14132 S State St · Riverdale, IL 60827

$125,000

2 bd · 2.5 ba · 1,252 sqft · SingleFamily public records · 114 Days on market

Built 1929 3,750 sqft lot Est $138k · 9% under

---

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 +21.8/30.0
• ARV discount +11.7/15.0
• 1% rule +9.2/10.0
• DSCR +7.0/10.0
• 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

Charming brick single-family home offering 3 bedrooms and 1 bathroom. This home features a spacious living room and a separate dining area filled with natural light, perfect for everyday living and entertaining. Currently tenant-occupied with a lease in place through 05/31/2026. Schedule your showing today!

Key facts

• 3,750 sq ft lot
• 2 parking spots
• Built 1929

Property features AI

Finance

• Other: Directions: Take 144th east or west to State Street, north to address
• HOA & community: No master association fee required

Exterior

• Parking: Two parking spaces (total)
• Utilities: Water from Lake Michigan and public supply; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Property currently leased; Commuter bus access
• Construction: Brick construction; Built between 91 and 100 years ago; Built before 1978
• Exterior features: Lot less than 0.25 acre; Lot dimensions listed as 2500

Interior

• Kitchen: Kitchen on main level (12 x 10)
• Bedrooms: Master bedroom on main level (12 x 12); Bedroom on main level (12 x 11); Bedroom on main level (10 x 12)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Six total rooms; Unfinished full basement; One fireplace in the living room
• Laundry & utility: Basement laundry room (8 x 6)

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

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); 77 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $1,777/mo this rent would consume 57% of the median local household income ($37k/yr) (locally 1868% 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 $864 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 9y 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.
• Current owner paid $42k; list at $125k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.42% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $137,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14135 S La Salle St	0.16mi	3/1.5 (+1)	1,210 (-3%)	1mo	$60,000	$50	77
14102 S Clark St	0.15mi	3/1.0 (+1)	1,272 (+2%)	3mo	$90,000	$71	76
14129 S Michigan Ave	0.15mi	3/2.0 (+1)	1,146 (-8%)	4mo	$200,000	$175	68
14231 S Dearborn St	0.12mi	3/1.0 (+1)	1,116 (-11%)	3mo	$178,000	$159	63
14235 S Dearborn St	0.14mi	3/1.5 (+1)	1,091 (-13%)	4mo	$80,000	$73	60
14234 S Michigan Ave	0.18mi	3/1.0 (+1)	1,102 (-12%)	3mo	$114,000	$103	58
14525 S Michigan Ave	0.50mi	3/1.0 (+1)	1,200 (-4%)	2mo	$190,000	$158	57
14322 S Wentworth Ave	0.33mi	2/1.0	1,078 (-14%)	5mo	$136,000	$126	51
13845 S Wabash Ave	0.39mi	3/1.0 (+1)	1,415 (+13%)	2mo	$155,000	$110	48
302 W 145th St	0.56mi	3/2.0 (+1)	1,087 (-13%)	1mo	$250,000	$230	44
14636 Clark St	0.64mi	3/1.0 (+1)	1,394 (+11%)	3mo	$105,000	$75	38
14633 Wabash Ave	0.62mi	3/7.0 (+1)	1,150 (-8%)	1mo	$95,000	$83	37

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,459
• Equity at exit: $18,638

10-year hold

• IRR: 16.1%
• Equity multiple: 2.69×
• Total profit: $59,231
• Equity at exit: $10,808

Cash invested: $35,000 (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: 77
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$656
• Tax from tax record: −$501 /mo · $6,010/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $195

Break-even live

Break-even rent $1,530

Max offer price $125,000

Occupancy floor 84%

Sensitivity live

Price	-10% $626	-5% $583	+0% $195	+5% $160	+10% $125
Rent	-10% $55	-5% $125	+0% $195	+5% $266	+10% $336
Rate	-1.0pp $258	-0.5pp $227	base $195	+0.5pp $163	+1.0pp $130

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	25d	1	0.34mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	25d	1	0.38mi
13708 S Wentworth Ave Riverdale, IL	3.0	1.5	1500	$2,200	$1.47	23d	1	0.66mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	25d	1	0.71mi
13604 S Wentworth Ave Riverdale, IL	3.0	1.0	1100	$1,200	$1.09	25d	1	0.78mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	25d	1	0.86mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	1.02mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	25d	1	1.28mi
14502 Cottage Grove Ave Unit 1S Dolton, IL	1.0	1.0	900	$1,425	$1.58	8d	1	1.28mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	23d	1	1.34mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	1.44mi

Listing history 37 events

1. 2026-06-21
   days on market $125,000 Active 114 DOM
2. 2026-06-18
   days on market $125,000 Active 111 DOM
3. 2026-06-17
   days on market $125,000 Active 110 DOM
4. 2026-06-16
   days on market $125,000 Active 109 DOM
5. 2026-06-15
   days on market $125,000 Active 108 DOM
6. 2026-06-13
   days on market $125,000 Active 106 DOM
7. 2026-06-13
   days on market $125,000 Active 105 DOM
8. 2026-06-09
   days on market $125,000 Active 102 DOM
9. 2026-06-08
   days on market $125,000 Active 101 DOM
10. 2026-06-07
    days on market $125,000 Active 100 DOM
11. 2026-06-04
    days on market $125,000 Active 97 DOM
12. 2026-06-03
    days on market $125,000 Active 96 DOM
13. 2026-06-02
    days on market $125,000 Active 95 DOM
14. 2026-06-01
    days on market $125,000 Active 94 DOM
15. 2026-05-31
    days on market $125,000 Active 93 DOM
16. 2026-02-27
    historical
17. 2026-02-27
    listed $125,000 Active
18. 2025-07-18
    listed Active
19. 2025-07-17
    historical
20. 2025-01-10
    listed Active
21. 2025-01-10
    listed Active
22. 2025-01-10
    historical
23. 2019-04-12
    soldstatus $42,000 Closed Sale
24. 2019-03-28
    status Pending
25. 2019-03-13
    listed $59,900 New
26. 2018-04-16
    historical
27. 2018-02-27
    listed New
28. 2018-02-07
    historical
29. 2017-12-18
    listed New
30. 2017-06-22
    soldstatus $23,000 Closed Sale
31. 2017-05-09
    status Pending
32. 2017-04-29
    status Reactivated
33. 2017-04-24
    status Pending
34. 2017-04-21
    status Reactivated
35. 2017-04-11
    status Pending
36. 2017-04-01
    listed $21,700 New
37. 2000-04-26
    soldstatus $90,000

ⓘ 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: $6,010 · $501/mo
• Projected year-2 tax: $6,010 · $501/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: $21,323
• − Mortgage interest: −$7,002
• − Property taxes: −$6,010
• − Insurance: −$625
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$3,636
• Taxable income: $638
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $2,191/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

+38.9% since first listed

22 events — show timeline

• 2026-02-27 Listed $125,000 MRED as Distributed by MLS Grid
• 2026-02-27 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-18 Listed — MRED as Distributed by MLS Grid
• 2025-07-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-10 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-10 Listed — MRED as Distributed by MLS Grid
• 2025-01-10 Listed — MRED as Distributed by MLS Grid
• 2019-04-12 Sold (MLS) $42,000 MRED as Distributed by MLS Grid
• 2019-03-28 Pending — MRED as Distributed by MLS Grid
• 2019-03-13 Listed $59,900 MRED as Distributed by MLS Grid
• 2018-04-16 Listing Removed — MRED as Distributed by MLS Grid
• 2018-02-27 Listed — MRED as Distributed by MLS Grid
• 2018-02-07 Listing Removed — MRED as Distributed by MLS Grid
• 2017-12-18 Listed — MRED as Distributed by MLS Grid
• 2017-06-22 Sold (MLS) $23,000 MRED as Distributed by MLS Grid
• 2017-05-09 Pending — MRED as Distributed by MLS Grid
• 2017-04-29 Relisted — MRED as Distributed by MLS Grid
• 2017-04-24 Pending — MRED as Distributed by MLS Grid
• 2017-04-21 Relisted — MRED as Distributed by MLS Grid
• 2017-04-11 Pending — MRED as Distributed by MLS Grid
• 2017-04-01 Listed $21,700 MRED as Distributed by MLS Grid
• 2000-04-26 Sold (Public Records) $90,000 Public Records

Property tax history

+3.8%/yr

Latest (2023): $6,010 · -2.7% YoY. Source: county tax records.