14737 Kimbark Ave · Dolton, IL 60419

$195,500

3 bd · 1.5 ba · 1,128 sqft · SingleFamily public records · 64 Days on market

Built 1957 4,920 sqft lot Est $166k · 18% 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 +23.8/30.0
• DSCR +7.7/10.0
• 1% rule +7.1/10.0
• 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

This welcoming three-bedroom, one and a half bath split-level home offers endless potential. Boasting beautiful hardwood floors throughout, this property provides a solid foundation to create your dream space. The finished lower level family room opens up to a space for storage and a convenient laundry area in the utility room. The ample sized rear yard with a two-car garage, is perfect for outdoor activities and gatherings. While the home does require a vision, it presents an incredible opportunity to customize and renovate to your personal taste. Don't miss the chance to transform this house into your perfect home!

Key facts

• Modern upgrades
• Brick home
• Hardwood floors

Tags

• BRICK HOME
• MODERN UPGRADES
• SEPARATE FORMAL KITCHEN
• CUSTOM WHITE CABINETRY
• STAINLESS STEEL APPLIANCES
• HARDWOOD FLOORS

Property features AI

Finance

• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage; Two garage spaces (two total parking spaces)
• Utilities: Lake Michigan water; Public sewer
• Home design: Detached single-family home; 1.5-story; Fee simple ownership; Rehab completed in 2025; Built approximately 61-70 years ago; Built before 1978
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 40 x 123; Less than 0.25 acre lot

Interior

• Kitchen: Updated kitchen; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms (master 2nd level; two additional bedrooms on 2nd level); Bedroom dimensions include 13 x 11 for master, 13 x 10 and 10 x 9 for other bedrooms
• Bathrooms: One full bath; One half bath
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; Kitchen/dining combo; Six total rooms
• Laundry & utility: Laundry room; Utility room on lower level (approx. 10 x 15)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $196k).
• Recommended offer: $184k (6.0% 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; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $2,356/mo this rent would consume 49% 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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $55k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $96k; list at $196k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $183,770 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.21% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.27%
• DSCR: 1.37
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $165,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14842 Shepard Dr	0.11mi	3/1.5	1,141 (+1%)	2mo	$135,000	$118	92
15043 Meadow Ln	0.39mi	3/1.0	1,151 (+2%)	1mo	$130,000	$113	75
14642 Dorchester Ave	0.15mi	3/1.0	1,013 (-10%)	1mo	$170,000	$168	74
14738 Blackstone Ave	0.22mi	3/1.0	1,017 (-10%)	1mo	$150,000	$147	71
14610 Blackstone Ave	0.29mi	3/1.0	1,017 (-10%)	1mo	$150,000	$147	68
1138 E 151st St	0.43mi	3/1.5	1,056 (-6%)	2mo	$210,000	$199	67
14521 Kenwood Ave	0.29mi	3/2.5	1,249 (+11%)	1mo	$215,000	$172	63
14927 Cottage Grove Ave	0.67mi	3/2.0	1,095 (-3%)	1mo	$250,000	$228	61
14341 University Ave	0.53mi	3/1.0	1,035 (-8%)	1mo	$100,000	$97	59
14222 S Woodlawn Ave	0.68mi	3/1.0	1,089 (-4%)	2mo	$90,000	$83	58
14315 Dobson Ave	0.63mi	4/2.0 (+1)	1,200 (+6%)	1mo	$194,888	$162	52
370 Clyde Ave	0.72mi	3/2.0	973 (-14%)	0mo	$105,000	$108	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: 2.2%
• Equity multiple: 1.09×
• Total profit: $4,911
• Equity at exit: $29,150

10-year hold

• IRR: 16.5%
• Equity multiple: 2.69×
• Total profit: $92,360
• Equity at exit: $16,903

Cash invested: $54,740 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,356 high
• Mortgage (P&I): −$1,025
• Tax from tax record: −$378 /mo · $4,532/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $377

Break-even live

Break-even rent $1,879

Max offer price $195,500

Occupancy floor 79%

Sensitivity live

Price	-10% $488	-5% $432	+0% $377	+5% $322	+10% $266
Rent	-10% $191	-5% $284	+0% $377	+5% $470	+10% $563
Rate	-1.0pp $476	-0.5pp $427	base $377	+0.5pp $326	+1.0pp $275

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: $48,875
• Closing costs: $5,865
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	20d	1	0.08mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	11d	1	0.20mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	7d	1	0.26mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	19d	1	0.39mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	4d	1	0.56mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	8d	1	0.65mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	2d	1	0.74mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	25d	1	0.77mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	18d	1	0.78mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	0.84mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	0.84mi
660 Clyde Ave Calumet City, IL	3.0	1.5	1400	$1,750	$1.25	3d	1	1.01mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	1.06mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	20d	1	1.10mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1100	$1,800	$1.64	12d	1	1.10mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	22d	1	1.10mi
250 Yates Ave Unit 1616 Dolton 1E Calumet City, IL	2.0	1.0	875	$1,465	$1.67	8d	1	1.10mi
1601 Downs Dr Unit 3S Calumet City, IL	2.0	1.0	750	$1,400	$1.87	25d	1	1.12mi
659 Paxton Ave Calumet City, IL	3.0	2.0	1255	$2,461	$1.96	11d	1	1.13mi
460 Hoxie Ave Unit R Calumet City, IL	2.0	1.0	800	$1,650	$2.06	8d	1	1.29mi
460 Hoxie Ave Unit R Calumet City, IL	2.0	1.0	800	$1,650	$2.06	14d	1	1.29mi
14518 S Hoxie Ave Chicago, IL	3.0	1.5	1128	$2,450	$2.17	2d	1	1.29mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	1.32mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	1.32mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	11d	1	1.35mi
14501 Torrence Ave Unit 3A Burnham, IL	2.0	1.0	800	$1,250	$1.56	11d	1	1.39mi
14501 S Torrence Ave Chicago, IL	1.0–2.0	1.0	737	$1,250	$1.69	13d	2	1.39mi

Listing history 34 events

1. 2026-06-18
   days on market $195,500 Active 64 DOM
2. 2026-06-17
   days on market $195,500 Active 63 DOM
3. 2026-06-16
   days on market $195,500 Active 62 DOM
4. 2026-06-15
   days on market $195,500 Active 61 DOM
5. 2026-06-13
   days on market $195,500 Active 59 DOM
6. 2026-06-13
   days on market $195,500 Active 58 DOM
7. 2026-06-09
   days on market $195,500 Active 55 DOM
8. 2026-06-08
   days on market $195,500 Active 54 DOM
9. 2026-06-07
   days on market $195,500 Active 53 DOM
10. 2026-06-04
    days on market $195,500 Active 50 DOM
11. 2026-06-03
    days on market $195,500 Active 49 DOM
12. 2026-06-02
    days on market $195,500 Active 48 DOM
13. 2026-06-01
    days on market $195,500 Active 47 DOM
14. 2026-05-31
    days on market $195,500 Active 46 DOM
15. 2026-05-20
    price $195,500
16. 2026-05-20
    price $157,500
17. 2026-05-06
    status Active
18. 2026-05-03
    historical Contingent - Continue to Show
19. 2026-04-30
    status Active
20. 2026-03-05
    status Pending
21. 2026-02-18
    listed $195,500 Active
22. 2026-01-31
    historical
23. 2026-01-23
    status Active
24. 2025-12-31
    historical Contingent - Continue to Show
25. 2025-11-14
    price
26. 2025-10-24
    listed Active
27. 2025-02-14
    soldstatus $95,600 Closed 625-char remark

    Show marketing remark (625 chars)

    This welcoming three-bedroom, one and a half bath split-level home offers endless potential. Boasting beautiful hardwood floors throughout, this property provides a solid foundation to create your dream space. The finished lower level family room opens up to a space for storage and a convenient laundry area in the utility room. The ample sized rear yard with a two-car garage, is perfect for outdoor activities and gatherings. While the home does require a vision, it presents an incredible opportunity to customize and renovate to your personal taste. Don't miss the chance to transform this house into your perfect home!

28. 2024-06-26
    status Pending 625-char remark

    Show marketing remark (625 chars)

    This welcoming three-bedroom, one and a half bath split-level home offers endless potential. Boasting beautiful hardwood floors throughout, this property provides a solid foundation to create your dream space. The finished lower level family room opens up to a space for storage and a convenient laundry area in the utility room. The ample sized rear yard with a two-car garage, is perfect for outdoor activities and gatherings. While the home does require a vision, it presents an incredible opportunity to customize and renovate to your personal taste. Don't miss the chance to transform this house into your perfect home!

29. 2024-06-08
    historical Contingent - Continue to Show 625-char remark

    Show marketing remark (625 chars)

    This welcoming three-bedroom, one and a half bath split-level home offers endless potential. Boasting beautiful hardwood floors throughout, this property provides a solid foundation to create your dream space. The finished lower level family room opens up to a space for storage and a convenient laundry area in the utility room. The ample sized rear yard with a two-car garage, is perfect for outdoor activities and gatherings. While the home does require a vision, it presents an incredible opportunity to customize and renovate to your personal taste. Don't miss the chance to transform this house into your perfect home!

30. 2024-05-21
    listed $85,000 Active 625-char remark

    Show marketing remark (625 chars)

    This welcoming three-bedroom, one and a half bath split-level home offers endless potential. Boasting beautiful hardwood floors throughout, this property provides a solid foundation to create your dream space. The finished lower level family room opens up to a space for storage and a convenient laundry area in the utility room. The ample sized rear yard with a two-car garage, is perfect for outdoor activities and gatherings. While the home does require a vision, it presents an incredible opportunity to customize and renovate to your personal taste. Don't miss the chance to transform this house into your perfect home!

31. 1998-09-04
    soldstatus $46,000
32. 1998-06-29
    soldstatus $59,000
33. 1994-01-18
    soldstatus $83,000
34. 1986-06-01
    soldstatus $52,000

ⓘ 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: $4,532 · $378/mo
• Projected year-2 tax: $4,532 · $378/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: $28,276
• − Mortgage interest: −$10,951
• − Property taxes: −$4,532
• − Insurance: −$978
• − Repairs & maintenance: −$2,262
• − Management: −$2,262
• − Depreciation: −$5,687
• Taxable income: $1,604
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $4,141/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

+276.0% since first listed

20 events — show timeline

• 2026-05-20 Price Changed $195,500 MRED as Distributed by MLS Grid
• 2026-05-20 Price Changed $157,500 MRED as Distributed by MLS Grid
• 2026-05-06 Relisted — MRED as Distributed by MLS Grid
• 2026-05-03 Contingent — MRED as Distributed by MLS Grid
• 2026-04-30 Relisted — MRED as Distributed by MLS Grid
• 2026-03-05 Pending — MRED as Distributed by MLS Grid
• 2026-02-18 Listed $195,500 MRED as Distributed by MLS Grid
• 2026-01-31 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-23 Relisted — MRED as Distributed by MLS Grid
• 2025-12-31 Contingent — MRED as Distributed by MLS Grid
• 2025-11-14 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-24 Listed — MRED as Distributed by MLS Grid
• 2025-02-14 Sold (MLS) $95,600 MRED as Distributed by MLS Grid
• 2024-06-26 Pending — MRED as Distributed by MLS Grid
• 2024-06-08 Contingent — MRED as Distributed by MLS Grid
• 2024-05-21 Listed $85,000 MRED as Distributed by MLS Grid
• 1998-09-04 Sold (Public Records) $46,000 Public Records
• 1998-06-29 Sold (Public Records) $59,000 Public Records
• 1994-01-18 Sold (Public Records) $83,000 Public Records
• 1986-06-01 Sold (Public Records) $52,000 Public Records

Property tax history

+0.2%/yr

Latest (2023): $4,532 · +17.8% YoY. Source: county tax records.