14918 Wabash Ave · Dolton, IL 60419

$135,000

3 bd · 1.0 ba · 1,277 sqft · SingleFamily public records · 7 Days on market

Built 1957 Est $171k · 21% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.9/5.0
• 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

• Custom cabinetry
• Well-kept yard
• Brick exterior

Tags

• LARGE PICTURE WINDOWS
• CUSTOM CABINETRY
• MODERN APPLIANCES
• DESIGNATED LAUNDRY ROOM
• BRICK EXTERIOR
• WELL-KEPT YARD

Property features AI

Finance

• Other: Ownership: Fee simple
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 car)
• Utilities: Water: Lake Michigan; Sewer: Public sewer
• Home design: Detached single-family home; One-story
• Construction: Brick construction; Built 61–70 years ago; Built before 1978
• Exterior features: Lot less than 0.25 acre; Lot dimensions: 5676

Interior

• Kitchen: Kitchen (Main) — 10 x 13
• Bedrooms: Master bedroom (Main) — 12 x 14; Bedroom 2 (Main) — 10 x 13; Bedroom 3 (Main) — 10 x 10
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: 5 total rooms; Crawl space basement
• Laundry & utility: Laundry room (Main) — 8 x 10

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 12.8% vs local median 9.3% in Dolton — 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 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,480/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $33k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $135k implies a 329% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1957 — 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 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?
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: 1.84% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.14%
• DSCR: 2.03
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $171,118
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14844 Wabash Ave	0.06mi	3/1.0	1,277 (0%)	4mo	$125,000	$98	94
14828 Wabash Ave	0.10mi	3/1.0	1,296 (+2%)	1mo	$112,000	$86	92
14914 Edbrooke Ave	0.13mi	3/1.0	1,287 (+1%)	2mo	$100,000	$78	91
14817 S Wentworth Ave	0.31mi	3/2.0	1,270 (-0%)	3mo	$180,000	$142	78
14525 S Michigan Ave	0.48mi	3/1.0	1,200 (-6%)	2mo	$190,000	$158	66
14636 Clark St	0.38mi	3/1.0	1,394 (+9%)	3mo	$105,000	$75	65
14727 Riverside Dr	0.35mi	4/2.0 (+1)	1,200 (-6%)	3mo	$212,000	$177	62
523 E 149th St	0.38mi	3/1.5	1,143 (-10%)	2mo	$80,000	$70	61
15061 Wabash Ave	0.34mi	3/1.5	1,116 (-13%)	2mo	$150,000	$134	60
15444 State St	0.70mi	3/2.5	1,254 (-2%)	2mo	$207,000	$165	56
14633 Wabash Ave	0.34mi	3/7.0	1,150 (-10%)	1mo	$95,000	$83	47
302 W 145th St	0.69mi	3/2.0	1,087 (-15%)	0mo	$250,000	$230	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.00×
• Total profit: $37,884
• Equity at exit: $20,129

10-year hold

• IRR: 34.2%
• Equity multiple: 5.06×
• Total profit: $153,328
• Equity at exit: $11,672

Cash invested: $37,800 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,480 high
• Mortgage (P&I): −$708
• Tax from tax record: −$466 /mo · $5,593/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $729

Break-even live

Break-even rent $1,557

Max offer price $135,000

Occupancy floor 66%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	24d	1	0.04mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	24d	1	1.03mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	21d	1	1.03mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	24d	1	1.06mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	7d	1	1.18mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	1.18mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	24d	1	1.22mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	24d	1	1.31mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	24d	1	1.42mi

Listing history 34 events

1. 2026-06-18
   days on market $135,000 Active 7 DOM
2. 2026-06-17
   days on market $135,000 Active 6 DOM
3. 2026-06-16
   days on market $135,000 Active 5 DOM
4. 2026-06-15
   days on market $135,000 Active 4 DOM
5. 2026-06-13
   days on market $135,000 Active 2 DOM
6. 2026-06-13
   days on marketlisting id $135,000 Active 1 DOM
7. 2026-06-09
   days on market $135,000 Active 216 DOM
8. 2026-06-08
   days on market $135,000 Active 215 DOM
9. 2026-06-07
   days on market $135,000 Active 214 DOM
10. 2026-06-04
    days on market $135,000 Active 211 DOM
11. 2026-06-03
    days on market $135,000 Active 210 DOM
12. 2026-06-02
    days on market $135,000 Active 209 DOM
13. 2026-06-01
    days on market $135,000 Active 208 DOM
14. 2026-05-31
    days on market $135,000 Active 207 DOM
15. 2026-05-22
    price $135,000
16. 2026-04-24
    price $139,000
17. 2026-03-27
    price $142,000
18. 2026-02-27
    price $145,000
19. 2026-02-06
    price $148,000
20. 2026-01-16
    price $153,000
21. 2025-12-19
    price $158,000
22. 2025-11-21
    price $163,000
23. 2025-11-05
    listed $168,000 Active
24. 2025-11-05
    historical
25. 2025-10-17
    price
26. 2025-09-26
    price
27. 2025-09-11
    listed Active
28. 2013-08-30
    soldstatus $31,500 Closed Sale 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

29. 2013-01-31
    status Pending 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

30. 2013-01-16
    listed $22,000 New 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

31. 2007-12-14
    soldstatus $130,000
32. 2007-10-30
    historical
33. 2007-09-22
    listed
34. 1996-07-17
    soldstatus $60,000

ⓘ 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: $5,593 · $466/mo
• Projected year-2 tax: $5,593 · $466/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: $29,762
• − Mortgage interest: −$7,562
• − Property taxes: −$5,593
• − Insurance: −$675
• − Repairs & maintenance: −$2,381
• − Management: −$2,381
• − Depreciation: −$3,927
• Taxable income: $7,243
• Est. tax owed @ 24.0%: −$1,738
• After-tax cash flow: $7,010/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

+125.0% since first listed

20 events — show timeline

• 2026-05-22 Price Changed $135,000 MRED as Distributed by MLS Grid
• 2026-04-24 Price Changed $139,000 MRED as Distributed by MLS Grid
• 2026-03-27 Price Changed $142,000 MRED as Distributed by MLS Grid
• 2026-02-27 Price Changed $145,000 MRED as Distributed by MLS Grid
• 2026-02-06 Price Changed $148,000 MRED as Distributed by MLS Grid
• 2026-01-16 Price Changed $153,000 MRED as Distributed by MLS Grid
• 2025-12-19 Price Changed $158,000 MRED as Distributed by MLS Grid
• 2025-11-21 Price Changed $163,000 MRED as Distributed by MLS Grid
• 2025-11-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-05 Listed $168,000 MRED as Distributed by MLS Grid
• 2025-10-17 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-26 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-11 Listed — MRED as Distributed by MLS Grid
• 2013-08-30 Sold (MLS) $31,500 MRED as Distributed by MLS Grid
• 2013-01-31 Pending — MRED as Distributed by MLS Grid
• 2013-01-16 Listed $22,000 MRED as Distributed by MLS Grid
• 2007-12-14 Sold (Public Records) $130,000 Public Records
• 2007-10-30 Listing Removed — MRED as Distributed by MLS Grid
• 2007-09-22 Listed — MRED as Distributed by MLS Grid
• 1996-07-17 Sold (Public Records) $60,000 Public Records

Property tax history

+2.3%/yr

Latest (2023): $5,593 · +22.5% YoY. Source: county tax records.