14927 Cottage Grove Ave · Dolton, IL 60419

$250,000

3 bd · 1.0 ba · 1,095 sqft · SingleFamily public records · 72 Days on market

Built 1970 Est $173k · 45% over

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Why this score? — see what drove the F 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 +13.5/30.0
• Rent growth +4.9/5.0
• 1% rule +4.8/10.0
• DSCR +4.1/10.0
• 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 MLS

Beautiful completely rehabbed home. Nothing to do but move in. New windows thru-out, beautiful hardwood floors on main level and upper level, (main level floors just installed), Expresso cabinets in kitchen with granite countertops, Stainless Steel Appliances, newly installed ceramic tile in the kitchen and baths which have been gutted and remodeled. New concrete and siding. New Entrance and back door. 2 1/2 car brick garage.

Key facts

• 2 garage spots
• Built 1970
• Listed 72 days

Property features AI

Finance

• Other: School bus service available
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 garage spaces; 2 total parking spaces)
• Utilities: Water from Lake Michigan; Public sewer
• Home design: Detached single-family; Split-level design; Fee simple ownership; Rehab completed in 2018
• Construction: Vinyl siding and brick exterior; Built 51–60 years ago; Built before 1978
• Exterior features: Lot less than 0.25 acre; Lot dimensions: 0.1148

Interior

• Kitchen: Kitchen on main level (12 x 10)
• Bedrooms: 3 bedrooms; Master bedroom on second level (11 x 17); Second bedroom on second level (12 x 10); Third bedroom on second level (11 x 10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 7 total rooms; Finished walk-out basement
• Laundry & utility: Laundry room on lower level (8 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $8 ($98/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (2.5% below list).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 9.3% in Dolton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $2,438/mo this rent would consume 51% 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.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $155k; list at $250k implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $235,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.98% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $173,010
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14927 Cottage Grove Ave	0.00mi	3/2.0	1,095 (0%)	1mo	$250,000	$228	95
1138 E 151st St	0.47mi	3/1.5	1,056 (-4%)	2mo	$210,000	$199	68
717 E 154th St	0.58mi	3/1.0	1,120 (+2%)	2mo	$177,000	$158	68
619 E 152nd St	0.56mi	3/1.5	1,146 (+5%)	1mo	$153,000	$134	63
15509 Rose Dr	0.69mi	2/1.0 (-1)	1,100 (+0%)	0mo	$135,000	$123	62
15043 Meadow Ln	0.62mi	3/1.0	1,151 (+5%)	1mo	$130,000	$113	61
14840 Langley Ave	0.18mi	2/1.0 (-1)	936 (-14%)	2mo	$37,000	$40	60
14619 Martin Luther King Jr Dr	0.65mi	3/1.0	1,153 (+5%)	2mo	$163,000	$141	59
14842 Shepard Dr	0.66mi	3/1.5	1,141 (+4%)	2mo	$135,000	$118	59
15310 Oak St	0.57mi	4/1.5 (+1)	1,037 (-5%)	1mo	$190,000	$183	56
15503 Park Ln	0.73mi	3/2.0	968 (-12%)	0mo	$170,000	$176	43
15505 Drexel Ave	0.70mi	4/2.0 (+1)	1,200 (+10%)	2mo	$205,000	$171	41

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: -10.0%
• Equity multiple: 0.61×
• Total profit: $-26,957
• Equity at exit: $37,276

10-year hold

• IRR: 5.6%
• Equity multiple: 1.52×
• Total profit: $36,448
• Equity at exit: $21,615

Cash invested: $70,000 (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 60419

• Home prices YoY: -25.7%
• Rents YoY: 9.7%
• Active inventory: 130
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,438 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$502 /mo · $6,028/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $8

Break-even live

Break-even rent $2,427

Max offer price $250,000

Occupancy floor 95%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	0.19mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	0.28mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	24d	1	0.63mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	8d	1	0.64mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	11d	1	0.67mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	0.73mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	0.73mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	19d	1	0.76mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	19d	1	0.80mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	0.86mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	24d	1	0.87mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	0.94mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	4d	1	1.17mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	24d	1	1.25mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	1d	1	1.36mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	6d	1	1.38mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	24d	1	1.39mi
660 Clyde Ave Calumet City, IL	3.0	1.5	1400	$1,750	$1.25	3d	1	1.40mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	17d	1	1.45mi

Listing history 7 events

1. 2026-04-24
   historical Contingent - Continue to Show
2. 2026-03-15
   listed $250,000 Active
3. 2018-12-19
   soldstatus $155,000
4. 2018-11-30
   soldstatus $154,900 Closed Sale 431-char remark

   Show marketing remark (431 chars)

   Beautiful completely rehabbed home. Nothing to do but move in. New windows thru-out, beautiful hardwood floors on main level and upper level, (main level floors just installed), Expresso cabinets in kitchen with granite countertops, Stainless Steel Appliances, newly installed ceramic tile in the kitchen and baths which have been gutted and remodeled. New concrete and siding. New Entrance and back door. 2 1/2 car brick garage.

5. 2018-10-22
   historical Contingent 431-char remark

   Show marketing remark (431 chars)

   Beautiful completely rehabbed home. Nothing to do but move in. New windows thru-out, beautiful hardwood floors on main level and upper level, (main level floors just installed), Expresso cabinets in kitchen with granite countertops, Stainless Steel Appliances, newly installed ceramic tile in the kitchen and baths which have been gutted and remodeled. New concrete and siding. New Entrance and back door. 2 1/2 car brick garage.

6. 2018-10-08
   listed $154,900 New 431-char remark

   Show marketing remark (431 chars)

   Beautiful completely rehabbed home. Nothing to do but move in. New windows thru-out, beautiful hardwood floors on main level and upper level, (main level floors just installed), Expresso cabinets in kitchen with granite countertops, Stainless Steel Appliances, newly installed ceramic tile in the kitchen and baths which have been gutted and remodeled. New concrete and siding. New Entrance and back door. 2 1/2 car brick garage.

7. 2001-07-23
   soldstatus $111,000

ⓘ 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: $6,028 · $502/mo
• Projected year-2 tax: $6,028 · $502/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: $29,251
• − Mortgage interest: −$14,004
• − Property taxes: −$6,028
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,340
• − Management: −$2,340
• − Depreciation: −$7,273
• Taxable loss: −$3,984
• Est. tax savings @ 24.0%: +$956
• After-tax cash flow: $1,054/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

+125.2% since first listed

7 events — show timeline

• 2026-04-24 Contingent — MRED as Distributed by MLS Grid
• 2026-03-15 Listed $250,000 MRED as Distributed by MLS Grid
• 2018-12-19 Sold (Public Records) $155,000 Public Records
• 2018-11-30 Sold (MLS) $154,900 MRED as Distributed by MLS Grid
• 2018-10-22 Contingent — MRED as Distributed by MLS Grid
• 2018-10-08 Listed $154,900 MRED as Distributed by MLS Grid
• 2001-07-23 Sold (Public Records) $111,000 Public Records

Property tax history

+3.4%/yr

Latest (2023): $6,028 · +2.5% YoY. Source: county tax records.