interest: −$11,539
• − Property taxes: −$4,626
• − Insurance: −$1,030
• − Repairs & maintenance: −$2,282
• − Management: −$2,282
• − Depreciation: −$5,993
• Taxable income: $773
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $3,729/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

+298.2% since first listed

5 events — show timeline

• 2026-05-22 Listed $219,000 MRED as Distributed by MLS Grid
• 2026-04-23 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-06 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-23 Listed — MRED as Distributed by MLS Grid
• 1979-08-14 Sold (Public Records) $55,000 Public Records

Property tax history

+4.3%/yr

Latest (2023): $4,626 · +50.1% YoY. Source: county tax records.