14418 Drexel Ave · Dolton, IL 60419

$158,000

3 bd · 1.5 ba · 1,066 sqft · SingleFamily public records · 85 Days on market

Built 1971 3,125 sqft lot Est $120k · 31% over

---

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 +24.8/30.0
• 1% rule +8.9/10.0
• DSCR +8.0/10.0
• Rent growth +4.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

SHORT SALE Beautifully rehabbed 3-bedroom, 2-bath home offering modern updates and timeless finishes throughout! This well-maintained residence features 1,066 sq ft of thoughtfully designed living space with gleaming hardwood floors and an abundance of natural light. The updated kitchen boasts granite countertops, stainless steel appliances, and ample cabinet space - perfect for everyday living and entertaining. The finished basement provides additional living space ideal for a family room, home office, recreation area, or guest suite. Garage needs to be replaced Built in 1971. Conveniently located in Dolton near schools, parks, shopping, and major roadways. Short sale - subject to lende

Key facts

• Modern updates
• Natural light
• Rehabbed home

Tags

• REHABBED HOME
• MODERN UPDATES
• HARDWOOD FLOORS
• NATURAL LIGHT
• UPDATED KITCHEN
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $149k (6.0% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $2,189/mo this rent would consume 45% 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 $44k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y ago; this cycle's ask has dropped $22k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.

Recommended offer $148,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1971 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.39% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.01%
• DSCR: 1.40
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $120,458
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14341 University Ave	0.35mi	3/1.0	1,035 (-3%)	1mo	$100,000	$97	76
14222 S Woodlawn Ave	0.45mi	3/1.0	1,089 (+2%)	2mo	$90,000	$83	71
14927 Cottage Grove Ave	0.66mi	3/2.0	1,095 (+3%)	1mo	$250,000	$228	62
14315 Dobson Ave	0.26mi	4/2.0 (+1)	1,200 (+13%)	1mo	$194,888	$162	59
14731 Kimbark Ave	0.67mi	3/1.0	1,017 (-5%)	2mo	$115,000	$113	57
14642 Dorchester Ave	0.70mi	3/1.0	1,013 (-5%)	1mo	$170,000	$168	56
506 E 144th St	0.72mi	3/1.0	1,020 (-4%)	2mo	$48,500	$48	56
14819 Irving Ave	0.61mi	3/1.0	980 (-8%)	4mo	$130,000	$133	53
14619 Martin Luther King Jr Dr	0.65mi	3/1.0	1,153 (+8%)	2mo	$163,000	$141	52
14813 Evers St	0.68mi	4/1.0 (+1)	1,127 (+6%)	3mo	$82,000	$73	49
14915 Irving Ave	0.71mi	2/1.0 (-1)	980 (-8%)	4mo	$68,000	$69	43
14840 Langley Ave	0.61mi	2/1.0 (-1)	936 (-12%)	2mo	$37,000	$40	42

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: 1.17×
• Total profit: $7,348
• Equity at exit: $23,558

10-year hold

• IRR: 18.5%
• Equity multiple: 2.97×
• Total profit: $87,190
• Equity at exit: $13,661

Cash invested: $44,240 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,189 high
• Mortgage (P&I): −$829
• Tax from tax record: −$502 /mo · $6,028/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $332

Break-even live

Break-even rent $1,768

Max offer price $158,000

Occupancy floor 80%

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	25d	1	0.13mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	0.36mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	19d	1	0.43mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	0.58mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	0.68mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	19d	1	0.75mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	0.80mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	0.88mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	25d	1	1.03mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	25d	1	1.04mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	8d	1	1.16mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	11d	1	1.23mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	4d	1	1.24mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	18d	1	1.33mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	1.40mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	1.40mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	1d	1	1.41mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	25d	1	1.42mi

Listing history 36 events

1. 2026-06-18
   days on market $158,000 Active 85 DOM
2. 2026-06-17
   price $158,000 Active 84 DOM
3. 2026-06-17
   days on market $162,000 Active 84 DOM
4. 2026-06-16
   days on market $162,000 Active 83 DOM
5. 2026-06-15
   days on market $162,000 Active 82 DOM
6. 2026-06-13
   days on market $162,000 Active 80 DOM
7. 2026-06-13
   days on market $162,000 Active 79 DOM
8. 2026-06-09
   days on market $162,000 Active 76 DOM
9. 2026-06-08
   days on market $162,000 Active 75 DOM
10. 2026-06-07
    days on market $162,000 Active 74 DOM
11. 2026-06-04
    days on market $162,000 Active 71 DOM
12. 2026-06-03
    days on market $162,000 Active 70 DOM
13. 2026-06-02
    days on market $162,000 Active 69 DOM
14. 2026-06-01
    days on market $162,000 Active 68 DOM
15. 2026-05-31
    days on market $162,000 Active 67 DOM
16. 2026-04-24
    status Pending
17. 2026-02-22
    price $145,000
18. 2026-02-18
    listed $179,900 Active
19. 2025-12-31
    historical
20. 2025-07-24
    status Active
21. 2025-06-24
    historical Contingent - Continue to Show
22. 2025-06-09
    listed Active
23. 2025-06-08
    historical
24. 2025-01-18
    listed Active
25. 2025-01-18
    historical
26. 2024-09-16
    listed Active
27. 2020-02-21
    soldstatus $159,000 Closed Sale
28. 2019-12-18
    historical Contingent (Do Not Show)
29. 2019-12-03
    listed $157,500 New
30. 2019-12-03
    historical
31. 2019-11-25
    status Reactivated
32. 2019-11-19
    historical Contingent (Do Not Show)
33. 2019-10-29
    listed New
34. 2019-10-29
    historical
35. 2019-09-23
    listed New
36. 1995-02-01
    soldstatus $75,000

ⓘ 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 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: $26,264
• − Mortgage interest: −$8,850
• − Property taxes: −$6,028
• − Insurance: −$790
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$4,596
• Taxable income: $1,797
• Est. tax owed @ 24.0%: −$431
• After-tax cash flow: $3,556/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

+93.3% since first listed

21 events — show timeline

• 2026-04-24 Pending — MRED as Distributed by MLS Grid
• 2026-02-22 Price Changed $145,000 MRED as Distributed by MLS Grid
• 2026-02-18 Listed $179,900 MRED as Distributed by MLS Grid
• 2025-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-24 Relisted — MRED as Distributed by MLS Grid
• 2025-06-24 Contingent — MRED as Distributed by MLS Grid
• 2025-06-09 Listed — MRED as Distributed by MLS Grid
• 2025-06-08 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-18 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-18 Listed — MRED as Distributed by MLS Grid
• 2024-09-16 Listed — MRED as Distributed by MLS Grid
• 2020-02-21 Sold (MLS) $159,000 MRED as Distributed by MLS Grid
• 2019-12-18 Contingent — MRED as Distributed by MLS Grid
• 2019-12-03 Listing Removed — MRED as Distributed by MLS Grid
• 2019-12-03 Listed $157,500 MRED as Distributed by MLS Grid
• 2019-11-25 Relisted — MRED as Distributed by MLS Grid
• 2019-11-19 Contingent — MRED as Distributed by MLS Grid
• 2019-10-29 Listing Removed — MRED as Distributed by MLS Grid
• 2019-10-29 Listed — MRED as Distributed by MLS Grid
• 2019-09-23 Listed — MRED as Distributed by MLS Grid
• 1995-02-01 Sold (Public Records) $75,000 Public Records

Property tax history

+6.1%/yr

Latest (2023): $6,028 · -28.5% YoY. Source: county tax records.