1031 E 146th St · Dolton, IL 60419

$165,000

3 bd · 1.0 ba · 1,319 sqft · SingleFamily public records · 31 Days on market

Built 1954 9,365 sqft lot Est $156k · 6% 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 +25.9/30.0
• 1% rule +9.2/10.0
• DSCR +8.7/10.0
• Rent growth +4.9/5.0
• ARV discount +4.8/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• 9,365 sq ft lot
• Garage
• Built 1954

Property features AI

Finance

• Other: Possession at closing
• HOA & community: No master association required

Exterior

• Parking: Detached owned garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer; Public power available
• Home design: Detached single-family home; One-story; Fee simple ownership; Built before 1978
• Construction: Frame construction; Estimated living area; Age approximately 71–80 years
• Exterior features: Standard Chicago lot; Lot dimensions 124 x 196 x 151

Interior

• Kitchen: Kitchen (main level, 11 x 10)
• Bedrooms: 5 bedrooms (all on the main level); Master bedroom (main level, 16 x 10); Bedroom 2 (main level, 10 x 10); Bedroom 3 (main level, 13 x 11); Bedroom 4 (main level, 11 x 13); Bedroom 5 (main level, 10 x 12)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: 8 total rooms; Family room; Living room; Dining room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2,338/mo this rent would consume 48% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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 $60k; list at $165k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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: 1.42% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.58%
• DSCR: 1.47
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $155,642
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14521 Kenwood Ave	0.39mi	3/2.5	1,249 (-5%)	1mo	$215,000	$172	66
14325 Ingleside Ave	0.35mi	4/2.0 (+1)	1,400 (+6%)	1mo	$255,000	$182	64
14200 Drexel Ave	0.55mi	3/1.0	1,424 (+8%)	3mo	$138,200	$97	59
14315 Dobson Ave	0.35mi	4/2.0 (+1)	1,200 (-9%)	1mo	$194,888	$162	59
14700 Avalon Ave	0.25mi	3/1.5	1,128 (-14%)	4mo	$125,000	$111	59
14237 Minerva Ave	0.43mi	3/1.5	1,196 (-9%)	4mo	$120,000	$100	59
14819 Evers St	0.75mi	4/2.0 (+1)	1,304 (-1%)	0mo	$227,000	$174	54
14842 Shepard Dr	0.46mi	3/1.5	1,141 (-14%)	2mo	$135,000	$118	53
1429 Kasten Dr	0.51mi	3/1.0	1,123 (-15%)	4mo	$119,000	$106	48
15043 Meadow Ln	0.66mi	3/1.0	1,151 (-13%)	1mo	$130,000	$113	47
14813 Evers St	0.74mi	4/1.0 (+1)	1,127 (-15%)	3mo	$82,000	$73	34
15115 Meadow Ln	0.70mi	4/2.0 (+1)	1,487 (+13%)	4mo	$220,000	$148	33

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: 6.1%
• Equity multiple: 1.26×
• Total profit: $11,785
• Equity at exit: $24,602

10-year hold

• IRR: 20.2%
• Equity multiple: 3.18×
• Total profit: $100,798
• Equity at exit: $14,266

Cash invested: $46,200 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,338 high
• Mortgage (P&I): −$865
• Tax from tax record: −$505 /mo · $6,066/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $407

Break-even live

Break-even rent $1,822

Max offer price $165,000

Occupancy floor 78%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	18d	1	0.27mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	24d	1	0.35mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	19d	1	0.47mi
1429 Kasten Dr Dolton, IL	3.0	1.0	1600	$2,500	$1.56	1d	1	0.53mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	0.56mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	0.57mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	0.61mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	24d	1	0.62mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	24d	1	0.64mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	7d	1	0.89mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	3d	1	0.97mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	17d	1	1.11mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	1d	1	1.14mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	1.28mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	7d	1	1.28mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	24d	1	1.30mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	24d	1	1.34mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	19d	1	1.41mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	22d	1	1.41mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1100	$1,800	$1.64	12d	1	1.41mi
660 Clyde Ave Calumet City, IL	3.0	1.5	1400	$1,750	$1.25	3d	1	1.42mi
250 Yates Ave Unit 1616 Dolton 1E Calumet City, IL	2.0	1.0	875	$1,465	$1.67	7d	1	1.43mi
15707 Dante Dr South Holland, IL	3.0	2.0	1800	$2,950	$1.64	2d	1	1.46mi
15400 Merrill Ave South Holland, IL	4.0	2.0	1508	$3,330	$2.21	22d	1	1.48mi

Listing history 36 events

1. 2026-06-18
   days on market $165,000 Active 31 DOM
2. 2026-06-17
   days on market $165,000 Active 30 DOM
3. 2026-06-16
   days on market $165,000 Active 29 DOM
4. 2026-06-15
   days on market $165,000 Active 28 DOM
5. 2026-06-13
   days on market $165,000 Active 26 DOM
6. 2026-06-13
   days on market $165,000 Active 25 DOM
7. 2026-06-09
   days on market $165,000 Active 22 DOM
8. 2026-06-08
   days on market $165,000 Active 21 DOM
9. 2026-06-07
   days on market $165,000 Active 20 DOM
10. 2026-06-04
    days on market $165,000 Active 17 DOM
11. 2026-06-03
    days on market $165,000 Active 16 DOM
12. 2026-06-02
    days on market $165,000 Active 15 DOM
13. 2026-06-01
    days on market $165,000 Active 14 DOM
14. 2026-05-31
    days on market $165,000 Active 13 DOM
15. 2026-05-18
    listed $165,000 Active
16. 2025-07-14
    historical
17. 2025-05-13
    price
18. 2025-04-15
    price
19. 2025-04-01
    price
20. 2025-03-22
    listed Active
21. 2023-02-23
    soldstatus $60,000
22. 2023-02-21
    soldstatus $60,000 Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

23. 2023-01-20
    historical Contingent - No Showings 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

24. 2023-01-10
    listed $60,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

25. 2018-09-18
    historical Contingent
26. 2018-09-17
    historical
27. 2018-07-11
    price
28. 2018-06-13
    price
29. 2018-05-08
    listed New
30. 2010-11-05
    soldstatus $19,750 Closed Sale
31. 2010-07-14
    status Pending
32. 2010-06-25
    status Reactivated
33. 2010-05-12
    status Pending
34. 2010-05-06
    price $25,000 Price Change
35. 2010-04-30
    listed $250,000 New
36. 2001-06-11
    soldstatus $77,500

ⓘ 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: $6,066 · $505/mo
• Projected year-2 tax: $6,066 · $505/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: $28,054
• − Mortgage interest: −$9,243
• − Property taxes: −$6,066
• − Insurance: −$825
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − Depreciation: −$4,800
• Taxable income: $2,632
• Est. tax owed @ 24.0%: −$632
• After-tax cash flow: $4,257/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

+112.9% since first listed

22 events — show timeline

• 2026-05-18 Listed $165,000 MRED as Distributed by MLS Grid
• 2025-07-14 Listing Removed — MRED as Distributed by MLS Grid
• 2025-05-13 Price Changed — MRED as Distributed by MLS Grid
• 2025-04-15 Price Changed — MRED as Distributed by MLS Grid
• 2025-04-01 Price Changed — MRED as Distributed by MLS Grid
• 2025-03-22 Listed — MRED as Distributed by MLS Grid
• 2023-02-23 Sold (Public Records) $60,000 Public Records
• 2023-02-21 Sold (MLS) $60,000 MRED as Distributed by MLS Grid
• 2023-01-20 Contingent — MRED as Distributed by MLS Grid
• 2023-01-10 Listed $60,000 MRED as Distributed by MLS Grid
• 2018-09-18 Contingent — MRED as Distributed by MLS Grid
• 2018-09-17 Listing Removed — MRED as Distributed by MLS Grid
• 2018-07-11 Price Changed — MRED as Distributed by MLS Grid
• 2018-06-13 Price Changed — MRED as Distributed by MLS Grid
• 2018-05-08 Listed — MRED as Distributed by MLS Grid
• 2010-11-05 Sold (MLS) $19,750 MRED as Distributed by MLS Grid
• 2010-07-14 Pending — MRED as Distributed by MLS Grid
• 2010-06-25 Relisted — MRED as Distributed by MLS Grid
• 2010-05-12 Pending — MRED as Distributed by MLS Grid
• 2010-05-06 Price Changed $25,000 MRED as Distributed by MLS Grid
• 2010-04-30 Listed $250,000 MRED as Distributed by MLS Grid
• 2001-06-11 Sold (Public Records) $77,500 Public Records

Property tax history

+4.9%/yr

Latest (2023): $6,066 · -6.3% YoY. Source: county tax records.