14631 Lincoln Ave · Dolton, IL 60419

$149,500

2 bd · 1.0 ba · 906 sqft · SingleFamily public records · 51 Days on market

Built 1955 10,715 sqft lot Est $133k · 12% 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 +20.4/30.0
• 1% rule +7.4/10.0
• DSCR +6.5/10.0
• Rent growth +4.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 1 bath Ranch style home with 1.5 car garage, property being sold as is. HWT was replaced in September of 2023. There is a tenant in the property, Lease expires in April 2024. We will need a 24 hour notice for showings.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1955

Property features AI

Finance

• Other: Property not currently leased; School bus service and commuter bus / interstate access nearby
• Financial info: Special service area: No
• HOA & community: No master association fee required; Community features include sidewalks, street lights and paved streets

Exterior

• Parking: 2 garage spaces (detached garage); Total 4 parking spaces; Garage has opener and is owned; Off-street parking and gravel surfaces
• Utilities: Water: Lake Michigan / Public; Sewer: Public sewer; Electric: Circuit breakers with 100 amp service
• Home design: Detached single-family home; One-story; Ownership: Fee simple; Rehab completed in 2024; Built approx. 71-80 years ago; Facing / entry details not provided
• Construction: Vinyl siding and brick exterior; Asphalt roof; Other type foundation; Approximately 906 total finished square feet
• Exterior features: Patio; Fenced yard; Corner lot; Lot dimensions: 31 x 125 x 56 x 91 x 123

Interior

• Kitchen: Kitchen with eating area (20 x 11); Range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level): Master 10 x 13, Bedroom 2 10 x 12, Bedroom 3 8 x 12
• Flooring: Ceramic tile in living areas, kitchen, dining and master bedroom; Vinyl flooring in one bedroom; Other flooring in laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas and electric heating; Wall cooling units
• Interior features: 6 total rooms; Combined dining and living room; Some photos are virtually staged
• Laundry & utility: In-unit laundry with gas dryer hookup; Washer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (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); 130 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 38% 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 $1k 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask is 99% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $75k; list at $150k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,015 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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 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: 1.24% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $133,182
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14840 Langley Ave	0.51mi	2/1.0	936 (+3%)	2mo	$37,000	$40	69
14647 Irving Ave	0.51mi	3/2.0 (+1)	889 (-2%)	2mo	$138,000	$155	62
14915 Irving Ave	0.62mi	2/1.0	980 (+8%)	4mo	$68,000	$69	54
14731 Kimbark Ave	0.41mi	3/1.0 (+1)	1,017 (+12%)	2mo	$115,000	$113	54
14341 University Ave	0.38mi	3/1.0 (+1)	1,035 (+14%)	1mo	$100,000	$97	53
14642 Dorchester Ave	0.48mi	3/1.0 (+1)	1,013 (+12%)	1mo	$170,000	$168	52
14819 Irving Ave	0.56mi	3/1.0 (+1)	980 (+8%)	4mo	$130,000	$133	52
14622 Kenwood Ave	0.41mi	3/1.0 (+1)	1,017 (+12%)	5mo	$110,000	$108	52
14728 Kenwood Ave	0.44mi	3/1.0 (+1)	1,017 (+12%)	5mo	$156,000	$153	50
14610 Blackstone Ave	0.60mi	3/1.0 (+1)	1,017 (+12%)	1mo	$150,000	$147	46
14738 Blackstone Ave	0.62mi	3/1.0 (+1)	1,017 (+12%)	1mo	$150,000	$147	45
14248 Avalon Ave	0.52mi	3/2.0 (+1)	1,037 (+14%)	6mo	$216,000	$208	38

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,874
• Equity at exit: $22,291

10-year hold

• IRR: 13.9%
• Equity multiple: 2.42×
• Total profit: $59,589
• Equity at exit: $12,926

Cash invested: $41,860 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$784
• Tax from tax record: −$423 /mo · $5,077/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $194

Break-even live

Break-even rent $1,607

Max offer price $149,500

Occupancy floor 85%

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14502 Cottage Grove Ave Unit 1S Dolton, IL	1.0	1.0	900	$1,425	$1.58	8d	1	0.33mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	25d	1	0.34mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	0.49mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	0.61mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	0.64mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	0.64mi
495 Madison Ave Unit 1D Calumet City, IL	1.0	1.0	595	$1,175	$1.97	14d	1	1.07mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	11d	1	1.10mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	18d	1	1.16mi
15324 Doctor Martin Luther King Junior Dr Unit 1B Dolton, IL	1.0	1.0	725	$985	$1.36	19d	1	1.17mi
1450 E 154th Pl Dolton, IL	1.0	1.0	800	$1,250	$1.56	25d	1	1.17mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	1d	1	1.18mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	25d	1	1.35mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	20d	1	1.47mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	22d	1	1.47mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1100	$1,800	$1.64	12d	1	1.47mi
250 Yates Ave Unit 1616 Dolton 1E Calumet City, IL	2.0	1.0	875	$1,465	$1.67	8d	1	1.49mi
1601 Downs Dr Unit 3S Calumet City, IL	2.0	1.0	750	$1,400	$1.87	25d	1	1.50mi

Listing history 29 events

1. 2026-06-18
   days on market $149,500 Active 51 DOM
2. 2026-06-17
   days on market $149,500 Active 50 DOM
3. 2026-06-16
   days on market $149,500 Active 49 DOM
4. 2026-06-15
   days on market $149,500 Active 48 DOM
5. 2026-06-13
   days on market $149,500 Active 46 DOM
6. 2026-06-13
   days on market $149,500 Active 45 DOM
7. 2026-06-09
   days on market $149,500 Active 42 DOM
8. 2026-06-08
   days on market $149,500 Active 41 DOM
9. 2026-06-07
   days on market $149,500 Active 40 DOM
10. 2026-06-04
    days on market $149,500 Active 37 DOM
11. 2026-06-03
    days on market $149,500 Active 36 DOM
12. 2026-06-02
    days on market $149,500 Active 35 DOM
13. 2026-06-01
    days on market $149,500 Active 34 DOM
14. 2026-05-31
    days on market $149,500 Active 33 DOM
15. 2026-04-08
    historical
16. 2026-03-23
    price
17. 2026-02-20
    price
18. 2026-02-04
    listed Active
19. 2024-06-04
    soldstatus $75,000
20. 2024-05-14
    soldstatus $75,000 Closed 229-char remark

    Show marketing remark (229 chars)

    3 bedroom, 1 bath Ranch style home with 1.5 car garage, property being sold as is. HWT was replaced in September of 2023. There is a tenant in the property, Lease expires in April 2024. We will need a 24 hour notice for showings.

21. 2024-03-20
    status Pending 229-char remark

    Show marketing remark (229 chars)

    3 bedroom, 1 bath Ranch style home with 1.5 car garage, property being sold as is. HWT was replaced in September of 2023. There is a tenant in the property, Lease expires in April 2024. We will need a 24 hour notice for showings.

22. 2024-02-14
    listed $75,000 Active 229-char remark

    Show marketing remark (229 chars)

    3 bedroom, 1 bath Ranch style home with 1.5 car garage, property being sold as is. HWT was replaced in September of 2023. There is a tenant in the property, Lease expires in April 2024. We will need a 24 hour notice for showings.

23. 2012-05-14
    soldstatus $17,500 Closed Sale
24. 2012-02-25
    status Pending
25. 2012-02-01
    listed $17,500 New
26. 2000-04-18
    soldstatus $62,000
27. 1992-08-24
    soldstatus $13,500
28. 1987-05-20
    soldstatus $39,000
29. 1987-05-01
    soldstatus $39,000

ⓘ 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: $5,077 · $423/mo
• Projected year-2 tax: $5,077 · $423/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: $22,236
• − Mortgage interest: −$8,374
• − Property taxes: −$5,077
• − Insurance: −$748
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$4,349
• Taxable income: $130
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $2,302/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

+92.3% since first listed

15 events — show timeline

• 2026-04-08 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-23 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-20 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-04 Listed — MRED as Distributed by MLS Grid
• 2024-06-04 Sold (Public Records) $75,000 Public Records
• 2024-05-14 Sold (MLS) $75,000 MRED as Distributed by MLS Grid
• 2024-03-20 Pending — MRED as Distributed by MLS Grid
• 2024-02-14 Listed $75,000 MRED as Distributed by MLS Grid
• 2012-05-14 Sold (MLS) $17,500 MRED as Distributed by MLS Grid
• 2012-02-25 Pending — MRED as Distributed by MLS Grid
• 2012-02-01 Listed $17,500 MRED as Distributed by MLS Grid
• 2000-04-18 Sold (Public Records) $62,000 Public Records
• 1992-08-24 Sold (Public Records) $13,500 Public Records
• 1987-05-20 Sold (Public Records) $39,000 Public Records
• 1987-05-01 Sold (Public Records) $39,000 Public Records

Property tax history

+3.1%/yr

Latest (2023): $5,077 · +52.3% YoY. Source: county tax records.