14221 S Wentworth Ave · Riverdale, IL 60827

$72,000

2 bd · 1.0 ba · 1,078 sqft · SingleFamily public records · 28 Days on market

Built 1946 5,250 sqft 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Brick 2 bedroom, 1 bath Georgian styled single family home. 42x125 foot lot has a front porch, rear deck as well as a fully, fenced yard and a 2-car detached garage. The first floor has hardwood flooring in the living room and separate dining room. The kitchen has white shaker lower cabinets & part of the wall is removed with countertop to serve with the dining room. Both bedrooms are located on the 2nd floor including 16x12 primary bedroom. The bathroom has a full bath/pedestal sink. Going downstairs to the basement there is a laundry room and an area for a family room. Low taxes.

Key facts

• Hardwood flooring
• Laundry room
• Front porch

Tags

• FRONT PORCH
• REAR DECK
• FULLY FENCED YARD
• HARDWOOD FLOORING
• WHITE SHAKER LOWER CABINETS
• LAUNDRY ROOM

Property features AI

Finance

• Other: Fee simple ownership; Commuter-friendly location with commuter bus, commuter train, and interstate access; Possession at closing
• HOA & community: No master association fee required; Community has sidewalks and street lights

Exterior

• Parking: Detached owned garage (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; Two-story
• Construction: Brick construction; Built between 71–80 years ago; Property built before 1978
• Exterior features: Sidewalks and street lights; Paved street; Lot dimensions approximately 42 x 125; Lot less than a quarter acre

Interior

• Kitchen: Kitchen on main level (12 x 10) with ceramic tile
• Bedrooms: Master bedroom on second floor (16 x 12) with carpet; Second bedroom on second floor (11 x 10) with carpet; Additional bedrooms listed
• Flooring: Hardwood in dining room and living room; Carpet in bedrooms; Ceramic tile in kitchen; Other flooring in basement laundry
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partially finished basement; Five total rooms
• Laundry & utility: Laundry room in basement (9 x 8)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $71k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 9.5% in Riverdale — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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-, crime F, amenities 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.
• Zoned schools: Thornton Township High School (math 7% / reading 7%, grade F, #605 of 693 statewide, top 87%, 1,628 students, 0% FRL).
• Market conditions: Rents rising fast (+7.8%/yr); 76 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); lower-income renter base — watch delinquency; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $1,408/mo this rent would consume 45% 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 $498 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $49k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,920 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — 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: 1.96% ✓
• Cap rate: 14.80%
• Cash-on-cash: 30.37%
• DSCR: 2.35
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $156,310
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14235 S Dearborn St	0.19mi	3/1.5 (+1)	1,091 (+1%)	4mo	$80,000	$73	79
14231 S Dearborn St	0.19mi	3/1.0 (+1)	1,116 (+4%)	3mo	$178,000	$159	78
14231 S State St	0.25mi	2/1.0	1,000 (-7%)	0mo	$145,000	$145	76
14234 S Michigan Ave	0.35mi	3/1.0 (+1)	1,102 (+2%)	3mo	$114,000	$103	73
302 W 145th St	0.36mi	3/2.0 (+1)	1,087 (+1%)	1mo	$250,000	$230	72
14135 S La Salle St	0.10mi	3/1.5 (+1)	1,210 (+12%)	1mo	$60,000	$50	67
14129 S Michigan Ave	0.39mi	3/2.0 (+1)	1,146 (+6%)	4mo	$200,000	$175	59
14430 S Lowe Ave	0.66mi	2/1.5	1,128 (+5%)	4mo	$170,000	$151	56
13829 S State St	0.56mi	3/1.5 (+1)	1,000 (-7%)	2mo	$80,000	$80	53
14525 S Michigan Ave	0.54mi	3/1.0 (+1)	1,200 (+11%)	2mo	$190,000	$158	49
14633 Wabash Ave	0.61mi	3/7.0 (+1)	1,150 (+7%)	1mo	$95,000	$83	40
13749 S Wabash Ave	0.71mi	3/1.0 (+1)	945 (-12%)	4mo	$30,000	$32	38

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: 31.0%
• Equity multiple: 2.39×
• Total profit: $28,078
• Equity at exit: $10,735

10-year hold

• IRR: 41.0%
• Equity multiple: 5.92×
• Total profit: $99,116
• Equity at exit: $6,225

Cash invested: $20,160 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$378
• Tax from tax record: −$195 /mo · $2,337/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $510

Break-even live

Break-even rent $762

Max offer price $72,000

Occupancy floor 59%

Sensitivity live

Price	-10% $551	-5% $531	+0% $510	+5% $490	+10% $469
Rent	-10% $399	-5% $455	+0% $510	+5% $566	+10% $621
Rate	-1.0pp $546	-0.5pp $529	base $510	+0.5pp $492	+1.0pp $473

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	0.14mi
14101 S Atlantic Ave Riverdale, IL	2.0	1.0	790	$1,140	$1.44	8d	1	0.19mi
455 W 144th St Unit 2W Riverdale, IL	1.0	1.0	750	$1,150	$1.53	5d	1	0.36mi
14015 S Stewart Ave Unit 2W Riverdale, IL	2.0	1.0	800	$1,400	$1.75	25d	1	0.37mi
13810 S La Salle St #1 Riverdale, IL	3.0	1.0	800	$1,550	$1.94	3d	1	0.56mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	25d	1	0.65mi
13708 S Wentworth Ave Riverdale, IL	3.0	1.5	1500	$2,200	$1.47	22d	1	0.67mi
13604 S Wentworth Ave Riverdale, IL	3.0	1.0	1100	$1,200	$1.09	25d	1	0.80mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	25d	1	0.84mi
724 W 138th St Unit 3 Riverdale, IL	2.0	1.0	800	$1,250	$1.56	19d	1	0.87mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	25d	1	0.96mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	1.27mi

Listing history 29 events

1. 2026-06-18
   days on market $72,000 Active 28 DOM
2. 2026-06-17
   days on market $72,000 Active 27 DOM
3. 2026-06-16
   days on market $72,000 Active 26 DOM
4. 2026-06-15
   days on market $72,000 Active 25 DOM
5. 2026-06-13
   days on market $72,000 Active 23 DOM
6. 2026-06-13
   days on market $72,000 Active 22 DOM
7. 2026-06-09
   days on market $72,000 Active 19 DOM
8. 2026-06-08
   days on market $72,000 Active 18 DOM
9. 2026-06-07
   days on market $72,000 Active 17 DOM
10. 2026-06-04
    days on market $72,000 Active 14 DOM
11. 2026-06-03
    days on market $72,000 Active 13 DOM
12. 2026-06-02
    days on market $72,000 Active 12 DOM
13. 2026-06-01
    days on market $72,000 Active 11 DOM
14. 2026-05-31
    days on market $72,000 Active 10 DOM
15. 2026-05-21
    listed $72,000 Active
16. 2023-01-14
    historical
17. 2023-01-06
    listed Active
18. 2023-01-03
    historical
19. 2022-12-12
    listed Active
20. 2022-12-11
    historical
21. 2022-11-29
    price
22. 2022-11-16
    price
23. 2022-09-20
    price
24. 2022-08-28
    listed Active
25. 2022-05-03
    status Pending
26. 2022-04-24
    historical
27. 2022-03-21
    price
28. 2022-02-19
    listed Active
29. 1984-01-01
    soldstatus $49,000

ⓘ 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: $2,337 · $195/mo
• Projected year-2 tax: $2,337 · $195/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: $16,900
• − Mortgage interest: −$4,033
• − Property taxes: −$2,337
• − Insurance: −$360
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$2,095
• Taxable income: $5,371
• Est. tax owed @ 24.0%: −$1,289
• After-tax cash flow: $4,834/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

+46.9% since first listed

15 events — show timeline

• 2026-05-21 Listed $72,000 MRED as Distributed by MLS Grid
• 2023-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2023-01-06 Listed — MRED as Distributed by MLS Grid
• 2023-01-03 Listing Removed — MRED as Distributed by MLS Grid
• 2022-12-12 Listed — MRED as Distributed by MLS Grid
• 2022-12-11 Listing Removed — MRED as Distributed by MLS Grid
• 2022-11-29 Price Changed — MRED as Distributed by MLS Grid
• 2022-11-16 Price Changed — MRED as Distributed by MLS Grid
• 2022-09-20 Price Changed — MRED as Distributed by MLS Grid
• 2022-08-28 Listed — MRED as Distributed by MLS Grid
• 2022-05-03 Pending — MRED as Distributed by MLS Grid
• 2022-04-24 Listing Removed — MRED as Distributed by MLS Grid
• 2022-03-21 Price Changed — MRED as Distributed by MLS Grid
• 2022-02-19 Listed — MRED as Distributed by MLS Grid
• 1984-01-01 Sold (Public Records) $49,000 Public Records

Property tax history

-0.7%/yr

Latest (2023): $2,337 · +309.1% YoY. Source: county tax records.