13807 Lincoln Ave · Dolton, IL 60419

$184,000

4 bd · 2.0 ba · 2,416 sqft · MultiFamily public records · 63 Days on market

Built 1868 0.44 ac 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: 2 units. confirmed

Listing remarks

First and foremost: LOW TAXES! This five (5) bedroom, two (2) bathroom 2-unit is looking for its newest owner! This well-maintained property is the perfect starter property for a first-time homebuyer, or a smart addition to any investor's portfolio! Each unit has its own private entry and exit. First floor unit:2 Bedrooms 1 Bath w/ spacious living area. (2nd bedroom is small). Galley kitchen includes stainless steel appliances. Laundry hookups in unit. Second floor unit: 3 Bedrooms 1 Bath w/ spacious living room. Updated, modern eat-in kitchen w/ stainless steel appliances, and quartz counter tops. Recessed lighting throughout the unit. Good sized bedrooms & laundry room in unit. A la

Key facts

• Private entry
• Recessed lighting
• Quartz counter tops

Tags

• PRIVATE ENTRY
• STAINLESS STEEL APPLIANCES
• LAUNDRY HOOKUPS
• MODERN EAT-IN KITCHEN
• QUARTZ COUNTER TOPS
• RECESSED LIGHTING

Property features AI

Finance

• Other: Parcel number 29031010020000
• Financial info: Two units in the building; Unit 1 (1st floor): 2 bedrooms, 1 full bath — current rent $1,110; lease expires February 1, 2027; security deposit $0.00; Unit 2 (2nd floor): 3 bedrooms, 1 full bath — current rent $1,200; lease expires March 1, 2026; Special Service Area: No

Exterior

• Parking: 6 total parking spaces
• Utilities: Water from Lake Michigan; Public sewer
• Home design: Two-to-four unit property; Fee simple ownership; Rehabilitated in 2023; Over 100 years old; Built before 1978; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Commuter bus access nearby

Interior

• Kitchen: Stove; Refrigerator
• Bedrooms: 5 bedrooms total
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Window air conditioners in both units
• Interior features: 11 total rooms; Building contains a 3-bedroom unit
• Laundry & utility: Washer and dryer in one unit; laundry hook-up in the other; Tenant pays electricity, gas, and heat for units

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $184k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $806/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $184k).
• Recommended offer: $173k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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; 2 comparable units currently listed for rent nearby; 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $3,789/mo this rent would consume 79% 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 $52k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $62k; list at $184k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1868 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,960 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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 1868 — 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: 2.06% ✓
• Cap rate: 16.81%
• Cash-on-cash: 37.56%
• DSCR: 2.67
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 39.3%
• Equity multiple: 2.81×
• Total profit: $93,047
• Equity at exit: $27,435

10-year hold

• IRR: 48.2%
• Equity multiple: 6.92×
• Total profit: $304,928
• Equity at exit: $15,909

Cash invested: $51,520 (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: 8.1×

Monthly cashflow live

• Estimated rent: $3,789 high
• Mortgage (P&I): −$965
• Tax from tax record: −$339 /mo · $4,068/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$796
• Net cashflow: $1,613

Break-even live

Break-even rent $1,748

Max offer price $184,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,717	-5% $1,665	+0% $1,613	+5% $1,561	+10% $1,509
Rent	-10% $1,313	-5% $1,463	+0% $1,613	+5% $1,762	+10% $1,912
Rate	-1.0pp $1,705	-0.5pp $1,660	base $1,613	+0.5pp $1,565	+1.0pp $1,517

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,788
Total (2 units)			$3,789

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13903 S State St Riverdale, IL	4.0	1.5	2300	$2,650	$1.15	25d	1	0.42mi
19 E 140th Ct Riverdale, IL	3.0	2.0	2076	$2,231	$1.07	8d	1	0.44mi

Listing history 17 events

1. 2026-06-01
   days on market $184,000 Active 63 DOM
2. 2026-05-31
   days on market $184,000 Active 62 DOM
3. 2026-03-30
   listed $184,000 Active
4. 2023-03-11
   historical
5. 2023-02-28
   price
6. 2022-12-20
   listed Active
7. 2021-10-15
   status Active Under Contract (Do Not Show)
8. 2021-10-12
   historical
9. 2021-10-11
   status Active
10. 2021-10-01
    historical
11. 2021-09-24
    status Active
12. 2021-09-23
    status Active Under Contract (Do Not Show)
13. 2021-08-19
    listed Active
14. 2017-01-16
    historical
15. 2016-09-23
    listed New
16. 1999-10-13
    soldstatus $62,000
17. 1995-05-30
    soldstatus $43,000

ⓘ 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: $4,068 · $339/mo
• Projected year-2 tax: $4,122 · $344/mo
• Expected delta: +$54/yr (+$5/mo · 1.3%)

ⓘ 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: $45,468
• − Mortgage interest: −$10,307
• − Property taxes: −$4,068
• − Insurance: −$920
• − Repairs & maintenance: −$3,637
• − Management: −$3,637
• − Depreciation: −$5,353
• Taxable income: $17,545
• Est. tax owed @ 24.0%: −$4,211
• After-tax cash flow: $15,142/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

+327.9% since first listed

15 events — show timeline

• 2026-03-30 Listed $184,000 MRED as Distributed by MLS Grid
• 2023-03-11 Listing Removed — MRED as Distributed by MLS Grid
• 2023-02-28 Price Changed — MRED as Distributed by MLS Grid
• 2022-12-20 Listed — MRED as Distributed by MLS Grid
• 2021-10-15 Pending — MRED as Distributed by MLS Grid
• 2021-10-12 Listing Removed — MRED as Distributed by MLS Grid
• 2021-10-11 Relisted — MRED as Distributed by MLS Grid
• 2021-10-01 Listing Removed — MRED as Distributed by MLS Grid
• 2021-09-24 Relisted — MRED as Distributed by MLS Grid
• 2021-09-23 Pending — MRED as Distributed by MLS Grid
• 2021-08-19 Listed — MRED as Distributed by MLS Grid
• 2017-01-16 Listing Removed — MRED as Distributed by MLS Grid
• 2016-09-23 Listed — MRED as Distributed by MLS Grid
• 1999-10-13 Sold (Public Records) $62,000 Public Records
• 1995-05-30 Sold (Public Records) $43,000 Public Records

Property tax history

+4.5%/yr

Latest (2023): $4,068 · +85.3% YoY. Source: county tax records.