14526 Cottage Grove Ave · Dolton, IL 60419

$390,000

8 bd · 6.4 ba · — sqft · MultiFamily · 132 Days on market

Built 1965 8,712 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Looking for a great investment? Want to live for free while your tenants pay your mortgage? Looking for a turnkey investment. Well, look no further. This beautifully maintained 4-unit brick building is ready for new owners. It features 2 - two bedrooms, 1 bath units, 1 - one bedroom, 1 bath, and 1 -three bedroom with a bath and a half. Each apartment is wired for ADT, there's a 2-car garage and onsite coin-operated laundry. Appliances are included in each unit and the building is fully occupied. Call today

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1965

Property features AI

Finance

• Other: Special service area: yes; Commuter-friendly location (school bus service, commuter bus, commuter train, interstate access)
• Financial info: Gross annual income reported: $31,892; Expense examples (reported): water & sewer $884, electric $350, trash $1,580, insurance $4,140

Exterior

• Parking: Detached garage with garage door opener; 2 garage spaces; 6 parking spaces total; Off-street parking and unassigned spaces
• Utilities: Water from Lake Michigan; Public sewer
• Home design: Two- to four-unit building; Fee simple ownership; Rehabilitated in 2009; Building age: approximately 61–70 years; Brick construction
• Construction: Brick construction; Built before 1978; Rehab completed in 2009
• Exterior features: Property sits on a cul-de-sac; Lot less than 0.25 acre

Interior

• Kitchen: Each unit includes a stove and refrigerator
• Bedrooms: 8 bedrooms total (units include 1-bed, 2-bed, and 3-bed layouts)
• Bathrooms: 4 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Window air conditioners in units
• Interior features: 17 total rooms; Security system; CO detectors
• Laundry & utility: Tenants pay electric (utility responsibility varies by unit)

What this means for you Summary

Snapshot

• This is a 2×2bd/1.6ba + 1×1bd/1.6ba + 1×3bd/1.5ba units multifamily listed at $390k.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive. Per door: $815/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $390k).
• Recommended offer: $343k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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); 129 active listings in the ZIP; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $7,540/mo this rent would consume 156% 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $109k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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.
• Current owner paid $258k; list at $390k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $343,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.93% ✓
• Cap rate: 16.33%
• Cash-on-cash: 35.84%
• DSCR: 2.59
• GRM: 4.3

CMA / ARV

No comps found within radius.

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14514 Cottage Grove Ave	0.05mi	8/4.5	—	8mo	$295,000	—	71
14137 Greenwood Rd	0.75mi	8/4.0	—	6mo	$300,000	—	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: 37.1%
• Equity multiple: 2.69×
• Total profit: $184,484
• Equity at exit: $58,150

10-year hold

• IRR: 46.2%
• Equity multiple: 6.59×
• Total profit: $609,942
• Equity at exit: $33,720

Cash invested: $109,200 (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: 17.3×

Monthly cashflow live

• Estimated rent: $7,540 high
• Mortgage (P&I): −$2,045
• Tax est. 1.5%: −$488 /mo · $5,850/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,583
• Net cashflow: $3,261

Break-even live

Break-even rent $3,412

Max offer price $390,000

Occupancy floor 52%

Sensitivity live

Price	-10% $3,531	-5% $3,396	+0% $3,261	+5% $3,127	+10% $2,992
Rent	-10% $2,666	-5% $2,964	+0% $3,261	+5% $3,559	+10% $3,857
Rate	-1.0pp $3,458	-0.5pp $3,361	base $3,261	+0.5pp $3,160	+1.0pp $3,058

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.6	$3,764
1× unit	1	1.6	$1,543
1× unit	3	1.5	$2,232
Total (4 units)			$7,540

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $390,000 Active 132 DOM
2. 2026-06-18
   days on market $390,000 Active 129 DOM
3. 2026-06-17
   days on market $390,000 Active 128 DOM
4. 2026-06-16
   days on market $390,000 Active 127 DOM
5. 2026-06-15
   days on market $390,000 Active 126 DOM
6. 2026-06-13
   days on market $390,000 Active 124 DOM
7. 2026-06-13
   remarks 459-char remark
8. 2026-06-13
   days on market $390,000 Active 123 DOM
9. 2026-06-09
   days on market $390,000 Active 120 DOM
10. 2026-06-08
    days on market $390,000 Active 119 DOM
11. 2026-06-07
    days on market $390,000 Active 118 DOM
12. 2026-06-04
    days on market $390,000 Active 115 DOM
13. 2026-06-03
    days on market $390,000 Active 114 DOM
14. 2026-06-02
    days on market $390,000 Active 113 DOM
15. 2026-06-01
    days on market $390,000 Active 112 DOM
16. 2026-05-31
    days on market $390,000 Active 111 DOM
17. 2026-02-09
    listed $390,000 Active
18. 2025-12-19
    historical
19. 2025-12-09
    status Active
20. 2025-12-06
    status Pending
21. 2025-08-08
    listed Active
22. 2023-04-24
    soldstatus $258,000 Closed 517-char remark

    Show marketing remark (517 chars)

    Looking for a great investment? Want to live for free while your tenants pay your mortgage? Looking for a turnkey investment. Well, look no further. This beautifully maintained 4-unit brick building is ready for new owners. It features 2 - two bedrooms, 1 bath units, 1 - one bedroom, 1 bath, and 1 -three bedroom with a bath and a half. Each apartment is wired for ADT, there's a 2-car garage and onsite coin-operated laundry. Appliances are included in each unit and the building is fully occupied. Call today

23. 2023-02-27
    status Pending 517-char remark

    Show marketing remark (517 chars)

    Looking for a great investment? Want to live for free while your tenants pay your mortgage? Looking for a turnkey investment. Well, look no further. This beautifully maintained 4-unit brick building is ready for new owners. It features 2 - two bedrooms, 1 bath units, 1 - one bedroom, 1 bath, and 1 -three bedroom with a bath and a half. Each apartment is wired for ADT, there's a 2-car garage and onsite coin-operated laundry. Appliances are included in each unit and the building is fully occupied. Call today

24. 2023-02-11
    status Active 517-char remark

    Show marketing remark (517 chars)

    Looking for a great investment? Want to live for free while your tenants pay your mortgage? Looking for a turnkey investment. Well, look no further. This beautifully maintained 4-unit brick building is ready for new owners. It features 2 - two bedrooms, 1 bath units, 1 - one bedroom, 1 bath, and 1 -three bedroom with a bath and a half. Each apartment is wired for ADT, there's a 2-car garage and onsite coin-operated laundry. Appliances are included in each unit and the building is fully occupied. Call today

25. 2023-01-30
    status Pending 517-char remark

    Show marketing remark (517 chars)

    Looking for a great investment? Want to live for free while your tenants pay your mortgage? Looking for a turnkey investment. Well, look no further. This beautifully maintained 4-unit brick building is ready for new owners. It features 2 - two bedrooms, 1 bath units, 1 - one bedroom, 1 bath, and 1 -three bedroom with a bath and a half. Each apartment is wired for ADT, there's a 2-car garage and onsite coin-operated laundry. Appliances are included in each unit and the building is fully occupied. Call today

26. 2023-01-28
    status Active 517-char remark

    Show marketing remark (517 chars)

    Looking for a great investment? Want to live for free while your tenants pay your mortgage? Looking for a turnkey investment. Well, look no further. This beautifully maintained 4-unit brick building is ready for new owners. It features 2 - two bedrooms, 1 bath units, 1 - one bedroom, 1 bath, and 1 -three bedroom with a bath and a half. Each apartment is wired for ADT, there's a 2-car garage and onsite coin-operated laundry. Appliances are included in each unit and the building is fully occupied. Call today

27. 2023-01-25
    status Pending 517-char remark

    Show marketing remark (517 chars)

    Looking for a great investment? Want to live for free while your tenants pay your mortgage? Looking for a turnkey investment. Well, look no further. This beautifully maintained 4-unit brick building is ready for new owners. It features 2 - two bedrooms, 1 bath units, 1 - one bedroom, 1 bath, and 1 -three bedroom with a bath and a half. Each apartment is wired for ADT, there's a 2-car garage and onsite coin-operated laundry. Appliances are included in each unit and the building is fully occupied. Call today

28. 2022-12-19
    status Active 517-char remark

    Show marketing remark (517 chars)

    Looking for a great investment? Want to live for free while your tenants pay your mortgage? Looking for a turnkey investment. Well, look no further. This beautifully maintained 4-unit brick building is ready for new owners. It features 2 - two bedrooms, 1 bath units, 1 - one bedroom, 1 bath, and 1 -three bedroom with a bath and a half. Each apartment is wired for ADT, there's a 2-car garage and onsite coin-operated laundry. Appliances are included in each unit and the building is fully occupied. Call today

29. 2022-12-19
    price $290,000 517-char remark

    Show marketing remark (517 chars)

    Looking for a great investment? Want to live for free while your tenants pay your mortgage? Looking for a turnkey investment. Well, look no further. This beautifully maintained 4-unit brick building is ready for new owners. It features 2 - two bedrooms, 1 bath units, 1 - one bedroom, 1 bath, and 1 -three bedroom with a bath and a half. Each apartment is wired for ADT, there's a 2-car garage and onsite coin-operated laundry. Appliances are included in each unit and the building is fully occupied. Call today

30. 2022-12-06
    historical Contingent - Continue to Show 517-char remark

    Show marketing remark (517 chars)

    Looking for a great investment? Want to live for free while your tenants pay your mortgage? Looking for a turnkey investment. Well, look no further. This beautifully maintained 4-unit brick building is ready for new owners. It features 2 - two bedrooms, 1 bath units, 1 - one bedroom, 1 bath, and 1 -three bedroom with a bath and a half. Each apartment is wired for ADT, there's a 2-car garage and onsite coin-operated laundry. Appliances are included in each unit and the building is fully occupied. Call today

31. 2022-09-19
    listed $299,900 Active 517-char remark

    Show marketing remark (517 chars)

    Looking for a great investment? Want to live for free while your tenants pay your mortgage? Looking for a turnkey investment. Well, look no further. This beautifully maintained 4-unit brick building is ready for new owners. It features 2 - two bedrooms, 1 bath units, 1 - one bedroom, 1 bath, and 1 -three bedroom with a bath and a half. Each apartment is wired for ADT, there's a 2-car garage and onsite coin-operated laundry. Appliances are included in each unit and the building is fully occupied. Call today

ⓘ 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: $90,480
• − Mortgage interest: −$21,846
• − Property taxes: −$5,850
• − Insurance: −$1,950
• − Repairs & maintenance: −$7,238
• − Management: −$7,238
• − Depreciation: −$11,345
• Taxable income: $35,012
• Est. tax owed @ 24.0%: −$8,403
• After-tax cash flow: $30,734/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

+30.0% since first listed

15 events — show timeline

• 2026-02-09 Listed $390,000 MRED as Distributed by MLS Grid
• 2025-12-19 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-09 Relisted — MRED as Distributed by MLS Grid
• 2025-12-06 Pending — MRED as Distributed by MLS Grid
• 2025-08-08 Listed — MRED as Distributed by MLS Grid
• 2023-04-24 Sold (MLS) $258,000 MRED as Distributed by MLS Grid
• 2023-02-27 Pending — MRED as Distributed by MLS Grid
• 2023-02-11 Relisted — MRED as Distributed by MLS Grid
• 2023-01-30 Pending — MRED as Distributed by MLS Grid
• 2023-01-28 Relisted — MRED as Distributed by MLS Grid
• 2023-01-25 Pending — MRED as Distributed by MLS Grid
• 2022-12-19 Relisted — MRED as Distributed by MLS Grid
• 2022-12-19 Price Changed $290,000 MRED as Distributed by MLS Grid
• 2022-12-06 Contingent — MRED as Distributed by MLS Grid
• 2022-09-19 Listed $299,900 MRED as Distributed by MLS Grid