14806 Grant St · Dolton, IL 60419

$229,000

4 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 113 Days on market

Built 1946 4,960 sqft lot Est $178k · 29% 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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.6/10.0
• 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

Completely remodeled and absolutely stunning, this move-in ready 4 bedroom, 2 bath home offers the perfect blend of modern elegance and functional design, featuring a large sun-filled living room accented by crisp raised-panel white doors and trim throughout, a main level with wonderful potential for related living thanks to a spacious bedroom and beautifully updated full bath with detailed tile accents and oversized tub, a gorgeous fully updated kitchen boasting white cabinetry, sleek white quartz countertops, and stainless steel appliances, and a spacious family room highlighted by a custom entertainment wall; the finished basement extends the living space with a huge fourth bedroom and p

Key facts

• Fenced yard
• Updated full bath
• Finished basement

Tags

• SUN-FILLED LIVING ROOM
• UPDATED FULL BATH
• FULLY UPDATED KITCHEN
• CUSTOM ENTERTAINMENT WALL
• FINISHED BASEMENT
• FENCED YARD

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned), 2 parking spaces total
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; 2 stories; Fee simple ownership; Rehab completed in 2025; Built before 1978
• Construction: Vinyl siding; Asphalt roof; Estimated age: 71–80 years
• Exterior features: Landscaped lot; Fenced yard; Lot dimensions approx. 124 x 40

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Stainless steel appliances; Eating area / table space
• Bedrooms: Primary bedroom on second floor (approx. 18 x 11, carpet); Second bedroom on second floor (approx. 12 x 10, carpet); Third bedroom on main level (approx. 13 x 10, carpet); Fourth bedroom in basement (approx. 20 x 11, vinyl)
• Flooring: Carpet in bedrooms and primary bedroom; Vinyl in family room, kitchen, dining room, living room, and basement
• Bathrooms: 2 full bathrooms; Soaking tub
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Finished full basement; L-shaped dining room; 8 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $208k (9.0% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,655/mo this rent would consume 55% 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 $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $64k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $77k; list at $229k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $208,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 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 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 9.05%
• Cash-on-cash: 9.84%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $177,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 W 146 St	0.29mi	4/2.0	1,572 (+1%)	2mo	$260,000	$165	80
14446 Park Ave	0.47mi	3/2.5 (-1)	1,549 (-1%)	3mo	$126,400	$82	63
14326 Irving Ave	0.61mi	4/2.0	1,597 (+2%)	3mo	$195,000	$122	61
504 144th St	0.56mi	4/1.5	1,619 (+4%)	7mo	$67,000	$41	60
14407 Irving Ave	0.55mi	3/2.0 (-1)	1,621 (+4%)	2mo	$146,000	$90	58
440 Engle St	0.40mi	3/2.0 (-1)	1,700 (+9%)	1mo	$189,900	$112	57
14509 Park Ave	0.42mi	3/3.0 (-1)	1,454 (-7%)	3mo	$223,000	$153	54
14519 Sanderson Ave	0.45mi	3/2.0 (-1)	1,704 (+9%)	2mo	$166,000	$97	53
15037 Irving Ave	0.39mi	3/1.5 (-1)	1,357 (-13%)	5mo	$204,900	$151	49
14521 S Michigan Ave	0.74mi	3/2.0 (-1)	1,497 (-4%)	5mo	$200,000	$134	46
14508 Ingleside Ave	0.73mi	3/1.5 (-1)	1,406 (-10%)	5mo	$160,000	$114	38
14644 Ellis Ave	0.71mi	3/1.0 (-1)	1,357 (-13%)	7mo	$145,000	$107	35

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: 4.0%
• Equity multiple: 1.16×
• Total profit: $10,433
• Equity at exit: $34,145

10-year hold

• IRR: 17.7%
• Equity multiple: 2.81×
• Total profit: $116,195
• Equity at exit: $19,800

Cash invested: $64,120 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,655 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$276 /mo · $3,310/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $526

Break-even live

Break-even rent $1,990

Max offer price $229,000

Occupancy floor 75%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	24d	1	0.37mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	24d	1	0.66mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	24d	1	0.74mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	0.89mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	7d	1	0.89mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	24d	1	0.93mi
14505 Minerva Ave Dolton, IL	4.0	2.0	2100	$2,500	$1.19	24d	1	0.94mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	18d	1	1.08mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	7d	1	1.19mi
19 E 140th Ct Riverdale, IL	3.0	2.0	2076	$2,231	$1.07	7d	1	1.20mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	19d	1	1.22mi
1429 Kasten Dr Dolton, IL	3.0	1.0	1600	$2,500	$1.56	1d	1	1.34mi

Listing history 28 events

1. 2026-06-18
   days on market $229,000 Active 113 DOM
2. 2026-06-17
   days on market $229,000 Active 112 DOM
3. 2026-06-16
   days on market $229,000 Active 111 DOM
4. 2026-06-15
   days on market $229,000 Active 110 DOM
5. 2026-06-13
   days on market $229,000 Active 108 DOM
6. 2026-06-13
   days on market $229,000 Active 107 DOM
7. 2026-06-09
   days on market $229,000 Active 104 DOM
8. 2026-06-08
   statusdays on market $229,000 Active 103 DOM
9. 2026-06-07
   days on market $229,000 Contingent - Continue to Show 102 DOM
10. 2026-06-04
    days on market $229,000 Contingent - Continue to Show 99 DOM
11. 2026-06-03
    days on market $229,000 Contingent - Continue to Show 98 DOM
12. 2026-06-02
    days on market $229,000 Contingent - Continue to Show 97 DOM
13. 2026-06-01
    days on market $229,000 Contingent - Continue to Show 96 DOM
14. 2026-05-31
    days on market $229,000 Contingent - Continue to Show 95 DOM
15. 2026-05-13
    historical Contingent - Continue to Show
16. 2026-04-29
    status Active
17. 2026-03-27
    historical Contingent - Continue to Show
18. 2026-02-25
    listed $229,000 Active
19. 2026-02-25
    historical
20. 2025-12-08
    listed Active
21. 2025-11-22
    historical Contingent - Continue to Show
22. 2025-11-21
    historical
23. 2025-10-31
    price
24. 2025-10-16
    status Active
25. 2025-10-12
    historical Contingent - Continue to Show
26. 2025-09-08
    listed Active
27. 1997-07-11
    soldstatus $77,000
28. 1983-09-16
    soldstatus $53,000

ⓘ 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: $3,310 · $276/mo
• Projected year-2 tax: $4,254 · $355/mo
• Expected delta: +$944/yr (+$79/mo · 28.5%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,864
• − Mortgage interest: −$12,828
• − Property taxes: −$3,310
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,549
• − Management: −$2,549
• − Depreciation: −$6,662
• Taxable income: $2,822
• Est. tax owed @ 24.0%: −$677
• After-tax cash flow: $5,630/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

+332.1% since first listed

14 events — show timeline

• 2026-05-13 Contingent — MRED as Distributed by MLS Grid
• 2026-04-29 Relisted — MRED as Distributed by MLS Grid
• 2026-03-27 Contingent — MRED as Distributed by MLS Grid
• 2026-02-25 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-25 Listed $229,000 MRED as Distributed by MLS Grid
• 2025-12-08 Listed — MRED as Distributed by MLS Grid
• 2025-11-22 Contingent — MRED as Distributed by MLS Grid
• 2025-11-21 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-31 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-16 Relisted — MRED as Distributed by MLS Grid
• 2025-10-12 Contingent — MRED as Distributed by MLS Grid
• 2025-09-08 Listed — MRED as Distributed by MLS Grid
• 1997-07-11 Sold (Public Records) $77,000 Public Records
• 1983-09-16 Sold (Public Records) $53,000 Public Records

Property tax history

-0.2%/yr

Latest (2023): $3,310 · +106.3% YoY. Source: county tax records.