14622 Wabash Ave · Dolton, IL 60419

$161,900

3 bd · 1.0 ba · 1,277 sqft · SingleFamily · 73 Days on market

Built 1957 Good condition Est $132k · 23% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Rent growth +4.9/5.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Step into comfort, convenience, and opportunity with this move-in-ready residence offering the perfect blend of charm and functionality. This well-maintained home features 3 generously sized bedrooms and 1 full bathroom, ideal for first-time homebuyers, growing households, or savvy investors seeking a solid addition to their portfolio. Upon entry, you're welcomed by classic hardwood flooring that flows seamlessly throughout the main living areas, adding warmth and character to the home. With a little polishing, these floors have the potential to truly shine and elevate the space even further. The kitchen is thoughtfully designed with both style and practicality in mind, featuring newer cera

Key facts

• Garage
• Built 1957
• Listed 72 days

Property features AI

Finance

• Other: Ownership is fee simple; Property is not currently leased; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned) with asphalt driveway — 1 garage space, 1 total parking space
• Utilities: Lake Michigan and public water; Public sewer; 100 amp electric service
• Home design: Detached single-family home; One-story
• Construction: Brick construction; Built 61–70 years ago (built before 1978); Rehab completed in 2024; Brick/mortar foundation; Asphalt roof
• Exterior features: Lot under 0.25 acre; Lot dimensions: 5332

Interior

• Kitchen: Kitchen with island
• Bedrooms: Three bedrooms (all on the main level): Master bedroom, plus two additional bedrooms (12 x 14 and 12 x 12)
• Flooring: Hardwood flooring in living room, master bedroom and at least one additional bedroom; Vinyl flooring in kitchen; Other flooring in laundry
• Bathrooms: One full bathroom
• Appliances: Range; Refrigerator; Washer; Dryer
• Heating & cooling: Forced-air natural gas heating; Central air conditioning
• Interior features: Five total rooms
• Laundry & utility: Main-level laundry room (10 x 10) with in-unit washer/dryer hookups and gas dryer hookup; Washer and dryer listed among appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $162k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $152k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 9.3% in Dolton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 11 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 $2,391/mo this rent would consume 50% 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 $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,186 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 1.48% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.39%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $131,531
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14828 Wabash Ave	0.26mi	3/1.0	1,296 (+2%)	1mo	$112,000	$86	85
14525 S Michigan Ave	0.14mi	3/1.0	1,200 (-6%)	2mo	$190,000	$158	82
14914 Edbrooke Ave	0.37mi	3/1.0	1,287 (+1%)	2mo	$100,000	$78	80
14633 Wabash Ave	0.04mi	3/7.0	1,150 (-10%)	1mo	$95,000	$83	61
14135 S La Salle St	0.62mi	3/1.5	1,210 (-5%)	1mo	$60,000	$50	60
14231 S Dearborn St	0.48mi	3/1.0	1,116 (-13%)	3mo	$178,000	$159	54
14234 S Michigan Ave	0.46mi	3/1.0	1,102 (-14%)	3mo	$114,000	$103	53
201 E 143rd St	0.47mi	4/2.0 (+1)	1,129 (-12%)	0mo	$95,000	$84	49
302 W 145th St	0.47mi	3/2.0	1,087 (-15%)	0mo	$250,000	$230	49
14619 Martin Luther King Jr Dr	0.72mi	3/1.0	1,153 (-10%)	2mo	$163,000	$141	48
15061 Wabash Ave	0.62mi	3/1.5	1,116 (-13%)	2mo	$150,000	$134	47
523 E 149th St	0.71mi	3/1.5	1,143 (-10%)	2mo	$80,000	$70	46

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: 18.2%
• Equity multiple: 1.78×
• Total profit: $35,487
• Equity at exit: $24,140

10-year hold

• IRR: 29.9%
• Equity multiple: 4.35×
• Total profit: $151,721
• Equity at exit: $13,998

Cash invested: $45,332 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,391 high
• Mortgage (P&I): −$849
• Tax est. 1.5%: −$202 /mo · $2,428/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $770

Break-even live

Break-even rent $1,416

Max offer price $161,900

Occupancy floor 63%

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: $40,475
• Closing costs: $4,857
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.30mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	24d	1	0.71mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	24d	1	1.04mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	1.05mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	24d	1	1.10mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	24d	1	1.12mi
13708 S Wentworth Ave Riverdale, IL	3.0	1.5	1500	$2,200	$1.47	22d	1	1.20mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	24d	1	1.20mi
13604 S Wentworth Ave Riverdale, IL	3.0	1.0	1100	$1,200	$1.09	24d	1	1.32mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	1.42mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	7d	1	1.42mi

Listing history 30 events

1. 2026-06-18
   days on market $161,900 Active 73 DOM
2. 2026-06-17
   days on market $161,900 Active 72 DOM
3. 2026-06-16
   days on market $161,900 Active 71 DOM
4. 2026-06-15
   days on market $161,900 Active 70 DOM
5. 2026-06-13
   days on market $161,900 Active 68 DOM
6. 2026-06-13
   days on market $161,900 Active 67 DOM
7. 2026-06-09
   days on market $161,900 Active 64 DOM
8. 2026-06-08
   days on market $161,900 Active 63 DOM
9. 2026-06-07
   days on market $161,900 Active 62 DOM
10. 2026-06-04
    days on market $161,900 Active 59 DOM
11. 2026-06-03
    days on market $161,900 Active 58 DOM
12. 2026-06-02
    days on market $161,900 Active 57 DOM
13. 2026-06-01
    days on market $161,900 Active 56 DOM
14. 2026-05-31
    days on market $161,900 Active 55 DOM
15. 2026-04-29
    price $161,900
16. 2026-04-06
    listed $169,900 Active
17. 2026-03-19
    historical
18. 2026-02-09
    listed Active
19. 2026-02-09
    historical
20. 2025-11-29
    price
21. 2025-10-24
    listed Active
22. 2024-06-27
    soldstatus $155,000 Closed
23. 2024-05-31
    historical Contingent - Continue to Show
24. 2024-05-20
    listed $155,000 Active
25. 2024-01-02
    historical
26. 2023-11-28
    listed Active
27. 2023-09-29
    historical Contingent - No Showings
28. 2023-09-28
    historical
29. 2023-08-17
    price
30. 2023-04-22
    listed Active

ⓘ 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 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: $28,693
• − Mortgage interest: −$9,069
• − Property taxes: −$2,428
• − Insurance: −$810
• − Repairs & maintenance: −$2,295
• − Management: −$2,295
• − Depreciation: −$4,710
• Taxable income: $7,086
• Est. tax owed @ 24.0%: −$1,701
• After-tax cash flow: $7,541/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab

This move-in-ready home offers a good condition with a good ROI potential for both resale and rental. It has a well-maintained exterior and interior, with minor updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior walls — Enhances curb appeal and value
• Both Replace the ceiling fans — Modernizes the space and improves airflow
• Both Install new flooring in the kitchen and bathrooms — Enhances the overall aesthetic and value
• Both Update the kitchen cabinets and countertops — Modernizes the kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls — Enhances curb appeal and value ↑
• Both Replace the ceiling fans — Modernizes the space and improves airflow ↑
• Both Install new flooring in the kitchen and bathrooms — Enhances the overall aesthetic and value ↑
• Both Update the kitchen cabinets and countertops — Modernizes the kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+4.5% since first listed

16 events — show timeline

• 2026-04-29 Price Changed $161,900 MRED as Distributed by MLS Grid
• 2026-04-06 Listed $169,900 MRED as Distributed by MLS Grid
• 2026-03-19 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-09 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-09 Listed — MRED as Distributed by MLS Grid
• 2025-11-29 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-24 Listed — MRED as Distributed by MLS Grid
• 2024-06-27 Sold (MLS) $155,000 MRED as Distributed by MLS Grid
• 2024-05-31 Contingent — MRED as Distributed by MLS Grid
• 2024-05-20 Listed $155,000 MRED as Distributed by MLS Grid
• 2024-01-02 Listing Removed — MRED as Distributed by MLS Grid
• 2023-11-28 Listed — MRED as Distributed by MLS Grid
• 2023-09-29 Contingent — MRED as Distributed by MLS Grid
• 2023-09-28 Listing Removed — MRED as Distributed by MLS Grid
• 2023-08-17 Price Changed — MRED as Distributed by MLS Grid
• 2023-04-22 Listed — MRED as Distributed by MLS Grid