14621 Greenwood Rd #103 · Dolton, IL 60419

$125,000

2 bd · 1.5 ba · 1,000 sqft · Condo public records · 55 Days on market

Built 1976 $344/mo HOA · 17% of rent

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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 +25.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• 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

Unit located on the first floor

Key facts

• $344 HOA
• Parking
• Built 1976

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% 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); 129 active listings in the ZIP; 15 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).
• This rent runs 41% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $30k; list at $125k implies a 317% gain — meaningful room to come down on a strong offer.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.59% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.59%
• DSCR: 1.43
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.24×
• Total profit: $8,362
• Equity at exit: $18,638

10-year hold

• IRR: 20.4%
• Equity multiple: 3.26×
• Total profit: $79,261
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,990 high
• Mortgage (P&I): −$656
• Tax from tax record: −$240 /mo · $2,886/yr
• Insurance: −$52
• HOA: −$344
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $280

Break-even live

Break-even rent $1,636

Max offer price $125,000

Occupancy floor 81%

Sensitivity live

Price	-10% $350	-5% $315	+0% $280	+5% $244	+10% $209
Rent	-10% $122	-5% $201	+0% $280	+5% $358	+10% $437
Rate	-1.0pp $343	-0.5pp $311	base $280	+0.5pp $247	+1.0pp $214

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	23d	1	0.24mi
14502 Cottage Grove Ave Unit 1S Dolton, IL	1.0	1.0	900	$1,425	$1.58	9d	1	0.25mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	25d	1	0.26mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	0.36mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	0.42mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	11d	1	0.86mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	20d	1	0.91mi
15324 Doctor Martin Luther King Junior Dr Unit 1B Dolton, IL	1.0	1.0	725	$985	$1.36	20d	1	0.95mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	25d	1	0.95mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	7d	1	1.03mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	11d	1	1.04mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	25d	1	1.08mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	25d	1	1.10mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	5d	1	1.40mi
1450 E 154th Pl Dolton, IL	1.0	1.0	800	$1,250	$1.56	25d	1	1.42mi

HOA detail condo

• Monthly dues: $344 · $4,128/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $125,000 Active 55 DOM
2. 2026-06-18
   days on market $125,000 Active 52 DOM
3. 2026-06-17
   days on market $125,000 Active 51 DOM
4. 2026-06-16
   days on market $125,000 Active 50 DOM
5. 2026-06-15
   days on market $125,000 Active 49 DOM
6. 2026-06-13
   days on market $125,000 Active 47 DOM
7. 2026-06-13
   days on market $125,000 Active 46 DOM
8. 2026-06-09
   days on market $125,000 Active 43 DOM
9. 2026-06-08
   days on market $125,000 Active 42 DOM
10. 2026-06-07
    days on market $125,000 Active 41 DOM
11. 2026-06-04
    days on market $125,000 Active 38 DOM
12. 2026-06-03
    days on market $125,000 Active 37 DOM
13. 2026-06-02
    days on market $125,000 Active 36 DOM
14. 2026-06-01
    days on market $125,000 Active 35 DOM
15. 2026-05-31
    days on market $125,000 Active 34 DOM
16. 2026-04-27
    listed $125,000 Active
17. 2021-04-05
    soldstatus $30,000
18. 2021-03-03
    historical
19. 2021-02-03
    status Reactivated
20. 2021-02-02
    status Contingent (Do Not Show)
21. 2021-01-27
    listed New
22. 2020-12-28
    historical
23. 2020-12-26
    listed New
24. 2015-07-15
    soldstatus $9,595 Closed Sale
25. 2015-05-11
    price $13,000
26. 2015-05-11
    historical
27. 2015-04-08
    price $15,900
28. 2015-03-06
    price $17,500
29. 2015-02-09
    listed $17,999 New
30. 2010-03-09
    historical
31. 2009-03-06
    listed

ⓘ 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: $2,886 · $240/mo
• Projected year-2 tax: $2,886 · $240/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: $23,874
• − Mortgage interest: −$7,002
• − Property taxes: −$2,886
• − Insurance: −$625
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − HOA: −$4,128
• − Depreciation: −$3,636
• Taxable income: $1,777
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $2,929/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

+594.5% since first listed

16 events — show timeline

• 2026-04-27 Listed $125,000 MRED as Distributed by MLS Grid
• 2021-04-05 Sold (Public Records) $30,000 Public Records
• 2021-03-03 Listing Removed — MRED as Distributed by MLS Grid
• 2021-02-03 Relisted — MRED as Distributed by MLS Grid
• 2021-02-02 Pending — MRED as Distributed by MLS Grid
• 2021-01-27 Listed — MRED as Distributed by MLS Grid
• 2020-12-28 Listing Removed — MRED as Distributed by MLS Grid
• 2020-12-26 Listed — MRED as Distributed by MLS Grid
• 2015-07-15 Sold (MLS) $9,595 MRED as Distributed by MLS Grid
• 2015-05-11 Price Changed $13,000 MRED as Distributed by MLS Grid
• 2015-05-11 Listing Removed — MRED as Distributed by MLS Grid
• 2015-04-08 Price Changed $15,900 MRED as Distributed by MLS Grid
• 2015-03-06 Price Changed $17,500 MRED as Distributed by MLS Grid
• 2015-02-09 Listed $17,999 MRED as Distributed by MLS Grid
• 2010-03-09 Listing Removed — MRED as Distributed by MLS Grid
• 2009-03-06 Listed — MRED as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2023): $2,886 · +38.5% YoY. Source: county tax records.