14414 Drexel Ave · Dolton, IL 60419

$150,000

2 bd · 1.5 ba · 981 sqft · SingleFamily public records · 6 Days on market

Built 1953 5,270 sqft lot Est $111k · 35% over

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Why this score? — see what drove the D- 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 +13.1/30.0
• 1% rule +6.9/10.0
• Rent growth +4.9/5.0
• DSCR +3.9/10.0
• 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

Look no further. This is a perfect house for you! New electric with new fixtures, new kitchen floors with new appliances. New bathroom and much more. This house features 4 bedrooms, a living and dining room. Move-in ready, no need to update anything!

Key facts

• Generous lot
• Functional layout
• Detached garage

Tags

• DETACHED GARAGE
• GENEROUS LOT
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Parcel number 29023180110000
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage on asphalt; 2 garage spaces (2 total parking spaces)
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; One story; Owned as fee simple; Rehab completed in 2021; Built 71–80 years ago; Built before 1978
• Construction: Frame construction
• Exterior features: Lot less than 0.25 acre; Lot dimensions: 5280

Interior

• Kitchen: Kitchen on the main level (9 x 12)
• Bedrooms: 3 bedrooms (plus a 4th possible bedroom); Primary bedroom on the main level (11 x 12); Two additional bedrooms on the second level (9 x 12 and 10 x 12); Additional bedroom-sized room in the basement (10 x 20)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; 7 total rooms
• Laundry & utility: Basement laundry room (12 x 12)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-5 ($-60/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (0.6% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $149k (0.6% below list) — sets the bar for cash-flow.
• Cap rate 6.3% vs local median 9.3% in Dolton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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-, crime D-.
• 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.
• Zoned schools: Berger-Vandenberg Elem School (math 2% / reading 12%, grade F, #1,673 of 2,056 statewide, top 84%, 337 students, 0% FRL); Creative Communications Acad (math 2% / reading 2%, grade F, #660 of 665 statewide, top 100%, 177 students, 0% FRL); Thornridge High School (math 8% / reading 8%, grade F, #589 of 693 statewide, top 86%, 1,057 students, 0% FRL).
• Market conditions: Rents rising fast (+9.7%/yr); 129 active listings in the ZIP; 13 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 37% 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 4.5% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,123 (0.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1953 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.19% ✓
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $110,853
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14341 University Ave	0.35mi	3/1.0 (+1)	1,035 (+6%)	1mo	$100,000	$97	67
14915 Irving Ave	0.72mi	2/1.0	980 (-0%)	4mo	$68,000	$69	61
14819 Irving Ave	0.62mi	3/1.0 (+1)	980 (-0%)	4mo	$130,000	$133	60
14840 Langley Ave	0.62mi	2/1.0	936 (-5%)	2mo	$37,000	$40	60
14642 Dorchester Ave	0.70mi	3/1.0 (+1)	1,013 (+3%)	1mo	$170,000	$168	54
14731 Kimbark Ave	0.67mi	3/1.0 (+1)	1,017 (+4%)	2mo	$115,000	$113	54
14647 Irving Ave	0.48mi	3/2.0 (+1)	889 (-9%)	2mo	$138,000	$155	53
14222 S Woodlawn Ave	0.44mi	3/1.0 (+1)	1,089 (+11%)	2mo	$90,000	$83	52
506 E 144th St	0.72mi	3/1.0 (+1)	1,020 (+4%)	2mo	$48,500	$48	51
506 E 144th Pl	0.72mi	3/1.0 (+1)	912 (-7%)	4mo	$130,000	$143	44
14927 Cottage Grove Ave	0.66mi	3/2.0 (+1)	1,095 (+12%)	1mo	$250,000	$228	42
14700 Avalon Ave	0.55mi	3/1.5 (+1)	1,128 (+15%)	4mo	$125,000	$111	41

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: -9.1%
• Equity multiple: 0.64×
• Total profit: $-14,943
• Equity at exit: $22,365

10-year hold

• IRR: 7.4%
• Equity multiple: 1.73×
• Total profit: $30,511
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,783 high
• Mortgage (P&I): −$787
• Tax from tax record: −$564 /mo · $6,770/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-5

Break-even live

Break-even rent $1,789

Max offer price $149,123

Occupancy floor 95%

Sensitivity live

Price	-10% $475	-5% $37	+0% $-5	+5% $-47	+10% $-90
Rent	-10% $-146	-5% $-75	+0% $-5	+5% $65	+10% $136
Rate	-1.0pp $71	-0.5pp $33	base $-5	+0.5pp $-44	+1.0pp $-83

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	26d	1	0.13mi
14502 Cottage Grove Ave Unit 1S Dolton, IL	1.0	1.0	900	$1,425	$1.58	10d	1	0.13mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	26d	1	0.36mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	24d	1	0.58mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	8d	1	0.80mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	12d	1	0.88mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	26d	1	1.04mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	12d	1	1.23mi
15324 Doctor Martin Luther King Junior Dr Unit 1B Dolton, IL	1.0	1.0	725	$985	$1.36	21d	1	1.31mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	19d	1	1.33mi
495 Madison Ave Unit 1D Calumet City, IL	1.0	1.0	595	$1,175	$1.97	16d	1	1.35mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	0d	1	1.41mi
1450 E 154th Pl Dolton, IL	1.0	1.0	800	$1,250	$1.56	26d	1	1.49mi

Listing history 5 events

1. 2026-06-21
   days on market $150,000 Active 6 DOM
2. 2026-06-18
   days on market $150,000 Active 3 DOM
3. 2026-06-17
   days on market $150,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $150,000 Active 1 DOM

ⓘ 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: $6,770 · $564/mo
• Projected year-2 tax: $6,770 · $564/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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,393
• − Mortgage interest: −$8,402
• − Property taxes: −$6,770
• − Insurance: −$750
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$4,364
• Taxable loss: −$2,317
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $496/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

+152.1% since first listed

10 events — show timeline

• 2026-06-15 Listed $150,000 MRED as Distributed by MLS Grid
• 2021-05-21 Sold (Public Records) $140,000 Public Records
• 2021-03-30 Sold (MLS) $140,000 MRED as Distributed by MLS Grid
• 2021-02-12 Pending — MRED as Distributed by MLS Grid
• 2021-02-02 Listed $139,900 MRED as Distributed by MLS Grid
• 2020-12-02 Sold (MLS) $33,000 MRED as Distributed by MLS Grid
• 2020-07-16 Pending — MRED as Distributed by MLS Grid
• 2020-07-07 Price Changed $43,300 MRED as Distributed by MLS Grid
• 2020-05-28 Listed $49,500 MRED as Distributed by MLS Grid
• 1992-04-16 Sold (Public Records) $59,500 Public Records

Property tax history

+5.5%/yr

Latest (2023): $6,770 · +476.4% YoY. Source: county tax records.