14528 Grant St · Dolton, IL 60419

$165,000

4 bd · 2.0 ba · 1,570 sqft · SingleFamily public records · 351 Days on market

Built 1955 Est $179k · 8% 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 +11.0/15.0
• 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

Located in the heart of Dolton, this charming three-bedroom, two-bath, two-story home with a finished basement is ready for your personal touch. Step inside to a bright and welcoming living area featuring a cozy fireplace and an adjacent dining space-perfect for entertaining. The main floor also offers a convenient bedroom with its own en-suite bathroom. Upstairs, you'll find two generously sized bedrooms. The finished basement adds even more living space with a second fireplace, a built-in bar ideal for gatherings, and a spacious utility room with washer/dryer hookups and ample storage potential. Conveniently situated near the Dolton Park District and just minutes from the expressway, this

Key facts

• Utility room
• Finished basement
• Washer dryer hookups

Tags

• FINISHED BASEMENT
• COZY FIREPLACE
• BUILT-IN BAR
• UTILITY ROOM
• WASHER DRYER HOOKUPS

Property features AI

Finance

• Other: Property located in Dolton, Thornton township; Directions: From Sibley Blvd, take MLK Drive north. Turn east on Engle Street; property is the first property on Grant St.
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Water from Lake Michigan; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Built before 1978
• Construction: Brick construction
• Exterior features: Less than 1/4 acre lot; Lot dimensions listed as 4704; School bus service and commuter bus/train access

Interior

• Kitchen: Kitchen with eating area/table space (15 x 10)
• Bedrooms: Master bedroom on main level (12 x 12) with full bath; Two additional bedrooms on second level (each 11 x 8)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 6 total rooms; Finished full basement
• Laundry & utility: Basement laundry room (15 x 8)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $907 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2,592/mo this rent would consume 54% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 351 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $165k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 351 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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: 1.57% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.57%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $178,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 W 146 St	0.16mi	4/2.0	1,572 (+0%)	2mo	$260,000	$165	91
14326 Irving Ave	0.31mi	4/2.0	1,597 (+2%)	3mo	$195,000	$122	80
14446 Park Ave	0.24mi	3/2.5 (-1)	1,549 (-1%)	3mo	$126,400	$82	77
14407 Irving Ave	0.28mi	3/2.0 (-1)	1,621 (+3%)	2mo	$146,000	$90	75
440 Engle St	0.19mi	3/2.0 (-1)	1,700 (+8%)	1mo	$189,900	$112	72
14509 Park Ave	0.20mi	3/3.0 (-1)	1,454 (-7%)	3mo	$223,000	$153	67
14519 Sanderson Ave	0.28mi	3/2.0 (-1)	1,704 (+8%)	2mo	$166,000	$97	66
14048 Park Ave	0.62mi	3/1.0 (-1)	1,591 (+1%)	2mo	$36,000	$23	58
14521 S Michigan Ave	0.66mi	3/2.0 (-1)	1,497 (-5%)	5mo	$200,000	$134	52
14325 Ingleside Ave	0.71mi	4/2.0	1,400 (-11%)	1mo	$255,000	$182	48
14508 Ingleside Ave	0.63mi	3/1.5 (-1)	1,406 (-10%)	5mo	$160,000	$114	42
14200 Drexel Ave	0.72mi	3/1.0 (-1)	1,424 (-9%)	3mo	$138,200	$97	40

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: 22.2%
• Equity multiple: 1.97×
• Total profit: $44,798
• Equity at exit: $24,602

10-year hold

• IRR: 33.4%
• Equity multiple: 4.81×
• Total profit: $175,940
• 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: 5.3×

Monthly cashflow live

• Estimated rent: $2,592 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $907

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 60%

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 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	0.36mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	0.60mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	25d	1	0.63mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	25d	1	0.85mi
14505 Minerva Ave Dolton, IL	4.0	2.0	2100	$2,500	$1.19	25d	1	0.86mi
19 E 140th Ct Riverdale, IL	3.0	2.0	2076	$2,231	$1.07	8d	1	0.94mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	19d	1	1.00mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	1.23mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	1.23mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	19d	1	1.24mi
1429 Kasten Dr Dolton, IL	3.0	1.0	1600	$2,500	$1.56	1d	1	1.31mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	8d	1	1.39mi
13708 S Wentworth Ave Riverdale, IL	3.0	1.5	1500	$2,200	$1.47	22d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $165,000 Active 351 DOM
2. 2026-06-17
   days on market $165,000 Active 350 DOM
3. 2026-06-16
   days on market $165,000 Active 349 DOM
4. 2026-06-15
   days on market $165,000 Active 348 DOM
5. 2026-06-13
   days on market $165,000 Active 346 DOM
6. 2026-06-13
   days on market $165,000 Active 345 DOM
7. 2026-06-09
   days on market $165,000 Active 342 DOM
8. 2026-06-08
   days on market $165,000 Active 341 DOM
9. 2026-06-07
   days on market $165,000 Active 340 DOM
10. 2026-06-04
    days on market $165,000 Active 337 DOM
11. 2026-06-03
    days on market $165,000 Active 336 DOM
12. 2026-06-02
    days on market $165,000 Active 335 DOM
13. 2026-06-01
    days on market $165,000 Active 334 DOM
14. 2026-05-31
    days on market $165,000 Active 333 DOM
15. 2026-01-05
    status Active
16. 2025-12-31
    historical
17. 2025-07-22
    price $165,000
18. 2025-06-27
    listed $175,000 Active
19. 1989-10-11
    soldstatus $63,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $31,105
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,488
• − Management: −$2,488
• − Depreciation: −$4,800
• Taxable income: $8,786
• Est. tax owed @ 24.0%: −$2,109
• After-tax cash flow: $8,781/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

+159.8% since first listed

5 events — show timeline

• 2026-01-05 Relisted — MRED as Distributed by MLS Grid
• 2025-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-22 Price Changed $165,000 MRED as Distributed by MLS Grid
• 2025-06-27 Listed $175,000 MRED as Distributed by MLS Grid
• 1989-10-11 Sold (Public Records) $63,500 Public Records

Property tax history

+5.8%/yr

Latest (2023): $9,866 · +42.9% YoY. Source: county tax records.