14838 Champlain Ave · Dolton, IL 60419

$125,000

2 bd · 1.0 ba · 980 sqft · SingleFamily public records · 59 Days on market

Built 1950 Est $145k · 14% 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 +13.7/15.0
• 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

Nicely remodeled 3 bedrooms, 1 bathroom house. Great starter home or an investment property. Great Block. Huge garage. no violations in Dolton. cert of occupancy in hand

Key facts

• 2 garage spots
• Built 1950
• Listed 59 days

Property features AI

Finance

• Other: Property estimated living area; Possession at closing
• 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; Electric service available
• Home design: Detached single-family home; One-story; Fee simple ownership; Rehab completed in 2026
• Construction: Brick exterior; Asphalt roof; Built approximately 71–80 years ago; Built before 1978
• Exterior features: Lot smaller than 0.25 acre; Lot dimensions approx. 4,960 sq ft

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Main-level primary bedroom (approx. 12 x 10) with laminate flooring; Main-level bedroom (approx. 12 x 10) with laminate flooring; Main-level bedroom (approx. 9 x 9) with laminate flooring
• Flooring: Laminate throughout main living areas and bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Open living and family areas; Kitchen/dining combo; Crawl space basement
• Laundry & utility: Main-level laundry (approx. 4 x 4)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 9.3% in Dolton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 129 active listings in the ZIP; 11 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 42% 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $75k; list at $125k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1950 — 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. 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: 1.63% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.88%
• DSCR: 1.80
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $145,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14915 Irving Ave	0.08mi	2/1.0	980 (0%)	4mo	$68,000	$69	93
14819 Irving Ave	0.06mi	3/1.0 (+1)	980 (0%)	4mo	$130,000	$133	89
14840 Langley Ave	0.06mi	2/1.0	936 (-4%)	2mo	$37,000	$40	88
14835 Evans Ave	0.15mi	2/1.0	975 (-0%)	6mo	$139,900	$143	87
14647 Irving Ave	0.24mi	3/2.0 (+1)	889 (-9%)	2mo	$138,000	$155	63
14927 Cottage Grove Ave	0.24mi	3/2.0 (+1)	1,095 (+12%)	1mo	$250,000	$228	60
506 E 144th St	0.74mi	3/1.0 (+1)	1,020 (+4%)	2mo	$48,500	$48	52
506 E 144th Pl	0.68mi	3/1.0 (+1)	912 (-7%)	4mo	$130,000	$143	49
15223 Cottage Grove Ave	0.51mi	3/1.0 (+1)	1,099 (+12%)	3mo	$172,000	$157	48
1138 E 151st St	0.72mi	3/1.5 (+1)	1,056 (+8%)	2mo	$210,000	$199	45
14714 Beachview Ter	0.42mi	3/3.0 (+1)	1,100 (+12%)	6mo	$163,000	$148	42
717 E 154th St	0.68mi	3/1.0 (+1)	1,120 (+14%)	2mo	$177,000	$158	38

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: 15.9%
• Equity multiple: 1.68×
• Total profit: $23,906
• Equity at exit: $18,638

10-year hold

• IRR: 28.4%
• Equity multiple: 4.24×
• Total profit: $113,328
• Equity at exit: $10,808

Cash invested: $35,000 (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: 129
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$656
• Tax from tax record: −$382 /mo · $4,584/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $522

Break-even live

Break-even rent $1,379

Max offer price $125,000

Occupancy floor 69%

Sensitivity live

Price	-10% $592	-5% $557	+0% $522	+5% $486	+10% $451
Rent	-10% $360	-5% $441	+0% $522	+5% $602	+10% $683
Rate	-1.0pp $584	-0.5pp $553	base $522	+0.5pp $489	+1.0pp $456

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	23d	1	0.06mi
14502 Cottage Grove Ave Unit 1S Dolton, IL	1.0	1.0	900	$1,425	$1.58	9d	1	0.52mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	25d	1	0.52mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	11d	1	0.59mi
15324 Doctor Martin Luther King Junior Dr Unit 1B Dolton, IL	1.0	1.0	725	$985	$1.36	20d	1	0.67mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	0.69mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	11d	1	1.09mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	7d	1	1.12mi
1450 E 154th Pl Dolton, IL	1.0	1.0	800	$1,250	$1.56	25d	1	1.28mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	25d	1	1.34mi
495 Madison Ave Unit 1D Calumet City, IL	1.0	1.0	595	$1,175	$1.97	15d	1	1.44mi

Listing history 21 events

1. 2026-06-21
   days on market $125,000 Active 59 DOM
2. 2026-06-18
   days on market $125,000 Active 56 DOM
3. 2026-06-17
   days on market $125,000 Active 55 DOM
4. 2026-06-16
   days on market $125,000 Active 54 DOM
5. 2026-06-15
   days on market $125,000 Active 53 DOM
6. 2026-06-13
   days on market $125,000 Active 51 DOM
7. 2026-06-13
   days on market $125,000 Active 50 DOM
8. 2026-06-09
   days on market $125,000 Active 47 DOM
9. 2026-06-08
   pricedays on market $125,000 Active 46 DOM
10. 2026-06-07
    remarks 169-char remark
11. 2026-06-07
    days on market $127,000 Active 45 DOM
12. 2026-06-04
    days on market $127,000 Active 42 DOM
13. 2026-06-03
    days on market $127,000 Active 41 DOM
14. 2026-06-02
    pricedays on market $127,000 Active 40 DOM
15. 2026-06-01
    days on market $128,000 Active 39 DOM
16. 2026-05-31
    days on market $128,000 Active 38 DOM
17. 2026-04-23
    listed $129,000 Active
18. 2025-12-31
    historical
19. 2025-02-26
    listed Active
20. 2001-01-26
    soldstatus $75,000
21. 1992-12-31
    soldstatus $55,000

ⓘ 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: $4,584 · $382/mo
• Projected year-2 tax: $4,584 · $382/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 5/10 Major FEMA zone X (unshaded) · 47% 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: $24,472
• − Mortgage interest: −$7,002
• − Property taxes: −$4,584
• − Insurance: −$625
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − Depreciation: −$3,636
• Taxable income: $4,709
• Est. tax owed @ 24.0%: −$1,130
• After-tax cash flow: $5,128/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

+134.5% since first listed

5 events — show timeline

• 2026-04-23 Listed $129,000 MRED as Distributed by MLS Grid
• 2025-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-02-26 Listed — MRED as Distributed by MLS Grid
• 2001-01-26 Sold (Public Records) $75,000 Public Records
• 1992-12-31 Sold (Public Records) $55,000 Public Records

Property tax history

+4.4%/yr

Latest (2023): $4,584 · +14.8% YoY. Source: county tax records.