14230 University Ave · Dolton, IL 60419

$160,000

3 bd · 1.0 ba · 1,035 sqft · SingleFamily public records · 21 Days on market

Built 1954 Est $117k · 37% 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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +8.9/10.0
• 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

Investor special with strong upside potential! This spacious property is ready for your vision and rehab expertise. Features include a generous floor plan, large lot, and solid investment opportunity for fix-and-flip, rental, or long-term hold. Property is being sold AS-IS. Cash or renovation financing preferred. Room sizes estimated. Great opportunity to add value in a convenient location near schools, parks, shopping, and major expressways. Bring your contractors and ideas-tons of potential here!

Key facts

• Large lot
• Convenient location
• 2 garage spots

Tags

• LARGE LOT
• CONVENIENT LOCATION
• SOLID INVESTMENT OPPORTUNITY

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 garage spaces, 2 total parking spaces)
• Utilities: Water from Lake Michigan; Shared septic sewer
• Home design: Detached single-family home; Single-story; Fee simple ownership; Rehab completed in 1999
• Construction: Brick construction; Built before 1978 (71–80 years old)
• Exterior features: Flood zone (partial)

Interior

• Kitchen: Kitchen on main level (8 x 11)
• Bedrooms: 2 bedrooms (main level); 1 additional bedroom in the basement; Potential for a 3rd bedroom
• Bathrooms: 2 full bathrooms; Basement bathroom present
• Heating & cooling: Electric heating; Central air conditioning (electric)
• Interior features: Finished full basement; 7 total rooms
• Laundry & utility: Basement laundry (8 x 12)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (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-, 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $2,217/mo this rent would consume 46% 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $160k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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 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?
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: 1.39% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.33%
• DSCR: 1.55
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $116,955
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14341 University Ave	0.15mi	3/1.0	1,035 (0%)	1mo	$100,000	$97	92
14222 S Woodlawn Ave	0.07mi	3/1.0	1,089 (+5%)	2mo	$90,000	$83	86
14248 Avalon Ave	0.13mi	3/2.0	1,037 (+0%)	6mo	$216,000	$208	84
14622 Kenwood Ave	0.54mi	3/1.0	1,017 (-2%)	5mo	$110,000	$108	68
14610 Blackstone Ave	0.63mi	3/1.0	1,017 (-2%)	1mo	$150,000	$147	67
14642 Dorchester Ave	0.61mi	3/1.0	1,013 (-2%)	1mo	$170,000	$168	67
14731 Kimbark Ave	0.66mi	3/1.0	1,017 (-2%)	2mo	$115,000	$113	64
14728 Kenwood Ave	0.67mi	3/1.0	1,017 (-2%)	5mo	$156,000	$153	61
14534 Woodlawn Ave	0.39mi	4/1.0 (+1)	963 (-7%)	5mo	$170,000	$177	61
1429 Kasten Dr	0.56mi	3/1.0	1,123 (+8%)	4mo	$119,000	$106	56
14700 Avalon Ave	0.57mi	3/1.5	1,128 (+9%)	4mo	$125,000	$111	53
14613 Dante Ave	0.61mi	3/1.5	1,112 (+7%)	5mo	$95,000	$85	53

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: 8.2%
• Equity multiple: 1.34×
• Total profit: $15,248
• Equity at exit: $23,857

10-year hold

• IRR: 21.7%
• Equity multiple: 3.34×
• Total profit: $104,945
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,217 high
• Mortgage (P&I): −$839
• Tax from tax record: −$385 /mo · $4,626/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $460

Break-even live

Break-even rent $1,634

Max offer price $160,000

Occupancy floor 74%

Sensitivity live

Price	-10% $551	-5% $506	+0% $460	+5% $415	+10% $370
Rent	-10% $285	-5% $373	+0% $460	+5% $548	+10% $635
Rate	-1.0pp $541	-0.5pp $501	base $460	+0.5pp $419	+1.0pp $377

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	19d	1	0.28mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	25d	1	0.50mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	7d	1	0.64mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	0.65mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	20d	1	0.68mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	0.79mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	0.93mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	1.01mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	18d	1	1.08mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	4d	1	1.11mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	25d	1	1.19mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	2d	1	1.24mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	8d	1	1.28mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	25d	1	1.29mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	22d	1	1.33mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	20d	1	1.33mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1100	$1,800	$1.64	12d	1	1.33mi
1601 Downs Dr Unit 3S Calumet City, IL	2.0	1.0	750	$1,400	$1.87	25d	1	1.37mi
250 Yates Ave Unit 1616 Dolton 1E Calumet City, IL	2.0	1.0	875	$1,465	$1.67	8d	1	1.39mi
1130 E 132nd St Chicago, IL	3.0	1.0	900	$2,745	$3.05	25d	1	1.42mi
1132 E 132nd St Chicago, IL	3.0	1.0	900	$2,745	$3.05	25d	1	1.42mi

Listing history 18 events

1. 2026-06-18
   days on market $160,000 Active 21 DOM
2. 2026-06-17
   days on market $160,000 Active 20 DOM
3. 2026-06-16
   days on market $160,000 Active 19 DOM
4. 2026-06-15
   days on market $160,000 Active 18 DOM
5. 2026-06-13
   days on market $160,000 Active 16 DOM
6. 2026-06-13
   days on market $160,000 Active 15 DOM
7. 2026-06-09
   days on market $160,000 Active 12 DOM
8. 2026-06-08
   days on market $160,000 Active 11 DOM
9. 2026-06-07
   days on market $160,000 Active 10 DOM
10. 2026-06-04
    days on market $160,000 Active 7 DOM
11. 2026-06-03
    days on market $160,000 Active 6 DOM
12. 2026-06-02
    days on market $160,000 Active 5 DOM
13. 2026-06-01
    days on market $160,000 Active 4 DOM
14. 2026-05-31
    days on market $160,000 Active 3 DOM
15. 2026-05-28
    listed $160,000 Active
16. 1996-08-15
    soldstatus $54,500
17. 1988-07-19
    soldstatus $56,000
18. 1983-12-06
    soldstatus $50,000

ⓘ 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: $4,626 · $385/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $26,604
• − Mortgage interest: −$8,962
• − Property taxes: −$4,626
• − Insurance: −$800
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − Depreciation: −$4,655
• Taxable income: $3,304
• Est. tax owed @ 24.0%: −$793
• After-tax cash flow: $4,730/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

+220.0% since first listed

4 events — show timeline

• 2026-05-28 Listed $160,000 MRED as Distributed by MLS Grid
• 1996-08-15 Sold (Public Records) $54,500 Public Records
• 1988-07-19 Sold (Public Records) $56,000 Public Records
• 1983-12-06 Sold (Public Records) $50,000 Public Records

Property tax history

+5.9%/yr

Latest (2023): $4,626 · +98.1% YoY. Source: county tax records.