14500 S State St · Riverdale, IL 60827

$119,000

2 bd · 1.5 ba · 989 sqft · SingleFamily public records · 1 Days on market

Built 1951 4,356 sqft lot Est $141k · 16% under

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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 +16.9/30.0
• ARV discount +14.6/15.0
• 1% rule +6.6/10.0
• DSCR +5.3/10.0
• Rent growth +4.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely Brick Raised Ranch in desirable Ivanhoe area. Hardwood flrs in LR, DR, & bedrooms. Gorgeous laminate tiled floors in kitchen, newer furnace, ceramic bath, large corner lot, screened rear porch for your summer enjoyment. Nice family room in basement, 3rd bedroom and laundry room in basement. Must see to appreciate.

Key facts

• Value-add potential
• Functional layout
• Fenced corner lot

Tags

• FENCED CORNER LOT
• HARDWOOD FLOORS
• FUNCTIONAL LAYOUT
• DETACHED GARAGE
• VALUE-ADD POTENTIAL
• RENOVATIONS AND UPDATES

Property features AI

Finance

• Other: Subdivision: Ivanhoe; Parcel number available; Directions: HALSTED TO 144TH, EAST TO STATE, SOUTH TO 14500
• HOA & community: No master association fee required; Neighborhood features: curbs, sidewalks, street lights, paved streets

Exterior

• Parking: Detached owned garage (1 garage space, 1 total parking space)
• Utilities: Water from Lake Michigan; Public sewer
• Home design: Detached single-family raised ranch; Fee simple ownership; Built prior to 1978; Estimated living area source
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Estimated age 71–80 years
• Exterior features: Corner lot; Fenced yard; Commuter train nearby; Curbs, sidewalks, street lights, paved streets

Interior

• Kitchen: Range; Refrigerator; Kitchen on main level (12 x 11)
• Bedrooms: Two bedrooms total; Master bedroom on main level (13 x 12) with hardwood flooring; Second bedroom on main level (12 x 12)
• Flooring: Hardwood flooring in master bedroom
• Bathrooms: Two full bathrooms; Basement has a bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Six total rooms; Partially finished full basement; CO detectors; Ceiling fans; Sump pump
• Laundry & utility: Laundry room; Sump pump

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $79 ($953/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Cap rate 7.1% vs local median 9.5% in Riverdale — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 69/100 on livability (#434 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A-; Watch: health & safety C-, schools F, crime 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 (+7.8%/yr); 76 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 44% of the median local income ($37k/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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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: property tax is 3.4% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1951 — 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 F 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: 1.16% ✓
• Cap rate: 7.09%
• Cash-on-cash: 2.86%
• DSCR: 1.13
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $141,427
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14231 S State St	0.29mi	2/1.0	1,000 (+1%)	0mo	$145,000	$145	82
14201 S Wentworth Ave	0.43mi	2/2.0	1,058 (+7%)	4mo	$72,000	$68	62
14235 S Dearborn St	0.28mi	3/1.5 (+1)	1,091 (+10%)	4mo	$80,000	$73	62
302 W 145th St	0.37mi	3/2.0 (+1)	1,087 (+10%)	0mo	$250,000	$230	59
14234 S Michigan Ave	0.31mi	3/1.0 (+1)	1,102 (+11%)	3mo	$114,000	$103	58
14231 S Dearborn St	0.29mi	3/1.0 (+1)	1,116 (+13%)	3mo	$178,000	$159	56
506 E 144th St	0.68mi	3/1.0 (+1)	1,020 (+3%)	2mo	$48,500	$48	54
14301 Parnell Ave	0.67mi	3/2.0 (+1)	1,008 (+2%)	5mo	$217,000	$215	54
14220 S Eggleston Ave	0.65mi	2/2.0	912 (-8%)	3mo	$138,000	$151	52
14514 S Parnell Ave	0.69mi	2/1.0	890 (-10%)	2mo	$123,000	$138	47
506 E 144th Pl	0.66mi	3/1.0 (+1)	912 (-8%)	4mo	$130,000	$143	46
14414 Parnell Ave	0.69mi	2/1.0	891 (-10%)	5mo	$127,000	$143	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 · 7.82% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.79×
• Total profit: $-7,103
• Equity at exit: $17,743

10-year hold

• IRR: 10.0%
• Equity multiple: 1.98×
• Total profit: $32,564
• Equity at exit: $10,289

Cash invested: $33,320 (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 60827

• Home prices YoY: -31.8%
• Rents YoY: 7.8%
• Active inventory: 76
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,375 high
• Mortgage (P&I): −$624
• Tax from tax record: −$333 /mo · $3,995/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $79

Break-even live

Break-even rent $1,274

Max offer price $119,000

Occupancy floor 89%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14132 S Atlantic Ave Riverdale, IL	1.0	1.0	900	$1,150	$1.28	24d	1	0.52mi
14101 S Atlantic Ave Riverdale, IL	2.0	1.0	790	$1,140	$1.44	8d	1	0.56mi
455 W 144th St Unit 2W Riverdale, IL	1.0	1.0	750	$1,150	$1.53	4d	1	0.60mi
14119 S Tracy Ave Riverdale, IL	2.0	1.0	696	$1,205	$1.73	3d	1	0.61mi
14031 S School St Riverdale, IL	1.0	1.0	620	$1,045	$1.69	3d	1	0.64mi
13905 S Clark St Riverdale, IL	1.0	1.0	685	$1,210	$1.77	8d	6	0.71mi
14015 S Stewart Ave Unit 2W Riverdale, IL	2.0	1.0	800	$1,400	$1.75	24d	1	0.75mi
13810 S La Salle St #1 Riverdale, IL	3.0	1.0	800	$1,550	$1.94	2d	1	0.86mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	24d	1	0.96mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	24d	1	1.03mi
13604 S Wentworth Ave Riverdale, IL	3.0	1.0	1100	$1,200	$1.09	24d	1	1.11mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	1.17mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	24d	1	1.23mi
14502 Cottage Grove Ave Unit 1S Dolton, IL	1.0	1.0	900	$1,425	$1.58	8d	1	1.24mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	10d	1	1.24mi
724 W 138th St Unit 3 Riverdale, IL	2.0	1.0	800	$1,250	$1.56	19d	1	1.25mi
15324 Doctor Martin Luther King Junior Dr Unit 1B Dolton, IL	1.0	1.0	725	$985	$1.36	19d	1	1.31mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $119,000 Active 1 DOM

ⓘ 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: $3,995 · $333/mo
• Projected year-2 tax: $3,995 · $333/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: $16,495
• − Mortgage interest: −$6,666
• − Property taxes: −$3,995
• − Insurance: −$595
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$3,462
• Taxable loss: −$862
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $1,159/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 — Riverdale

• Score: 69/100
• State rank: #434
• US rank: #8867

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D- Housing A- Health & safety C- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverdale, IL
• County: Cook County · 4,486,803 people
• City population: 24,713
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 24,713
• Household income: $37,217
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 1868.0

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 (88%)
• Race & ethnicity: Black 88% Two or more races 5% Hispanic / Latino 5% White 2%
• Common ancestry: Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -76.39%
• Current HPI: 163.7725
• Rent YoY: ▲ 7.82%
• 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

+98.3% since first listed

8 events — show timeline

• 2026-06-18 Listed $119,000 MRED as Distributed by MLS Grid
• 2007-04-27 Sold (Public Records) $135,000 Public Records
• 2007-04-13 Sold (MLS) $135,000 MRED as Distributed by MLS Grid
• 2007-02-08 Listing Removed — MRED as Distributed by MLS Grid
• 2007-01-15 Listed $139,900 MRED as Distributed by MLS Grid
• 2002-11-05 Sold (Public Records) $105,000 Public Records
• 2002-04-04 Sold (Public Records) $104,000 Public Records
• 1991-12-30 Sold (Public Records) $60,000 Public Records

Property tax history

+0.1%/yr

Latest (2023): $3,995 · +85.5% YoY. Source: county tax records.