15427 Minerva Ave · Dolton, IL 60419

$219,900

4 bd · 1.5 ba · 1,285 sqft · SingleFamily public records · 246 Days on market

Built 1959 Est $203k · 8% 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 +21.8/30.0
• 1% rule +7.6/10.0
• DSCR +7.0/10.0
• Rent growth +4.9/5.0
• ARV discount +3.8/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled, nice size 4 bedroom , 2.5 bath home with so many appealing features -beautiful hardwood floors in living and dinning rooms , kitchen and all four bedrooms. Modern kitchen that opens to dinning/eating area, with plenty on cabinets, granite tops, all stainless steel appliances, elegant lighting, back splash, built-in water filtration system. Lovely dinning with sliding doors to an outside area. Finished basement adds extraordinary living space - grand family or rec room and full bathroom, new carpet and tons of recessed lighting . Few years new roof, new windows, doors, including garage door, new A/C and furnace units, nice laundry room with new washer & dryer , new plumbing, new drain tile, new siding and drive way , 2 car garage -come visit soon

Key facts

• Bright living area
• Large backyard
• Finished basement

Tags

• BRIGHT LIVING AREA
• EAT-IN KITCHEN
• LARGE BACKYARD
• FINISHED BASEMENT
• AMPLE STORAGE

Property features AI

Finance

• Other: Living area source: Assessor; Parcel number recorded
• 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: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story; Fee simple ownership; Rehab completed in 2020; Built before 1978 (age 61–70 years)
• Construction: Vinyl siding; Rehab year 2020
• Exterior features: Lot under 0.25 acre; Lot dimensions: 6400

Interior

• Kitchen: Kitchen on main level (15 x 10)
• Bedrooms: 4 bedrooms total; Master bedroom on second level (with full bath); Additional bedrooms on second level (14 x 10; 10 x 10; 10 x 10)
• Bathrooms: 2 full bathrooms; 1 half bathroom; Basement includes a bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Finished full basement; 8 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $194k (12.0% 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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $2,762/mo this rent would consume 57% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $62k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $165k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 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 1959 — 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. 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.
9. 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.
10. 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: 1.26% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $203,030
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15505 Drexel Ave	0.26mi	4/2.0	1,200 (-7%)	2mo	$205,000	$171	74
15439 University Ave	0.07mi	3/1.5 (-1)	1,428 (+11%)	1mo	$250,000	$175	73
15321 Ellis Ave	0.20mi	3/2.5 (-1)	1,224 (-5%)	4mo	$135,000	$110	71
15265 Drexel Ave	0.31mi	3/2.0 (-1)	1,344 (+5%)	2mo	$155,000	$115	69
15400 Ingleside Ave	0.22mi	3/2.5 (-1)	1,212 (-6%)	4mo	$200,000	$165	68
615 E 156th Pl	0.64mi	3/2.0 (-1)	1,300 (+1%)	2mo	$198,650	$153	60
746 E 157th St	0.54mi	4/2.0	1,403 (+9%)	3mo	$180,000	$128	55
15043 Meadow Ln	0.52mi	3/1.0 (-1)	1,151 (-10%)	1mo	$130,000	$113	50
717 E 154th St	0.49mi	3/1.0 (-1)	1,120 (-13%)	2mo	$177,000	$158	47
16001 Avalon Ave	0.70mi	4/2.0	1,136 (-12%)	1mo	$187,500	$165	46
15223 Cottage Grove Ave	0.46mi	3/1.0 (-1)	1,099 (-14%)	3mo	$172,000	$157	45
14927 Cottage Grove Ave	0.73mi	3/2.0 (-1)	1,095 (-15%)	1mo	$250,000	$228	34

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $908
• Equity at exit: $32,788

10-year hold

• IRR: 15.2%
• Equity multiple: 2.56×
• Total profit: $96,146
• Equity at exit: $19,013

Cash invested: $61,572 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,762 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$596 /mo · $7,157/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $341

Break-even live

Break-even rent $2,331

Max offer price $219,900

Occupancy floor 83%

Sensitivity live

Price	-10% $465	-5% $403	+0% $341	+5% $279	+10% $216
Rent	-10% $123	-5% $232	+0% $341	+5% $450	+10% $559
Rate	-1.0pp $452	-0.5pp $397	base $341	+0.5pp $284	+1.0pp $226

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	0.30mi
15707 Dante Dr South Holland, IL	3.0	2.0	1800	$2,950	$1.64	3d	1	0.48mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	7d	1	0.67mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	0.68mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	0.68mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	0.87mi
15400 Merrill Ave South Holland, IL	4.0	2.0	1508	$3,330	$2.21	22d	1	0.97mi
660 Clyde Ave Calumet City, IL	3.0	1.5	1400	$1,750	$1.25	4d	1	0.98mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	20d	1	0.99mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	11d	1	0.99mi
16246 Dobson Ave South Holland, IL	3.0	2.0	1250	$3,170	$2.54	2d	1	1.00mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	4d	1	1.10mi
659 Paxton Ave Calumet City, IL	3.0	2.0	1255	$2,461	$1.96	11d	1	1.13mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	7d	1	1.16mi
1429 Kasten Dr Dolton, IL	3.0	1.0	1600	$2,500	$1.56	2d	1	1.21mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	2d	1	1.25mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	19d	1	1.27mi

Listing history 21 events

1. 2026-06-18
   days on market $219,900 Active 246 DOM
2. 2026-06-17
   statusdays on market $219,900 Active 245 DOM
3. 2026-06-16
   days on market $219,900 Contingent - Continue to Show 244 DOM
4. 2026-06-15
   days on market $219,900 Contingent - Continue to Show 243 DOM
5. 2026-06-13
   days on market $219,900 Contingent - Continue to Show 241 DOM
6. 2026-06-13
   days on market $219,900 Contingent - Continue to Show 240 DOM
7. 2026-06-09
   days on market $219,900 Contingent - Continue to Show 237 DOM
8. 2026-06-08
   days on market $219,900 Contingent - Continue to Show 236 DOM
9. 2026-06-07
   days on market $219,900 Contingent - Continue to Show 235 DOM
10. 2026-06-04
    days on market $219,900 Contingent - Continue to Show 232 DOM
11. 2026-06-03
    days on market $219,900 Contingent - Continue to Show 231 DOM
12. 2026-06-02
    days on market $219,900 Contingent - Continue to Show 230 DOM
13. 2026-06-01
    days on market $219,900 Contingent - Continue to Show 229 DOM
14. 2026-05-31
    days on market $219,900 Contingent - Continue to Show 228 DOM
15. 2026-03-13
    historical Contingent - Continue to Show
16. 2025-10-14
    listed $219,900 Active
17. 2020-06-12
    soldstatus $165,000 Closed Sale 787-char remark

    Show marketing remark (787 chars)

    Completely remodeled, nice size 4 bedroom , 2.5 bath home with so many appealing features -beautiful hardwood floors in living and dinning rooms , kitchen and all four bedrooms. Modern kitchen that opens to dinning/eating area, with plenty on cabinets, granite tops, all stainless steel appliances, elegant lighting, back splash, built-in water filtration system. Lovely dinning with sliding doors to an outside area. Finished basement adds extraordinary living space - grand family or rec room and full bathroom, new carpet and tons of recessed lighting . Few years new roof, new windows, doors, including garage door, new A/C and furnace units, nice laundry room with new washer & dryer , new plumbing, new drain tile, new siding and drive way , 2 car garage -come visit soon

18. 2020-03-15
    price $165,000 787-char remark

    Show marketing remark (787 chars)

    Completely remodeled, nice size 4 bedroom , 2.5 bath home with so many appealing features -beautiful hardwood floors in living and dinning rooms , kitchen and all four bedrooms. Modern kitchen that opens to dinning/eating area, with plenty on cabinets, granite tops, all stainless steel appliances, elegant lighting, back splash, built-in water filtration system. Lovely dinning with sliding doors to an outside area. Finished basement adds extraordinary living space - grand family or rec room and full bathroom, new carpet and tons of recessed lighting . Few years new roof, new windows, doors, including garage door, new A/C and furnace units, nice laundry room with new washer & dryer , new plumbing, new drain tile, new siding and drive way , 2 car garage -come visit soon

19. 2020-03-15
    status Contingent 787-char remark

    Show marketing remark (787 chars)

    Completely remodeled, nice size 4 bedroom , 2.5 bath home with so many appealing features -beautiful hardwood floors in living and dinning rooms , kitchen and all four bedrooms. Modern kitchen that opens to dinning/eating area, with plenty on cabinets, granite tops, all stainless steel appliances, elegant lighting, back splash, built-in water filtration system. Lovely dinning with sliding doors to an outside area. Finished basement adds extraordinary living space - grand family or rec room and full bathroom, new carpet and tons of recessed lighting . Few years new roof, new windows, doors, including garage door, new A/C and furnace units, nice laundry room with new washer & dryer , new plumbing, new drain tile, new siding and drive way , 2 car garage -come visit soon

20. 2020-03-12
    listed $163,000 New 787-char remark

    Show marketing remark (787 chars)

    Completely remodeled, nice size 4 bedroom , 2.5 bath home with so many appealing features -beautiful hardwood floors in living and dinning rooms , kitchen and all four bedrooms. Modern kitchen that opens to dinning/eating area, with plenty on cabinets, granite tops, all stainless steel appliances, elegant lighting, back splash, built-in water filtration system. Lovely dinning with sliding doors to an outside area. Finished basement adds extraordinary living space - grand family or rec room and full bathroom, new carpet and tons of recessed lighting . Few years new roof, new windows, doors, including garage door, new A/C and furnace units, nice laundry room with new washer & dryer , new plumbing, new drain tile, new siding and drive way , 2 car garage -come visit soon

21. 1990-03-01
    soldstatus $76,500

ⓘ 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: $7,157 · $596/mo
• Projected year-2 tax: $7,157 · $596/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) · 17% 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: $33,144
• − Mortgage interest: −$12,318
• − Property taxes: −$7,157
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,652
• − Management: −$2,652
• − Depreciation: −$6,397
• Taxable income: $870
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $3,881/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

+187.5% since first listed

7 events — show timeline

• 2026-03-13 Contingent — MRED as Distributed by MLS Grid
• 2025-10-14 Listed $219,900 MRED as Distributed by MLS Grid
• 2020-06-12 Sold (MLS) $165,000 MRED as Distributed by MLS Grid
• 2020-03-15 Price Changed $165,000 MRED as Distributed by MLS Grid
• 2020-03-15 Pending — MRED as Distributed by MLS Grid
• 2020-03-12 Listed $163,000 MRED as Distributed by MLS Grid
• 1990-03-01 Sold (Public Records) $76,500 Public Records

Property tax history

+11.3%/yr

Latest (2023): $7,157 · +40.6% YoY. Source: county tax records.