14549 Lincoln Ave · Dolton, IL 60419

$100,320

3 bd · 1.0 ba · 1,157 sqft · SingleFamily public records · 51 Days on market

Built 1987 5,904 sqft lot Est $187k · 46% 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 +15.0/15.0
• 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 MLS

There are no remarks available.

Key facts

• 5,904 sq ft lot
• 2 garage spots
• Built 1987

Property features AI

Finance

• Other: Property located in Dolton, Thornton Township; Directions: 94E to Sibley BLVD, N on Lincoln Ave
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned) with 2 garage spaces; Total parking for 5 vehicles
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Rehab completed in 2019
• Construction: Brick and cedar exterior; Estimated 31–40 years old; Not built before 1978
• Exterior features: Lot approximately 48 x 123; Lot less than 0.25 acre; Driveway

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (all on main level); Master bedroom on main level
• Flooring: Wood laminate flooring in living room, kitchen, master and two additional bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Crawl space basement; 5 total rooms
• Laundry & utility: Main-level laundry (7 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• At $2,293/mo this rent would consume 48% 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 $694 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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.

Recommended offer $97,310 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.29% ✓
• Cap rate: 19.67%
• Cash-on-cash: 47.78%
• DSCR: 3.13
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $187,434
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14315 Dobson Ave	0.35mi	4/2.0 (+1)	1,200 (+4%)	1mo	$194,888	$162	68
14842 Shepard Dr	0.58mi	3/1.5	1,141 (-1%)	2mo	$135,000	$118	67
14619 Martin Luther King Jr Dr	0.68mi	3/1.0	1,153 (-0%)	2mo	$163,000	$141	66
14341 University Ave	0.37mi	3/1.0	1,035 (-10%)	1mo	$100,000	$97	64
14222 S Woodlawn Ave	0.53mi	3/1.0	1,089 (-6%)	2mo	$90,000	$83	64
14927 Cottage Grove Ave	0.49mi	3/2.0	1,095 (-5%)	1mo	$250,000	$228	64
14521 Kenwood Ave	0.52mi	3/2.5	1,249 (+8%)	1mo	$215,000	$172	56
14642 Dorchester Ave	0.56mi	3/1.0	1,013 (-12%)	1mo	$170,000	$168	53
1138 E 151st St	0.68mi	3/1.5	1,056 (-9%)	2mo	$210,000	$199	50
14610 Blackstone Ave	0.67mi	3/1.0	1,017 (-12%)	1mo	$150,000	$147	48
14738 Blackstone Ave	0.71mi	3/1.0	1,017 (-12%)	1mo	$150,000	$147	46
14819 Evers St	0.64mi	4/2.0 (+1)	1,304 (+13%)	0mo	$227,000	$174	40

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: 50.8%
• Equity multiple: 3.39×
• Total profit: $67,136
• Equity at exit: $14,958

10-year hold

• IRR: 58.2%
• Equity multiple: 8.32×
• Total profit: $205,494
• Equity at exit: $8,674

Cash invested: $28,090 (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: 3.6×

Monthly cashflow live

• Estimated rent: $2,293 high
• Mortgage (P&I): −$526
• Tax est. 1.5%: −$125 /mo · $1,505/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $1,118

Break-even live

Break-even rent $878

Max offer price $100,320

Occupancy floor 46%

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: $25,080
• Closing costs: $3,010
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	24d	1	0.26mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	18d	1	0.36mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	0.48mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	24d	1	0.55mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	24d	1	0.55mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	19d	1	0.57mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	0.67mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	0.70mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	7d	1	0.93mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	3d	1	1.07mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	10d	1	1.11mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	17d	1	1.21mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	24d	1	1.21mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	7d	1	1.23mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	1.23mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	1d	1	1.24mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	24d	1	1.26mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	24d	1	1.45mi
660 Clyde Ave Calumet City, IL	3.0	1.5	1400	$1,750	$1.25	3d	1	1.50mi

Listing history 35 events

1. 2026-06-18
   days on market $100,320 Active 51 DOM
2. 2026-06-17
   days on market $100,320 Active 50 DOM
3. 2026-06-16
   days on market $100,320 Active 49 DOM
4. 2026-06-15
   days on market $100,320 Active 48 DOM
5. 2026-06-13
   days on market $100,320 Active 46 DOM
6. 2026-06-13
   days on market $100,320 Active 45 DOM
7. 2026-06-09
   days on market $100,320 Active 42 DOM
8. 2026-06-08
   days on market $100,320 Active 41 DOM
9. 2026-06-07
   days on market $100,320 Active 40 DOM
10. 2026-06-04
    days on market $100,320 Active 37 DOM
11. 2026-06-03
    days on market $100,320 Active 36 DOM
12. 2026-06-02
    days on market $100,320 Active 35 DOM
13. 2026-06-01
    days on market $100,320 Active 34 DOM
14. 2026-05-31
    days on market $100,320 Active 33 DOM
15. 2026-04-28
    listed $100,320 Active
16. 2022-11-16
    soldstatus $170,000
17. 2022-11-14
    soldstatus $170,000 Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2022-10-05
    historical Contingent - Continue to Show 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2022-09-02
    listed $168,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2022-07-05
    historical
21. 2022-06-16
    price
22. 2022-06-02
    listed Active
23. 2019-05-16
    soldstatus $130,000
24. 2019-04-30
    soldstatus $129,900 Closed Sale
25. 2019-03-30
    historical Contingent
26. 2019-03-26
    listed $129,900 New
27. 2018-11-02
    soldstatus $38,000 Closed Sale
28. 2018-10-18
    status Pending
29. 2018-10-15
    historical Contingent
30. 2018-09-27
    listed $36,000 New
31. 2013-06-27
    historical
32. 2013-06-26
    historical Contingent
33. 2013-06-20
    listed New
34. 1998-12-22
    soldstatus $72,000
35. 1998-12-22
    soldstatus $72,000

ⓘ 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: $27,521
• − Mortgage interest: −$5,619
• − Property taxes: −$1,505
• − Insurance: −$502
• − Repairs & maintenance: −$2,202
• − Management: −$2,202
• − Depreciation: −$2,918
• Taxable income: $12,573
• Est. tax owed @ 24.0%: −$3,018
• After-tax cash flow: $10,404/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

+39.3% since first listed

21 events — show timeline

• 2026-04-28 Listed $100,320 MRED as Distributed by MLS Grid
• 2022-11-16 Sold (Public Records) $170,000 Public Records
• 2022-11-14 Sold (MLS) $170,000 MRED as Distributed by MLS Grid
• 2022-10-05 Contingent — MRED as Distributed by MLS Grid
• 2022-09-02 Listed $168,000 MRED as Distributed by MLS Grid
• 2022-07-05 Listing Removed — MRED as Distributed by MLS Grid
• 2022-06-16 Price Changed — MRED as Distributed by MLS Grid
• 2022-06-02 Listed — MRED as Distributed by MLS Grid
• 2019-05-16 Sold (Public Records) $130,000 Public Records
• 2019-04-30 Sold (MLS) $129,900 MRED as Distributed by MLS Grid
• 2019-03-30 Contingent — MRED as Distributed by MLS Grid
• 2019-03-26 Listed $129,900 MRED as Distributed by MLS Grid
• 2018-11-02 Sold (MLS) $38,000 MRED as Distributed by MLS Grid
• 2018-10-18 Pending — MRED as Distributed by MLS Grid
• 2018-10-15 Contingent — MRED as Distributed by MLS Grid
• 2018-09-27 Listed $36,000 MRED as Distributed by MLS Grid
• 2013-06-27 Listing Removed — MRED as Distributed by MLS Grid
• 2013-06-26 Contingent — MRED as Distributed by MLS Grid
• 2013-06-20 Listed — MRED as Distributed by MLS Grid
• 1998-12-22 Sold (Public Records) $72,000 Public Records
• 1998-12-22 Sold (Public Records) $72,000 Public Records

Property tax history

+6.4%/yr

Latest (2023): $6,206 · +45.8% YoY. Source: county tax records.