15029 Irving Ave · Dolton, IL 60419

$214,900

3 bd · 1.0 ba · 1,233 sqft · SingleFamily public records · 146 Days on market

Built 1962 5,600 sqft lot Est $195k · 10% 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 +13.7/30.0
• 1% rule +6.7/10.0
• Rent growth +4.9/5.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remember the first time you fell in love? Get ready to fall in love all over again. Imagine walking into this beautiful home with hardwood floors and nicely sized rooms. The backyard is sprawling perfect for a summertime bbq. Put in just a little sweat equity to turn this into an awe aspiring space. Great for investors or first time home buyers. SHORT SALE APPROVED AT LIST PRICE!

Key facts

• New furnace
• Driveway replaced
• Renovated in 2022

Tags

• RENOVATED IN 2022
• NEW FURNACE
• NEW A C
• DRIVEWAY REPLACED
• ROOF APPROXIMATELY 8 YEARS OLD

Property features AI

Finance

• Other: Property is being leased (tenant rights apply); Directions: East of Chicago Road, south of Sibley (Dolton)
• Financial info: Special service area: No
• HOA & community: No master association fees required

Exterior

• Parking: Detached garage (2 garage spaces, 2 total parking spaces)
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Rehab completed in 2022; Built before 1978 (age approx. 61–70 years)
• Construction: Brick construction
• Exterior features: Lot dimensions about 40 x 140; Lot less than 0.25 acre; Property currently leased

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Microwave; Kitchen (main level) — approximately 19 x 10
• Bedrooms: Master bedroom (main level) — approximately 15 x 11; Bedroom — approximately 10 x 11; Bedroom — approximately 11 x 10; Additional bedroom in finished basement — approximately 12 x 11 (counts as possible 4th bedroom)
• Bathrooms: 1 full bathroom; 1 half bathroom; Basement includes a bathroom
• Heating & cooling: Natural gas heating with baseboard units; Central air conditioning
• Interior features: Finished full basement; 6 total rooms; Great room; Dining room; Family room; Living room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $14 ($167/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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-, 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; 16 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).
• At $2,510/mo this rent would consume 52% 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 $60k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $33k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $215k implies a 258% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.

Recommended offer $189,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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 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: 1.17% ✓
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $194,814
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 E 152nd St	0.28mi	3/1.5	1,146 (-7%)	1mo	$153,000	$134	72
14819 Evers St	0.30mi	4/2.0 (+1)	1,304 (+6%)	0mo	$227,000	$174	67
14927 Cottage Grove Ave	0.28mi	3/2.0	1,095 (-11%)	1mo	$250,000	$228	64
717 E 154th St	0.46mi	3/1.0	1,120 (-9%)	2mo	$177,000	$158	62
15265 Drexel Ave	0.50mi	3/2.0	1,344 (+9%)	2mo	$155,000	$115	56
15505 Drexel Ave	0.68mi	4/2.0 (+1)	1,200 (-3%)	2mo	$205,000	$171	54
15509 Rose Dr	0.59mi	2/1.0 (-1)	1,100 (-11%)	0mo	$135,000	$123	49
15061 Wabash Ave	0.68mi	3/1.5	1,116 (-10%)	2mo	$150,000	$134	49
15518 Maple St	0.59mi	4/2.0 (+1)	1,345 (+9%)	1mo	$120,000	$89	47
686 E 155th St	0.53mi	2/1.0 (-1)	1,400 (+14%)	2mo	$157,000	$112	46
1138 E 151st St	0.70mi	3/1.5	1,056 (-14%)	2mo	$210,000	$199	40
15542 S Park Ave	0.69mi	4/2.0 (+1)	1,066 (-14%)	1mo	$193,900	$182	35

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: -8.7%
• Equity multiple: 0.66×
• Total profit: $-20,338
• Equity at exit: $32,042

10-year hold

• IRR: 7.7%
• Equity multiple: 1.75×
• Total profit: $45,161
• Equity at exit: $18,581

Cash invested: $60,172 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,510 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$752 /mo · $9,027/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $14

Break-even live

Break-even rent $2,492

Max offer price $214,900

Occupancy floor 94%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	24d	1	0.20mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	0.32mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	10d	1	0.38mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	0.52mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	0.52mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	24d	1	0.79mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	8d	1	0.82mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	24d	1	0.96mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	24d	1	1.02mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	19d	1	1.05mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	19d	1	1.07mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	1.15mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	1.23mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	24d	1	1.35mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	6d	1	1.38mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	4d	1	1.45mi

Listing history 26 events

1. 2026-06-18
   days on market $214,900 Active 146 DOM
2. 2026-06-17
   days on market $214,900 Active 145 DOM
3. 2026-06-16
   days on market $214,900 Active 144 DOM
4. 2026-06-15
   days on market $214,900 Active 143 DOM
5. 2026-06-13
   days on market $214,900 Active 141 DOM
6. 2026-06-13
   days on market $214,900 Active 140 DOM
7. 2026-06-09
   days on market $214,900 Active 137 DOM
8. 2026-06-08
   days on market $214,900 Active 136 DOM
9. 2026-06-07
   days on market $214,900 Active 135 DOM
10. 2026-06-04
    days on market $214,900 Active 132 DOM
11. 2026-06-03
    days on market $214,900 Active 131 DOM
12. 2026-06-02
    days on market $214,900 Active 130 DOM
13. 2026-06-01
    days on market $214,900 Active 129 DOM
14. 2026-05-31
    days on market $214,900 Active 128 DOM
15. 2026-04-09
    price $214,900
16. 2026-02-15
    price $229,000
17. 2026-01-22
    listed $248,000 Active
18. 2019-12-23
    soldstatus $60,000
19. 2019-12-12
    soldstatus $60,000 Closed Sale 383-char remark

    Show marketing remark (383 chars)

    Remember the first time you fell in love? Get ready to fall in love all over again. Imagine walking into this beautiful home with hardwood floors and nicely sized rooms. The backyard is sprawling perfect for a summertime bbq. Put in just a little sweat equity to turn this into an awe aspiring space. Great for investors or first time home buyers. SHORT SALE APPROVED AT LIST PRICE!

20. 2019-10-15
    historical Contingent (Do Not Show) 383-char remark

    Show marketing remark (383 chars)

    Remember the first time you fell in love? Get ready to fall in love all over again. Imagine walking into this beautiful home with hardwood floors and nicely sized rooms. The backyard is sprawling perfect for a summertime bbq. Put in just a little sweat equity to turn this into an awe aspiring space. Great for investors or first time home buyers. SHORT SALE APPROVED AT LIST PRICE!

21. 2019-10-07
    price $72,000 383-char remark

    Show marketing remark (383 chars)

    Remember the first time you fell in love? Get ready to fall in love all over again. Imagine walking into this beautiful home with hardwood floors and nicely sized rooms. The backyard is sprawling perfect for a summertime bbq. Put in just a little sweat equity to turn this into an awe aspiring space. Great for investors or first time home buyers. SHORT SALE APPROVED AT LIST PRICE!

22. 2019-10-01
    listed $78,000 New 383-char remark

    Show marketing remark (383 chars)

    Remember the first time you fell in love? Get ready to fall in love all over again. Imagine walking into this beautiful home with hardwood floors and nicely sized rooms. The backyard is sprawling perfect for a summertime bbq. Put in just a little sweat equity to turn this into an awe aspiring space. Great for investors or first time home buyers. SHORT SALE APPROVED AT LIST PRICE!

23. 2019-09-27
    historical
24. 2019-09-06
    listed New
25. 2003-06-24
    soldstatus $125,000
26. 1993-04-14
    soldstatus $90,000

ⓘ 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: $9,027 · $752/mo
• Projected year-2 tax: $9,027 · $752/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: $30,117
• − Mortgage interest: −$12,038
• − Property taxes: −$9,027
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,409
• − Management: −$2,409
• − Depreciation: −$6,252
• Taxable loss: −$3,093
• Est. tax savings @ 24.0%: +$742
• After-tax cash flow: $909/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

+138.8% since first listed

12 events — show timeline

• 2026-04-09 Price Changed $214,900 MRED as Distributed by MLS Grid
• 2026-02-15 Price Changed $229,000 MRED as Distributed by MLS Grid
• 2026-01-22 Listed $248,000 MRED as Distributed by MLS Grid
• 2019-12-23 Sold (Public Records) $60,000 Public Records
• 2019-12-12 Sold (MLS) $60,000 MRED as Distributed by MLS Grid
• 2019-10-15 Contingent — MRED as Distributed by MLS Grid
• 2019-10-07 Price Changed $72,000 MRED as Distributed by MLS Grid
• 2019-10-01 Listed $78,000 MRED as Distributed by MLS Grid
• 2019-09-27 Listing Removed — MRED as Distributed by MLS Grid
• 2019-09-06 Listed — MRED as Distributed by MLS Grid
• 2003-06-24 Sold (Public Records) $125,000 Public Records
• 1993-04-14 Sold (Public Records) $90,000 Public Records

Property tax history

+6.5%/yr

Latest (2023): $9,027 · +21.0% YoY. Source: county tax records.