14444 Sanderson Ave · Dolton, IL 60419

$179,000

3 bd · 1.0 ba · 1,062 sqft · SingleFamily public records · 56 Days on market

Built 1971 6,396 sqft lot Est $141k · 27% over

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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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• 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 MLS

Welcome home! Absolutely gorgeous renovation of this brick and stone split level home! Home boasts an amazing living space with gorgeous trim detail, designer finishes, and a custom fireplace! The kitchen features all brand new stainless appliances, granite countertops, and a beautiful custom backsplash! The home features new designer baths, doors, trim, flooring, light fixtures, hardware, and more. Right out your back, enjoy your huge fenced backyard! Enjoy your oversized two-car attached garage! with a Brand, new Door , new humidifier * Come for a showing!

Key facts

• Custom fireplace
• New flooring
• Newer deck

Tags

• CUSTOM FIREPLACE
• GRANITE COUNTERTOPS
• CUSTOM TILE BACKSPLASH
• DESIGNER BATHROOMS
• NEW FLOORING
• NEWER DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $174k (3.0% 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; 17 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 $2,235/mo this rent would consume 46% 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 $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $21k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.25% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.65%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $141,246
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 E 144th St	0.42mi	3/1.0	1,020 (-4%)	2mo	$48,500	$48	72
14619 Martin Luther King Jr Dr	0.34mi	3/1.0	1,153 (+9%)	2mo	$163,000	$141	68
14341 University Ave	0.67mi	3/1.0	1,035 (-2%)	1mo	$100,000	$97	63
14819 Irving Ave	0.45mi	3/1.0	980 (-8%)	4mo	$130,000	$133	63
14813 Evers St	0.46mi	4/1.0 (+1)	1,127 (+6%)	3mo	$82,000	$73	61
14927 Cottage Grove Ave	0.63mi	3/2.0	1,095 (+3%)	1mo	$250,000	$228	61
506 E 144th Pl	0.41mi	3/1.0	912 (-14%)	4mo	$130,000	$143	54
14915 Irving Ave	0.57mi	2/1.0 (-1)	980 (-8%)	4mo	$68,000	$69	53
14840 Langley Ave	0.50mi	2/1.0 (-1)	936 (-12%)	2mo	$37,000	$40	50
14237 Minerva Ave	0.65mi	3/1.5	1,196 (+13%)	4mo	$120,000	$100	43
14534 Woodlawn Ave	0.70mi	4/1.0 (+1)	963 (-9%)	5mo	$170,000	$177	43
14315 Dobson Ave	0.57mi	4/2.0 (+1)	1,200 (+13%)	1mo	$194,888	$162	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: 7.9%
• Equity multiple: 1.33×
• Total profit: $16,490
• Equity at exit: $26,689

10-year hold

• IRR: 21.1%
• Equity multiple: 3.23×
• Total profit: $111,580
• Equity at exit: $15,477

Cash invested: $50,120 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,235 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $528

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 71%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	0.20mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	0.20mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	0.45mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	0.58mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	19d	1	0.73mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	25d	1	0.78mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	25d	1	0.90mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	19d	1	1.00mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	11d	1	1.04mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	1.09mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	25d	1	1.11mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	1.14mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	8d	1	1.26mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	1.28mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	1.28mi
14101 S Atlantic Ave Riverdale, IL	2.0	1.0	790	$1,140	$1.44	8d	1	1.42mi
13810 S La Salle St #1 Riverdale, IL	3.0	1.0	800	$1,550	$1.94	2d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $179,000 Active 56 DOM
2. 2026-06-17
   days on market $179,000 Active 55 DOM
3. 2026-06-16
   days on market $179,000 Active 54 DOM
4. 2026-06-15
   days on market $179,000 Active 53 DOM
5. 2026-06-13
   days on market $179,000 Active 51 DOM
6. 2026-06-13
   days on market $179,000 Active 50 DOM
7. 2026-06-09
   days on market $179,000 Active 47 DOM
8. 2026-06-08
   days on market $179,000 Active 46 DOM
9. 2026-06-07
   days on market $179,000 Active 45 DOM
10. 2026-06-04
    days on market $179,000 Active 42 DOM
11. 2026-06-03
    days on market $179,000 Active 41 DOM
12. 2026-06-02
    days on market $179,000 Active 40 DOM
13. 2026-06-01
    days on market $179,000 Active 39 DOM
14. 2026-05-31
    days on market $179,000 Active 38 DOM
15. 2026-05-09
    price $179,000
16. 2026-04-23
    listed $199,900 Active
17. 2021-08-20
    soldstatus $210,000
18. 2021-08-03
    soldstatus $210,000 Closed 566-char remark

    Show marketing remark (566 chars)

    Welcome home! Absolutely gorgeous renovation of this brick and stone split level home! Home boasts an amazing living space with gorgeous trim detail, designer finishes, and a custom fireplace! The kitchen features all brand new stainless appliances, granite countertops, and a beautiful custom backsplash! The home features new designer baths, doors, trim, flooring, light fixtures, hardware, and more. Right out your back, enjoy your huge fenced backyard! Enjoy your oversized two-car attached garage! with a Brand, new Door , new humidifier * Come for a showing!

19. 2021-07-14
    status Active Under Contract (Do Not Show) 566-char remark

    Show marketing remark (566 chars)

    Welcome home! Absolutely gorgeous renovation of this brick and stone split level home! Home boasts an amazing living space with gorgeous trim detail, designer finishes, and a custom fireplace! The kitchen features all brand new stainless appliances, granite countertops, and a beautiful custom backsplash! The home features new designer baths, doors, trim, flooring, light fixtures, hardware, and more. Right out your back, enjoy your huge fenced backyard! Enjoy your oversized two-car attached garage! with a Brand, new Door , new humidifier * Come for a showing!

20. 2021-06-02
    status Contingent (Do Not Show) 566-char remark

    Show marketing remark (566 chars)

    Welcome home! Absolutely gorgeous renovation of this brick and stone split level home! Home boasts an amazing living space with gorgeous trim detail, designer finishes, and a custom fireplace! The kitchen features all brand new stainless appliances, granite countertops, and a beautiful custom backsplash! The home features new designer baths, doors, trim, flooring, light fixtures, hardware, and more. Right out your back, enjoy your huge fenced backyard! Enjoy your oversized two-car attached garage! with a Brand, new Door , new humidifier * Come for a showing!

21. 2021-05-22
    status Reactivated 566-char remark

    Show marketing remark (566 chars)

    Welcome home! Absolutely gorgeous renovation of this brick and stone split level home! Home boasts an amazing living space with gorgeous trim detail, designer finishes, and a custom fireplace! The kitchen features all brand new stainless appliances, granite countertops, and a beautiful custom backsplash! The home features new designer baths, doors, trim, flooring, light fixtures, hardware, and more. Right out your back, enjoy your huge fenced backyard! Enjoy your oversized two-car attached garage! with a Brand, new Door , new humidifier * Come for a showing!

22. 2021-04-28
    status Contingent (Do Not Show) 566-char remark

    Show marketing remark (566 chars)

    Welcome home! Absolutely gorgeous renovation of this brick and stone split level home! Home boasts an amazing living space with gorgeous trim detail, designer finishes, and a custom fireplace! The kitchen features all brand new stainless appliances, granite countertops, and a beautiful custom backsplash! The home features new designer baths, doors, trim, flooring, light fixtures, hardware, and more. Right out your back, enjoy your huge fenced backyard! Enjoy your oversized two-car attached garage! with a Brand, new Door , new humidifier * Come for a showing!

23. 2021-04-23
    status Reactivated 566-char remark

    Show marketing remark (566 chars)

    Welcome home! Absolutely gorgeous renovation of this brick and stone split level home! Home boasts an amazing living space with gorgeous trim detail, designer finishes, and a custom fireplace! The kitchen features all brand new stainless appliances, granite countertops, and a beautiful custom backsplash! The home features new designer baths, doors, trim, flooring, light fixtures, hardware, and more. Right out your back, enjoy your huge fenced backyard! Enjoy your oversized two-car attached garage! with a Brand, new Door , new humidifier * Come for a showing!

24. 2021-04-01
    status Contingent (Do Not Show) 566-char remark

    Show marketing remark (566 chars)

    Welcome home! Absolutely gorgeous renovation of this brick and stone split level home! Home boasts an amazing living space with gorgeous trim detail, designer finishes, and a custom fireplace! The kitchen features all brand new stainless appliances, granite countertops, and a beautiful custom backsplash! The home features new designer baths, doors, trim, flooring, light fixtures, hardware, and more. Right out your back, enjoy your huge fenced backyard! Enjoy your oversized two-car attached garage! with a Brand, new Door , new humidifier * Come for a showing!

25. 2021-03-30
    status Reactivated 566-char remark

    Show marketing remark (566 chars)

    Welcome home! Absolutely gorgeous renovation of this brick and stone split level home! Home boasts an amazing living space with gorgeous trim detail, designer finishes, and a custom fireplace! The kitchen features all brand new stainless appliances, granite countertops, and a beautiful custom backsplash! The home features new designer baths, doors, trim, flooring, light fixtures, hardware, and more. Right out your back, enjoy your huge fenced backyard! Enjoy your oversized two-car attached garage! with a Brand, new Door , new humidifier * Come for a showing!

26. 2021-03-30
    status Contingent 566-char remark

    Show marketing remark (566 chars)

    Welcome home! Absolutely gorgeous renovation of this brick and stone split level home! Home boasts an amazing living space with gorgeous trim detail, designer finishes, and a custom fireplace! The kitchen features all brand new stainless appliances, granite countertops, and a beautiful custom backsplash! The home features new designer baths, doors, trim, flooring, light fixtures, hardware, and more. Right out your back, enjoy your huge fenced backyard! Enjoy your oversized two-car attached garage! with a Brand, new Door , new humidifier * Come for a showing!

27. 2021-03-22
    listed $219,900 New 566-char remark

    Show marketing remark (566 chars)

    Welcome home! Absolutely gorgeous renovation of this brick and stone split level home! Home boasts an amazing living space with gorgeous trim detail, designer finishes, and a custom fireplace! The kitchen features all brand new stainless appliances, granite countertops, and a beautiful custom backsplash! The home features new designer baths, doors, trim, flooring, light fixtures, hardware, and more. Right out your back, enjoy your huge fenced backyard! Enjoy your oversized two-car attached garage! with a Brand, new Door , new humidifier * Come for a showing!

28. 1995-08-28
    soldstatus $84,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $26,816
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − Depreciation: −$5,207
• Taxable income: $3,712
• Est. tax owed @ 24.0%: −$891
• After-tax cash flow: $5,450/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

+113.1% since first listed

14 events — show timeline

• 2026-05-09 Price Changed $179,000 MRED as Distributed by MLS Grid
• 2026-04-23 Listed $199,900 MRED as Distributed by MLS Grid
• 2021-08-20 Sold (Public Records) $210,000 Public Records
• 2021-08-03 Sold (MLS) $210,000 MRED as Distributed by MLS Grid
• 2021-07-14 Pending — MRED as Distributed by MLS Grid
• 2021-06-02 Pending — MRED as Distributed by MLS Grid
• 2021-05-22 Relisted — MRED as Distributed by MLS Grid
• 2021-04-28 Pending — MRED as Distributed by MLS Grid
• 2021-04-23 Relisted — MRED as Distributed by MLS Grid
• 2021-04-01 Pending — MRED as Distributed by MLS Grid
• 2021-03-30 Relisted — MRED as Distributed by MLS Grid
• 2021-03-30 Pending — MRED as Distributed by MLS Grid
• 2021-03-22 Listed $219,900 MRED as Distributed by MLS Grid
• 1995-08-28 Sold (Public Records) $84,000 Public Records

Property tax history

+10.0%/yr

Latest (2023): $10,524 · +115.8% YoY. Source: county tax records.