15036 Blackstone Ave · Dolton, IL 60419

$189,500

4 bd · 2.5 ba · 1,768 sqft · SingleFamily public records · 51 Days on market

Built 1967 6,862 sqft lot Est $189k · at est.

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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 +20.4/30.0
• 1% rule +8.8/10.0
• ARV discount +7.4/15.0
• DSCR +6.5/10.0
• 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

4 BEDROOM FRAME 2 STORY WITH A FORMAL DINING AREA, FULL BASEMENT, FAMILY ROOM THAT IS GREAT FOR ENTERTAINING, 2 CAR ATTACHED GARAGE, AND SPACIOUS YARD. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY

Key facts

• 6,862 sq ft lot
• 2 garage spots
• Built 1967

Property features AI

Finance

• Other: Parcel number 29114040210000
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Detached single-family home; 2-story; Fee simple ownership; Rehab completed in 2024
• Construction: Frame construction; Asphalt roof; Built before 1978
• Exterior features: Lot dimensions approximately 47 x 146; Lot approximately 0.25–0.49 acre

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 4 bedrooms (Master and three additional bedrooms on second level)
• Bathrooms: 2 full bathrooms; 1 half 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/2.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $184k (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-, 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; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $2,622/mo this rent would consume 54% 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 $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $60k; list at $190k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price.

Recommended offer $183,815 (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. Built in 1967 — 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: 1.38% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $189,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Clyde Ave	0.59mi	4/2.0	1,800 (+2%)	4mo	$57,000	$32	64
15134 Hastings Dr	0.35mi	3/2.5 (-1)	1,634 (-8%)	6mo	$122,100	$75	61
323 Madison Ave	0.57mi	4/2.5	1,800 (+2%)	12mo	$97,000	$54	60
15126 S Sunset Dr	0.24mi	3/1.5 (-1)	1,635 (-8%)	9mo	$137,000	$84	60
15125 Stoney Island Ave	0.17mi	5/2.0 (+1)	2,012 (+14%)	9mo	$336,000	$167	54
375 Chappel Ave	0.57mi	4/2.0	1,644 (-7%)	7mo	$277,000	$168	54
602 Merrill Ave	0.60mi	4/2.0	1,931 (+9%)	2mo	$140,000	$73	53
351 Madison Ave	0.52mi	4/2.0	1,940 (+10%)	12mo	$207,000	$107	47
351 Clyde Ave	0.66mi	4/2.0	1,581 (-11%)	5mo	$88,000	$56	45
15203 Waterman Dr	0.60mi	3/2.0 (-1)	1,548 (-12%)	0mo	$280,000	$181	44
14716 Dante Ave	0.43mi	3/1.5 (-1)	1,527 (-14%)	10mo	$228,000	$149	40
15125 Waterman Dr	0.64mi	3/2.0 (-1)	1,592 (-10%)	10mo	$238,000	$149	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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-823
• Equity at exit: $28,255

10-year hold

• IRR: 15.0%
• Equity multiple: 2.58×
• Total profit: $83,969
• Equity at exit: $16,384

Cash invested: $53,060 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,622 high
• Mortgage (P&I): −$994
• Tax from tax record: −$752 /mo · $9,027/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $246

Break-even live

Break-even rent $2,310

Max offer price $189,500

Occupancy floor 86%

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	7d	1	0.38mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	19d	1	0.46mi
660 Clyde Ave Calumet City, IL	3.0	1.5	1400	$1,750	$1.25	3d	1	0.59mi
15400 Merrill Ave South Holland, IL	4.0	2.0	1508	$3,330	$2.21	21d	1	0.65mi
1429 Kasten Dr Dolton, IL	3.0	1.0	1600	$2,500	$1.56	1d	1	0.65mi
659 Paxton Ave Calumet City, IL	3.0	2.0	1255	$2,461	$1.96	10d	1	0.73mi
15707 Dante Dr South Holland, IL	3.0	2.0	1800	$2,950	$1.64	2d	1	0.75mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	18d	1	0.85mi
14505 Minerva Ave Dolton, IL	4.0	2.0	2100	$2,500	$1.19	24d	1	0.87mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	24d	1	1.03mi
1645 Downs Dr Calumet City, IL	3.0	2.0	2000	$2,500	$1.25	1d	1	1.07mi
671 Saginaw Ave Calumet City, IL	3.0	2.0	1250	$2,276	$1.82	10d	1	1.26mi

Listing history 30 events

1. 2026-06-18
   days on market $189,500 Active 51 DOM
2. 2026-06-17
   days on market $189,500 Active 50 DOM
3. 2026-06-16
   days on market $189,500 Active 49 DOM
4. 2026-06-15
   days on market $189,500 Active 48 DOM
5. 2026-06-13
   days on market $189,500 Active 46 DOM
6. 2026-06-13
   days on market $189,500 Active 45 DOM
7. 2026-06-09
   days on market $189,500 Active 42 DOM
8. 2026-06-08
   days on market $189,500 Active 41 DOM
9. 2026-06-07
   days on market $189,500 Active 40 DOM
10. 2026-06-04
    days on market $189,500 Active 37 DOM
11. 2026-06-03
    days on market $189,500 Active 36 DOM
12. 2026-06-02
    days on market $189,500 Active 35 DOM
13. 2026-06-01
    days on market $189,500 Active 34 DOM
14. 2026-05-31
    days on market $189,500 Active 33 DOM
15. 2026-04-28
    listed $189,500 Active
16. 2023-10-16
    soldstatus $60,000
17. 2019-09-26
    historical
18. 2019-08-02
    price
19. 2019-07-11
    listed New
20. 2014-05-07
    soldstatus $31,000 Closed Sale 353-char remark

    Show marketing remark (353 chars)

    4 BEDROOM FRAME 2 STORY WITH A FORMAL DINING AREA, FULL BASEMENT, FAMILY ROOM THAT IS GREAT FOR ENTERTAINING, 2 CAR ATTACHED GARAGE, AND SPACIOUS YARD. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY

21. 2014-03-31
    status Pending 353-char remark

    Show marketing remark (353 chars)

    4 BEDROOM FRAME 2 STORY WITH A FORMAL DINING AREA, FULL BASEMENT, FAMILY ROOM THAT IS GREAT FOR ENTERTAINING, 2 CAR ATTACHED GARAGE, AND SPACIOUS YARD. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY

22. 2014-03-17
    price $34,000 Price Change 353-char remark

    Show marketing remark (353 chars)

    4 BEDROOM FRAME 2 STORY WITH A FORMAL DINING AREA, FULL BASEMENT, FAMILY ROOM THAT IS GREAT FOR ENTERTAINING, 2 CAR ATTACHED GARAGE, AND SPACIOUS YARD. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY

23. 2014-02-14
    price $37,000 Price Change 353-char remark

    Show marketing remark (353 chars)

    4 BEDROOM FRAME 2 STORY WITH A FORMAL DINING AREA, FULL BASEMENT, FAMILY ROOM THAT IS GREAT FOR ENTERTAINING, 2 CAR ATTACHED GARAGE, AND SPACIOUS YARD. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY

24. 2014-01-07
    price $39,900 Price Change 353-char remark

    Show marketing remark (353 chars)

    4 BEDROOM FRAME 2 STORY WITH A FORMAL DINING AREA, FULL BASEMENT, FAMILY ROOM THAT IS GREAT FOR ENTERTAINING, 2 CAR ATTACHED GARAGE, AND SPACIOUS YARD. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY

25. 2013-12-04
    price $42,500 Price Change 353-char remark

    Show marketing remark (353 chars)

    4 BEDROOM FRAME 2 STORY WITH A FORMAL DINING AREA, FULL BASEMENT, FAMILY ROOM THAT IS GREAT FOR ENTERTAINING, 2 CAR ATTACHED GARAGE, AND SPACIOUS YARD. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY

26. 2013-11-04
    price $44,900 Price Change 353-char remark

    Show marketing remark (353 chars)

    4 BEDROOM FRAME 2 STORY WITH A FORMAL DINING AREA, FULL BASEMENT, FAMILY ROOM THAT IS GREAT FOR ENTERTAINING, 2 CAR ATTACHED GARAGE, AND SPACIOUS YARD. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY

27. 2013-10-02
    price $49,900 Price Change 353-char remark

    Show marketing remark (353 chars)

    4 BEDROOM FRAME 2 STORY WITH A FORMAL DINING AREA, FULL BASEMENT, FAMILY ROOM THAT IS GREAT FOR ENTERTAINING, 2 CAR ATTACHED GARAGE, AND SPACIOUS YARD. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY

28. 2013-08-27
    listed $53,550 New 353-char remark

    Show marketing remark (353 chars)

    4 BEDROOM FRAME 2 STORY WITH A FORMAL DINING AREA, FULL BASEMENT, FAMILY ROOM THAT IS GREAT FOR ENTERTAINING, 2 CAR ATTACHED GARAGE, AND SPACIOUS YARD. SOLD AS IS. BUYER TO TAKE ON CITY REPAIRS & PUT UP ESCROW IF REQUIRED. NO DISCLOSURES, NO SURVEY OR TERMITE PROVIDED. PRESENT DETAILED PRE-QUAL OR PROOF OF FUNDS WITH OFFER. EM CERTIFIED FUNDS ONLY

29. 2003-10-17
    soldstatus $127,000
30. 1992-12-29
    soldstatus $142,500

ⓘ 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: $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: $31,459
• − Mortgage interest: −$10,615
• − Property taxes: −$9,027
• − Insurance: −$948
• − Repairs & maintenance: −$2,517
• − Management: −$2,517
• − Depreciation: −$5,513
• Taxable income: $323
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $2,875/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

+33.0% since first listed

16 events — show timeline

• 2026-04-28 Listed $189,500 MRED as Distributed by MLS Grid
• 2023-10-16 Sold (Public Records) $60,000 Public Records
• 2019-09-26 Listing Removed — MRED as Distributed by MLS Grid
• 2019-08-02 Price Changed — MRED as Distributed by MLS Grid
• 2019-07-11 Listed — MRED as Distributed by MLS Grid
• 2014-05-07 Sold (MLS) $31,000 MRED as Distributed by MLS Grid
• 2014-03-31 Pending — MRED as Distributed by MLS Grid
• 2014-03-17 Price Changed $34,000 MRED as Distributed by MLS Grid
• 2014-02-14 Price Changed $37,000 MRED as Distributed by MLS Grid
• 2014-01-07 Price Changed $39,900 MRED as Distributed by MLS Grid
• 2013-12-04 Price Changed $42,500 MRED as Distributed by MLS Grid
• 2013-11-04 Price Changed $44,900 MRED as Distributed by MLS Grid
• 2013-10-02 Price Changed $49,900 MRED as Distributed by MLS Grid
• 2013-08-27 Listed $53,550 MRED as Distributed by MLS Grid
• 2003-10-17 Sold (Public Records) $127,000 Public Records
• 1992-12-29 Sold (Public Records) $142,500 Public Records

Property tax history

+3.4%/yr

Latest (2023): $9,027 · +4.1% YoY. Source: county tax records.