14040 Lincoln Ave · Dolton, IL 60419

$269,900

4 bd · 2.0 ba · 2,100 sqft · MultiFamily public records · 348 Days on market

Built 1888 0.28 ac lot

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Why this score? — see what drove the B- 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Rehab this former vintage beauty. Burst pipes wreaked havoc on this home, it will need a lot of work. Two units including a main level connected with full basement with two bedrooms + another two bedroom unit on top level. Huge yard with 3 car garage. Great location across from the library. Working with experienced SS attorney.

Key facts

• Fully renovated
• Modern layouts
• New carpet

Tags

• FULLY RENOVATED
• MOVE IN READY
• MODERN LAYOUTS
• FRESH FINISHES
• NEW FLOORING
• NEW CARPET

Property features AI

Finance

• Financial info: Special Service Area: No

Exterior

• Parking: Detached garage with 3 garage spaces (3 total parking spaces)
• Utilities: Water from Lake Michigan / public water; Public sewer
• Home design: Two-to-four unit property (2 units); Fee simple ownership; Originally built over 100 years ago; Rehab in 2025; Built before 1978
• Construction: Vinyl siding; Rehabilitated in 2025
• Exterior features: Lot dimensions approximately 50 x 248; Approximately 0.25–0.49 acre lot; School bus service; Interstate access

Interior

• Kitchen: Each unit includes stove, refrigerator, and microwave
• Bedrooms: 4 bedrooms total; Unit 1 (1st floor): 2 bedrooms; Unit 2 (2nd floor): 2 bedrooms
• Bathrooms: 2 full bathrooms total; Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: 11 total rooms; Full unfinished walk-out basement
• Laundry & utility: Tenants pay electric, gas, and heat

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.0-bath units multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $963 ($12k/yr) — positive. Per door: $481/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $270k).
• Recommended offer: $238k (12.0% 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-, crime D-.
• 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.
• Zoned schools: Lincoln Elementary School (math 24% / reading 24%, grade F, #850 of 2,056 statewide, top 45%, 342 students, 0% FRL); Lincoln Junior High School (150 students, 0% FRL); Thornridge High School (math 8% / reading 8%, grade F, #589 of 693 statewide, top 86%, 1,057 students, 0% FRL).
• Market conditions: Rents rising fast (+9.7%/yr); 129 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $3,894/mo this rent would consume 81% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $76k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 348 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $270k implies a 575% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $237,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 348 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1888 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.44% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.29%
• DSCR: 1.68
• GRM: 5.8

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: 12.0%
• Equity multiple: 1.51×
• Total profit: $38,377
• Equity at exit: $40,243

10-year hold

• IRR: 24.9%
• Equity multiple: 3.74×
• Total profit: $206,901
• Equity at exit: $23,336

Cash invested: $75,572 (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: 11.6×

Monthly cashflow live

• Estimated rent: $3,894 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$586 /mo · $7,027/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$818
• Net cashflow: $963

Break-even live

Break-even rent $2,675

Max offer price $269,900

Occupancy floor 70%

Sensitivity live

Price	-10% $1,116	-5% $1,039	+0% $963	+5% $886	+10% $810
Rent	-10% $655	-5% $809	+0% $963	+5% $1,117	+10% $1,270
Rate	-1.0pp $1,099	-0.5pp $1,031	base $963	+0.5pp $893	+1.0pp $822

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1	$3,894
Total (2 units)			$3,894

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	26d	1	0.33mi
19 E 140th Ct Riverdale, IL	3.0	2.0	2076	$2,231	$1.07	9d	1	0.60mi
13903 S State St Riverdale, IL	4.0	1.5	2300	$2,650	$1.15	26d	1	0.68mi
13708 S Wentworth Ave Riverdale, IL	3.0	1.5	1500	$2,200	$1.47	24d	1	1.02mi
14505 Minerva Ave Dolton, IL	4.0	2.0	2100	$2,500	$1.19	26d	1	1.13mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	26d	1	1.21mi

Listing history 32 events

1. 2026-06-21
   days on market $269,900 Active 348 DOM
2. 2026-06-18
   days on market $269,900 Active 345 DOM
3. 2026-06-17
   days on market $269,900 Active 344 DOM
4. 2026-06-16
   days on market $269,900 Active 343 DOM
5. 2026-06-15
   days on market $269,900 Active 342 DOM
6. 2026-06-13
   days on market $269,900 Active 340 DOM
7. 2026-06-13
   days on market $269,900 Active 339 DOM
8. 2026-06-09
   days on market $269,900 Active 336 DOM
9. 2026-06-08
   days on market $269,900 Active 335 DOM
10. 2026-06-07
    days on market $269,900 Active 334 DOM
11. 2026-06-04
    days on market $269,900 Active 331 DOM
12. 2026-06-03
    days on market $269,900 Active 330 DOM
13. 2026-06-02
    days on market $269,900 Active 329 DOM
14. 2026-06-01
    days on market $269,900 Active 328 DOM
15. 2026-05-31
    days on market $269,900 Active 327 DOM
16. 2026-05-08
    status Active
17. 2026-04-24
    historical Contingent - Continue to Show
18. 2026-03-20
    price $269,900
19. 2025-08-10
    price $290,000
20. 2025-07-08
    listed $300,000 Active
21. 2023-06-29
    soldstatus $40,000
22. 2023-06-01
    soldstatus $40,000 Closed 329-char remark

    Show marketing remark (329 chars)

    Rehab this former vintage beauty. Burst pipes wreaked havoc on this home, it will need a lot of work. Two units including a main level connected with full basement with two bedrooms + another two bedroom unit on top level. Huge yard with 3 car garage. Great location across from the library. Working with experienced SS attorney.

23. 2023-04-09
    historical Contingent - Continue to Show 329-char remark

    Show marketing remark (329 chars)

    Rehab this former vintage beauty. Burst pipes wreaked havoc on this home, it will need a lot of work. Two units including a main level connected with full basement with two bedrooms + another two bedroom unit on top level. Huge yard with 3 car garage. Great location across from the library. Working with experienced SS attorney.

24. 2023-04-04
    price $40,000 329-char remark

    Show marketing remark (329 chars)

    Rehab this former vintage beauty. Burst pipes wreaked havoc on this home, it will need a lot of work. Two units including a main level connected with full basement with two bedrooms + another two bedroom unit on top level. Huge yard with 3 car garage. Great location across from the library. Working with experienced SS attorney.

25. 2023-03-28
    listed $50,000 Active 329-char remark

    Show marketing remark (329 chars)

    Rehab this former vintage beauty. Burst pipes wreaked havoc on this home, it will need a lot of work. Two units including a main level connected with full basement with two bedrooms + another two bedroom unit on top level. Huge yard with 3 car garage. Great location across from the library. Working with experienced SS attorney.

26. 2011-10-21
    historical
27. 2011-10-11
    listed New
28. 2011-10-11
    historical
29. 2011-08-01
    price Price Change
30. 2011-07-13
    price Price Change
31. 2011-05-17
    price Price Change
32. 2011-03-03
    listed New

ⓘ 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: $7,027 · $586/mo
• Projected year-2 tax: $7,027 · $586/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: $46,728
• − Mortgage interest: −$15,119
• − Property taxes: −$7,027
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,738
• − Management: −$3,738
• − Depreciation: −$7,852
• Taxable income: $7,904
• Est. tax owed @ 24.0%: −$1,897
• After-tax cash flow: $9,657/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

+439.8% since first listed

17 events — show timeline

• 2026-05-08 Relisted — MRED as Distributed by MLS Grid
• 2026-04-24 Contingent — MRED as Distributed by MLS Grid
• 2026-03-20 Price Changed $269,900 MRED as Distributed by MLS Grid
• 2025-08-10 Price Changed $290,000 MRED as Distributed by MLS Grid
• 2025-07-08 Listed $300,000 MRED as Distributed by MLS Grid
• 2023-06-29 Sold (Public Records) $40,000 Public Records
• 2023-06-01 Sold (MLS) $40,000 MRED as Distributed by MLS Grid
• 2023-04-09 Contingent — MRED as Distributed by MLS Grid
• 2023-04-04 Price Changed $40,000 MRED as Distributed by MLS Grid
• 2023-03-28 Listed $50,000 MRED as Distributed by MLS Grid
• 2011-10-21 Listing Removed — MRED as Distributed by MLS Grid
• 2011-10-11 Listed — MRED as Distributed by MLS Grid
• 2011-10-11 Listing Removed — MRED as Distributed by MLS Grid
• 2011-08-01 Price Changed — MRED as Distributed by MLS Grid
• 2011-07-13 Price Changed — MRED as Distributed by MLS Grid
• 2011-05-17 Price Changed — MRED as Distributed by MLS Grid
• 2011-03-03 Listed — MRED as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2023): $7,027 · +6.0% YoY. Source: county tax records.