14633 Wabash Ave · Dolton, IL 60419

$104,900

3 bd · 1.5 ba · 1,117 sqft · SingleFamily public records · 89 Days on market

Built 1958 Est $150k · 30% 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

THIS WONDERFULLY REHABBED THREE BEDROOM BRICK/ SIDED BI-LEVEL IS READY FOR YOU!! HAS NEWLY REFINISHED HARDWOOD FLOORS, NEW SECURITY DOORS, C/A, NEW HOT WATER TANK, NEW WINDOWS, NEW BERBER IN LL, NEW KITCHEN & BATHS W/GORGEOUS CERAMIC TILE, & MUCH MORE!! YOU MUST SEE THIS BEAUTY!! BUYER'S INFO & CERTIFIED EM REQUIRED. MAY ASSIST W/CC. ALSO, STOVE/FRIDGE.

Key facts

• Built 1958
• Listed 89 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,184/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 $725 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 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 1958 — 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: 2.08% ✓
• Cap rate: 14.42%
• Cash-on-cash: 29.03%
• DSCR: 2.29
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $149,678
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14525 S Michigan Ave	0.15mi	3/1.0	1,200 (+7%)	2mo	$190,000	$158	77
14633 Wabash Ave	0.00mi	3/7.0	1,150 (+3%)	1mo	$95,000	$83	74
15061 Wabash Ave	0.58mi	3/1.5	1,116 (-0%)	2mo	$150,000	$134	71
14234 S Michigan Ave	0.49mi	3/1.0	1,102 (-1%)	3mo	$114,000	$103	71
302 W 145th St	0.51mi	3/2.0	1,087 (-3%)	1mo	$250,000	$230	69
201 E 143rd St	0.48mi	4/2.0 (+1)	1,129 (+1%)	0mo	$95,000	$84	68
523 E 149th St	0.70mi	3/1.5	1,143 (+2%)	2mo	$80,000	$70	62
14619 Martin Luther King Jr Dr	0.69mi	3/1.0	1,153 (+3%)	2mo	$163,000	$141	58
14135 S La Salle St	0.66mi	3/1.5	1,210 (+8%)	1mo	$60,000	$50	55
14231 S State St	0.50mi	2/1.0 (-1)	1,000 (-10%)	0mo	$145,000	$145	52
506 E 144th St	0.67mi	3/1.0	1,020 (-9%)	2mo	$48,500	$48	51
14825 Perry Ave	0.74mi	4/2.0 (+1)	1,014 (-9%)	1mo	$200,000	$197	43

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: 30.1%
• Equity multiple: 2.36×
• Total profit: $40,019
• Equity at exit: $15,641

10-year hold

• IRR: 40.6%
• Equity multiple: 5.99×
• Total profit: $146,530
• Equity at exit: $9,070

Cash invested: $29,372 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,184 high
• Mortgage (P&I): −$550
• Tax from tax record: −$421 /mo · $5,054/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $711

Break-even live

Break-even rent $1,285

Max offer price $104,900

Occupancy floor 62%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	25d	1	0.30mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	25d	1	0.71mi
14101 S Atlantic Ave Riverdale, IL	2.0	1.0	790	$1,140	$1.44	8d	1	0.76mi
14015 S Stewart Ave Unit 2W Riverdale, IL	2.0	1.0	800	$1,400	$1.75	25d	1	0.94mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	11d	1	1.04mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	1.04mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	1.05mi
13810 S La Salle St #1 Riverdale, IL	3.0	1.0	800	$1,550	$1.94	2d	1	1.07mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	25d	1	1.10mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	1.12mi
13708 S Wentworth Ave Riverdale, IL	3.0	1.5	1500	$2,200	$1.47	22d	1	1.20mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	25d	1	1.20mi
13604 S Wentworth Ave Riverdale, IL	3.0	1.0	1100	$1,200	$1.09	25d	1	1.32mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	1.42mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	1.42mi
724 W 138th St Unit 3 Riverdale, IL	2.0	1.0	800	$1,250	$1.56	19d	1	1.43mi

Listing history 10 events

1. 2026-04-20
   status Pending
2. 2026-03-10
   price $104,900
3. 2026-01-21
   listed $109,900 Active
4. 2025-01-28
   historical
5. 2024-08-19
   listed Active
6. 2007-01-31
   soldstatus $150,000
7. 2007-01-09
   soldstatus $149,900 367-char remark

   Show marketing remark (367 chars)

   THIS WONDERFULLY REHABBED THREE BEDROOM BRICK/ SIDED BI-LEVEL IS READY FOR YOU!! HAS NEWLY REFINISHED HARDWOOD FLOORS, NEW SECURITY DOORS, C/A, NEW HOT WATER TANK, NEW WINDOWS, NEW BERBER IN LL, NEW KITCHEN & BATHS W/GORGEOUS CERAMIC TILE, & MUCH MORE!! YOU MUST SEE THIS BEAUTY!! BUYER'S INFO & CERTIFIED EM REQUIRED. MAY ASSIST W/CC. ALSO, STOVE/FRIDGE.

8. 2006-12-27
   historical 367-char remark

   Show marketing remark (367 chars)

   THIS WONDERFULLY REHABBED THREE BEDROOM BRICK/ SIDED BI-LEVEL IS READY FOR YOU!! HAS NEWLY REFINISHED HARDWOOD FLOORS, NEW SECURITY DOORS, C/A, NEW HOT WATER TANK, NEW WINDOWS, NEW BERBER IN LL, NEW KITCHEN & BATHS W/GORGEOUS CERAMIC TILE, & MUCH MORE!! YOU MUST SEE THIS BEAUTY!! BUYER'S INFO & CERTIFIED EM REQUIRED. MAY ASSIST W/CC. ALSO, STOVE/FRIDGE.

9. 2006-10-16
   listed $149,900 367-char remark

   Show marketing remark (367 chars)

   THIS WONDERFULLY REHABBED THREE BEDROOM BRICK/ SIDED BI-LEVEL IS READY FOR YOU!! HAS NEWLY REFINISHED HARDWOOD FLOORS, NEW SECURITY DOORS, C/A, NEW HOT WATER TANK, NEW WINDOWS, NEW BERBER IN LL, NEW KITCHEN & BATHS W/GORGEOUS CERAMIC TILE, & MUCH MORE!! YOU MUST SEE THIS BEAUTY!! BUYER'S INFO & CERTIFIED EM REQUIRED. MAY ASSIST W/CC. ALSO, STOVE/FRIDGE.

10. 1989-11-15
    soldstatus $62,000

ⓘ 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: $5,054 · $421/mo
• Projected year-2 tax: $5,054 · $421/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: $26,212
• − Mortgage interest: −$5,876
• − Property taxes: −$5,054
• − Insurance: −$524
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − Depreciation: −$3,052
• Taxable income: $7,512
• Est. tax owed @ 24.0%: −$1,803
• After-tax cash flow: $6,725/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

+69.2% since first listed

10 events — show timeline

• 2026-04-20 Pending — MRED as Distributed by MLS Grid
• 2026-03-10 Price Changed $104,900 MRED as Distributed by MLS Grid
• 2026-01-21 Listed $109,900 MRED as Distributed by MLS Grid
• 2025-01-28 Listing Removed — MRED as Distributed by MLS Grid
• 2024-08-19 Listed — MRED as Distributed by MLS Grid
• 2007-01-31 Sold (Public Records) $150,000 Public Records
• 2007-01-09 Sold (MLS) $149,900 MRED as Distributed by MLS Grid
• 2006-12-27 Listing Removed — MRED as Distributed by MLS Grid
• 2006-10-16 Listed $149,900 MRED as Distributed by MLS Grid
• 1989-11-15 Sold (Public Records) $62,000 Public Records

Property tax history

+2.8%/yr

Latest (2023): $5,054 · +290.1% YoY. Source: county tax records.