15202 Meadow Ln · Dolton, IL 60419

$179,900

3 bd · 1.5 ba · 1,391 sqft · SingleFamily public records · 50 Days on market

Built 1956 6,229 sqft lot Est $206k · 13% 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 +24.8/30.0
• ARV discount +13.2/15.0
• 1% rule +8.5/10.0
• DSCR +8.0/10.0
• 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

**Absolutely Adorable Brick & Frame Home Located In Dolton! ~Eat-in Kitchen w/Ceramic Tile Flooring, Plenty of Cabinets & Stainless Appliances~ Spacious Living Room, Family Room, 3 Good Sized Bedrooms & 2 Full Bathrooms ~Hardwood Flooring Through & Laundry Closet! Convenient Detached 2 Car Garage!~Nice Fenced Yard Great for Entertaining~ Great Location Close To Everything!~ This is One You Don't Want to Miss!**Click on Virtual Tour to Explore****SOLD AS-IS**

Key facts

• 6,229 sq ft lot
• 2 garage spots
• Built 1956

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage owned (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Brick and frame construction; Asphalt roof; Built approximately 61–70 years ago; Built before 1978
• Exterior features: Fenced yard; Corner lot; Oversized Chicago lot (63 x 100)

Interior

• Kitchen: Kitchen with eating area/table space (10 x 14) and ceramic tile flooring; Range; Microwave
• Bedrooms: Master bedroom on main level (13 x 10) with hardwood floors; Bedroom (11 x 9) on main level with hardwood floors; Bedroom (10 x 10) on main level with hardwood floors
• Flooring: Hardwood flooring in living room, family room, master and other bedrooms; Ceramic tile in kitchen and laundry
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Pull-down stair attic; Six total rooms
• Laundry & utility: Main-level laundry in a laundry closet (10 x 4) with ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% 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-, crime D-.
• 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.
• Zoned schools: Thornridge High School (math 8% / reading 8%, grade F, #589 of 693 statewide, top 86%, 1,057 students, 0% FRL).
• Market conditions: Rents rising fast (+9.7%/yr); 130 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $2,422/mo this rent would consume 50% 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask is 34% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $133k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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. 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: 1.35% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $205,868
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15439 University Ave	0.35mi	3/1.5	1,428 (+3%)	1mo	$250,000	$175	79
15230 Meadow Ln	0.06mi	4/2.5 (+1)	1,452 (+4%)	5mo	$117,000	$81	77
15115 Meadow Ln	0.12mi	4/2.0 (+1)	1,487 (+7%)	4mo	$220,000	$148	72
15265 Drexel Ave	0.40mi	3/2.0	1,344 (-3%)	2mo	$155,000	$115	72
15324 Dobson Ave	0.30mi	3/2.0	1,276 (-8%)	6mo	$246,500	$193	65
15203 Waterman Dr	0.33mi	3/2.0	1,548 (+11%)	0mo	$280,000	$181	64
14737 Blackstone Ave	0.64mi	3/1.5	1,425 (+2%)	5mo	$150,000	$105	62
15321 Ellis Ave	0.32mi	3/2.5	1,224 (-12%)	4mo	$135,000	$110	58
14808 Dorchester Ave	0.53mi	4/2.0 (+1)	1,452 (+4%)	5mo	$170,500	$117	57
15400 Ingleside Ave	0.48mi	3/2.5	1,212 (-13%)	4mo	$200,000	$165	49
15505 Drexel Ave	0.58mi	4/2.0 (+1)	1,200 (-14%)	2mo	$205,000	$171	42
15532 Drexel Ave	0.65mi	4/1.5 (+1)	1,200 (-14%)	5mo	$173,500	$145	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: 3.8%
• Equity multiple: 1.16×
• Total profit: $7,929
• Equity at exit: $26,824

10-year hold

• IRR: 18.2%
• Equity multiple: 2.93×
• Total profit: $97,026
• Equity at exit: $15,554

Cash invested: $50,372 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,422 high
• Mortgage (P&I): −$943
• Tax from tax record: −$517 /mo · $6,206/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $378

Break-even live

Break-even rent $1,944

Max offer price $179,900

Occupancy floor 79%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	8d	1	0.10mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	0.59mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	19d	1	0.60mi
15707 Dante Dr South Holland, IL	3.0	2.0	1800	$2,950	$1.64	3d	1	0.64mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	4d	1	0.73mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	0.77mi
660 Clyde Ave Calumet City, IL	3.0	1.5	1400	$1,750	$1.25	3d	1	0.78mi
15400 Merrill Ave South Holland, IL	4.0	2.0	1508	$3,330	$2.21	22d	1	0.81mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	0.82mi
1429 Kasten Dr Dolton, IL	3.0	1.0	1600	$2,500	$1.56	1d	1	0.82mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	1d	1	0.89mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	0.91mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	19d	1	0.92mi
659 Paxton Ave Calumet City, IL	3.0	2.0	1255	$2,461	$1.96	10d	1	0.93mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	0.96mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	0.96mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	6d	1	1.00mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	25d	1	1.10mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	18d	1	1.11mi
250 Yates Ave Unit 1616 Dolton 1E Calumet City, IL	2.0	1.0	875	$1,465	$1.67	8d	1	1.37mi
16246 Dobson Ave South Holland, IL	3.0	2.0	1250	$3,170	$2.54	2d	1	1.38mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	1.39mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1100	$1,800	$1.64	12d	1	1.41mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	22d	1	1.41mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	20d	1	1.41mi
671 Saginaw Ave Calumet City, IL	3.0	2.0	1250	$2,276	$1.82	10d	1	1.49mi

Listing history 35 events

1. 2026-06-18
   days on market $179,900 Active 50 DOM
2. 2026-06-17
   days on market $179,900 Active 49 DOM
3. 2026-06-16
   days on market $179,900 Active 48 DOM
4. 2026-06-15
   days on market $179,900 Active 47 DOM
5. 2026-06-13
   days on market $179,900 Active 45 DOM
6. 2026-06-13
   days on market $179,900 Active 44 DOM
7. 2026-06-09
   days on market $179,900 Active 41 DOM
8. 2026-06-08
   days on market $179,900 Active 40 DOM
9. 2026-06-07
   days on market $179,900 Active 39 DOM
10. 2026-06-04
    days on market $179,900 Active 36 DOM
11. 2026-06-03
    days on market $179,900 Active 35 DOM
12. 2026-06-02
    pricedays on market $179,900 Active 34 DOM
13. 2026-06-01
    days on market $189,900 Active 33 DOM
14. 2026-05-31
    days on market $189,900 Active 32 DOM
15. 2022-06-08
    soldstatus $133,000 Closed 478-char remark

    Show marketing remark (478 chars)

    **Absolutely Adorable Brick & Frame Home Located In Dolton! ~Eat-in Kitchen w/Ceramic Tile Flooring, Plenty of Cabinets & Stainless Appliances~ Spacious Living Room, Family Room, 3 Good Sized Bedrooms & 2 Full Bathrooms ~Hardwood Flooring Through & Laundry Closet! Convenient Detached 2 Car Garage!~Nice Fenced Yard Great for Entertaining~ Great Location Close To Everything!~ This is One You Don't Want to Miss!**Click on Virtual Tour to Explore****SOLD AS-IS**

16. 2022-05-06
    status Pending 478-char remark

    Show marketing remark (478 chars)

    **Absolutely Adorable Brick & Frame Home Located In Dolton! ~Eat-in Kitchen w/Ceramic Tile Flooring, Plenty of Cabinets & Stainless Appliances~ Spacious Living Room, Family Room, 3 Good Sized Bedrooms & 2 Full Bathrooms ~Hardwood Flooring Through & Laundry Closet! Convenient Detached 2 Car Garage!~Nice Fenced Yard Great for Entertaining~ Great Location Close To Everything!~ This is One You Don't Want to Miss!**Click on Virtual Tour to Explore****SOLD AS-IS**

17. 2022-05-02
    listed $133,900 Active 478-char remark

    Show marketing remark (478 chars)

    **Absolutely Adorable Brick & Frame Home Located In Dolton! ~Eat-in Kitchen w/Ceramic Tile Flooring, Plenty of Cabinets & Stainless Appliances~ Spacious Living Room, Family Room, 3 Good Sized Bedrooms & 2 Full Bathrooms ~Hardwood Flooring Through & Laundry Closet! Convenient Detached 2 Car Garage!~Nice Fenced Yard Great for Entertaining~ Great Location Close To Everything!~ This is One You Don't Want to Miss!**Click on Virtual Tour to Explore****SOLD AS-IS**

18. 2022-03-16
    historical Contingent - Continue to Show
19. 2022-03-15
    historical
20. 2022-03-10
    listed Active
21. 2016-09-01
    soldstatus $60,000
22. 2016-08-26
    soldstatus $60,000 Closed Sale
23. 2016-07-17
    historical Contingent
24. 2016-07-07
    listed $79,000 New
25. 2016-07-07
    historical
26. 2016-06-03
    listed New
27. 2015-10-29
    soldstatus $25,000 Closed Sale
28. 2015-10-01
    status Pending
29. 2015-09-21
    listed $25,000 New
30. 2007-12-04
    historical
31. 2006-12-24
    listed
32. 2006-09-19
    soldstatus $84,500
33. 2004-03-15
    soldstatus $121,000
34. 2000-10-25
    soldstatus $97,000
35. 1987-08-04
    soldstatus $62,000

ⓘ 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: $6,206 · $517/mo
• Projected year-2 tax: $6,206 · $517/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,064
• − Mortgage interest: −$10,077
• − Property taxes: −$6,206
• − Insurance: −$900
• − Repairs & maintenance: −$2,325
• − Management: −$2,325
• − Depreciation: −$5,233
• Taxable income: $1,998
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $4,055/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

+114.5% since first listed

21 events — show timeline

• 2022-06-08 Sold (MLS) $133,000 MRED as Distributed by MLS Grid
• 2022-05-06 Pending — MRED as Distributed by MLS Grid
• 2022-05-02 Listed $133,900 MRED as Distributed by MLS Grid
• 2022-03-16 Contingent — MRED as Distributed by MLS Grid
• 2022-03-15 Listing Removed — MRED as Distributed by MLS Grid
• 2022-03-10 Listed — MRED as Distributed by MLS Grid
• 2016-09-01 Sold (Public Records) $60,000 Public Records
• 2016-08-26 Sold (MLS) $60,000 MRED as Distributed by MLS Grid
• 2016-07-17 Contingent — MRED as Distributed by MLS Grid
• 2016-07-07 Listed $79,000 MRED as Distributed by MLS Grid
• 2016-07-07 Listing Removed — MRED as Distributed by MLS Grid
• 2016-06-03 Listed — MRED as Distributed by MLS Grid
• 2015-10-29 Sold (MLS) $25,000 MRED as Distributed by MLS Grid
• 2015-10-01 Pending — MRED as Distributed by MLS Grid
• 2015-09-21 Listed $25,000 MRED as Distributed by MLS Grid
• 2007-12-04 Listing Removed — MRED as Distributed by MLS Grid
• 2006-12-24 Listed — MRED as Distributed by MLS Grid
• 2006-09-19 Sold (Public Records) $84,500 Public Records
• 2004-03-15 Sold (Public Records) $121,000 Public Records
• 2000-10-25 Sold (Public Records) $97,000 Public Records
• 1987-08-04 Sold (Public Records) $62,000 Public Records

Property tax history

+2.2%/yr

Latest (2023): $6,206 · +29.3% YoY. Source: county tax records.