14500 Dobson Ave · Dolton, IL 60419

$97,000

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 8 Days on market

Built 1958 5,000 sqft lot Est $145k · 33% 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

Excellent opportunity for rehabbers and investors looking for an affordable 4 bedrooms single family home located in the city of Dolton. This home has a beautiful and spacious living room plus a large full finished basement. Located close to commerce, schools, and parks. All room sizes are estimated. This property is being sold as-is. The buyer will be responsible for any and all village requirements.

Key facts

• Close to commerce
• Close to parks
• Close to schools

Tags

• FINISHED BASEMENT
• CLOSE TO COMMERCE
• CLOSE TO SCHOOLS
• CLOSE TO PARKS

Property features AI

Finance

• Other: Parcel number: 29023290130000
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 garage spaces; 2 total parking spaces)
• Utilities: Water source: Lake Michigan; Public sewer and storm sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership
• Construction: Vinyl siding exterior; Built between 61–70 years ago; Built before 1978; Not rebuilt or recently rehabbed
• Exterior features: Lot dimensions approximately 40 x 125; Lot is less than 0.25 acre; School bus service available; Interstate access nearby

Interior

• Kitchen: Kitchen on main level (approx. 10 x 12)
• Bedrooms: 3 bedrooms total (1 additional bedroom finished below grade); Main-level bedrooms: 14 x 11 (master), 11 x 10, 10 x 9; Basement bedroom: 11 x 13
• Bathrooms: 2 full bathrooms; Basement contains at least one bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: Finished full basement; 8 total rooms; Dining room in combo layout; Family room in basement
• Laundry & utility: Laundry room in basement (approx. 10 x 9)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $985 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Cap rate 18.5% 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; 14 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).
• This rent runs 43% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $671 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.16% ✓
• Cap rate: 18.47%
• Cash-on-cash: 43.50%
• DSCR: 2.94
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $145,236
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14341 University Ave	0.22mi	3/1.0	1,035 (+5%)	1mo	$100,000	$97	81
14642 Dorchester Ave	0.49mi	3/1.0	1,013 (+2%)	1mo	$170,000	$168	72
14731 Kimbark Ave	0.47mi	3/1.0	1,017 (+3%)	2mo	$115,000	$113	71
14610 Blackstone Ave	0.58mi	3/1.0	1,017 (+3%)	1mo	$150,000	$147	67
14738 Blackstone Ave	0.66mi	3/1.0	1,017 (+3%)	1mo	$150,000	$147	64
14819 Irving Ave	0.68mi	3/1.0	980 (-1%)	4mo	$130,000	$133	64
14222 S Woodlawn Ave	0.38mi	3/1.0	1,089 (+10%)	2mo	$90,000	$83	63
14700 Avalon Ave	0.35mi	3/1.5	1,128 (+14%)	4mo	$125,000	$111	54
14840 Langley Ave	0.64mi	2/1.0 (-1)	936 (-5%)	2mo	$37,000	$40	54
14647 Irving Ave	0.58mi	3/2.0	889 (-10%)	2mo	$138,000	$155	50
1138 E 151st St	0.74mi	3/1.5	1,056 (+7%)	2mo	$210,000	$199	50
14927 Cottage Grove Ave	0.63mi	3/2.0	1,095 (+11%)	1mo	$250,000	$228	48

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: 46.0%
• Equity multiple: 3.14×
• Total profit: $58,088
• Equity at exit: $14,463

10-year hold

• IRR: 53.9%
• Equity multiple: 7.70×
• Total profit: $181,838
• Equity at exit: $8,387

Cash invested: $27,160 (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: 3.9×

Monthly cashflow live

• Estimated rent: $2,095 high
• Mortgage (P&I): −$509
• Tax est. 1.5%: −$121 /mo · $1,455/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $985

Break-even live

Break-even rent $849

Max offer price $97,000

Occupancy floor 48%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	24d	1	0.32mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	24d	1	0.58mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	0.59mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	0.65mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	0.67mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	17d	1	1.12mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	1d	1	1.19mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	24d	1	1.25mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	10d	1	1.29mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1100	$1,800	$1.64	12d	1	1.40mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	22d	1	1.40mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	19d	1	1.40mi
1601 Downs Dr Unit 3S Calumet City, IL	2.0	1.0	750	$1,400	$1.87	24d	1	1.44mi
250 Yates Ave Unit 1616 Dolton 1E Calumet City, IL	2.0	1.0	875	$1,465	$1.67	7d	1	1.44mi

Listing history 7 events

1. 2026-06-18
   days on market $97,000 Active 8 DOM
2. 2026-06-17
   days on market $97,000 Active 7 DOM
3. 2026-06-16
   days on market $97,000 Active 6 DOM
4. 2026-06-15
   days on market $97,000 Active 5 DOM
5. 2026-06-13
   days on market $97,000 Active 3 DOM
6. 2026-06-13
   remarks 404-char remark
7. 2026-06-13
   listed $97,000 Active 2 DOM

ⓘ 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: $25,137
• − Mortgage interest: −$5,434
• − Property taxes: −$1,455
• − Insurance: −$485
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − Depreciation: −$2,822
• Taxable income: $10,920
• Est. tax owed @ 24.0%: −$2,621
• After-tax cash flow: $9,193/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

+14.1% since first listed

2 events — show timeline

• 2026-06-08 Listed $97,000 MRED as Distributed by MLS Grid
• 2000-11-30 Sold (Public Records) $85,000 Public Records

Property tax history

+3.4%/yr

Latest (2023): $4,900 · +293.6% YoY. Source: county tax records.