15326 Dorchester Ave · Dolton, IL 60419

$155,000

3 bd · 1.0 ba · 1,076 sqft · SingleFamily public records · 7 Days on market

Built 1961 5,564 sqft lot Est $138k · 13% 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 +30.0/30.0
• 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
• ARV discount +1.9/15.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT OPPORTUNITY TO OWN AN AFFORDABLE SINGLE FAMILY HOME IN THE DOLTON AREA. PROPERTY IS AVAILABLE FOR TRADITIONAL FHA FINANCING AND ELIGIBLE FOR 203K. FHA CASE #137-301750 . SOLD AS-IS. "IE" REPAIR ESCROW $2850. EQUAL HOUSING OPPORTUNITY.

Key facts

• Ample counter space
• Fresh paint
• Newer carpet

Tags

• NEWER CARPET
• FRESH PAINT
• EAT-IN KITCHEN
• WHITE CABINETRY
• AMPLE COUNTER SPACE
• PARTIALLY FENCED YARD

Property features AI

Finance

• Other: Ownership: Fee simple; Possession at closing; Some photos are virtually staged
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned), 2 garage spaces, 2 total parking spaces
• Utilities: Water: Lake Michigan / Public; Sewer: Public sewer
• Home design: Detached single-family ranch; One-story
• Construction: Brick construction; Built before 1978 (age 61–70 years)
• Exterior features: Lot dimensions approximately 52 x 107; Lot smaller than 0.25 acre; Directions: Sibley Blvd to Dorchester, south to home

Interior

• Kitchen: Kitchen (main level, about 13 x 13)
• Bedrooms: Master bedroom (main level); Two additional bedrooms (main level) — each about 11 x 10
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced air heating
• Interior features: Six total rooms; Family room; Living room; Dining room
• Laundry & utility: Main-level laundry (about 6 x 3)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 11.5% vs local median 9.3% in Dolton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 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 $2,333/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 $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 $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $45k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $155k implies a 620% gain — meaningful room to come down on a strong offer.

Recommended offer $155,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.51% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.51%
• DSCR: 1.82
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $137,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1340 Prince Dr	0.24mi	3/2.0	1,066 (-1%)	2mo	$160,000	$150	82
1138 E 151st St	0.43mi	3/1.5	1,056 (-2%)	2mo	$210,000	$199	73
15539 Minerva Ave	0.45mi	3/1.5	1,050 (-2%)	2mo	$134,000	$128	72
15043 Meadow Ln	0.36mi	3/1.0	1,151 (+7%)	1mo	$130,000	$113	71
15634 Avalon Ave	0.43mi	4/1.5 (+1)	1,029 (-4%)	1mo	$115,000	$112	65
15722 Woodlawn East Ave	0.54mi	3/1.5	1,015 (-6%)	1mo	$101,000	$100	62
15223 Cottage Grove Ave	0.74mi	3/1.0	1,099 (+2%)	3mo	$172,000	$157	59
14842 Shepard Dr	0.62mi	3/1.5	1,141 (+6%)	2mo	$135,000	$118	58
14738 Blackstone Ave	0.73mi	3/1.0	1,017 (-6%)	1mo	$150,000	$147	56
14731 Kimbark Ave	0.75mi	3/1.0	1,017 (-6%)	2mo	$115,000	$113	54
15321 Ellis Ave	0.45mi	3/2.5	1,224 (+14%)	4mo	$135,000	$110	47
15505 Drexel Ave	0.63mi	4/2.0 (+1)	1,200 (+12%)	2mo	$205,000	$171	41

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: 16.1%
• Equity multiple: 1.69×
• Total profit: $29,955
• Equity at exit: $23,111

10-year hold

• IRR: 28.3%
• Equity multiple: 4.17×
• Total profit: $137,513
• Equity at exit: $13,402

Cash invested: $43,400 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,333 high
• Mortgage (P&I): −$813
• Tax from tax record: −$296 /mo · $3,555/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $670

Break-even live

Break-even rent $1,486

Max offer price $155,000

Occupancy floor 66%

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: $38,750
• Closing costs: $4,650
• 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	7d	1	0.23mi
660 Clyde Ave Calumet City, IL	3.0	1.5	1400	$1,750	$1.25	3d	1	0.60mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	0.74mi
659 Paxton Ave Calumet City, IL	3.0	2.0	1255	$2,461	$1.96	10d	1	0.76mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	3d	1	0.76mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	19d	1	0.79mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	6d	1	0.82mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	1d	1	0.89mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	0.94mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	1.05mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	7d	1	1.05mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	24d	1	1.05mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	1.15mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	18d	1	1.15mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	17d	1	1.17mi
16246 Dobson Ave South Holland, IL	3.0	2.0	1250	$3,170	$2.54	1d	1	1.24mi
460 Hoxie Ave Unit R Calumet City, IL	2.0	1.0	800	$1,650	$2.06	13d	1	1.26mi
460 Hoxie Ave Unit R Calumet City, IL	2.0	1.0	800	$1,650	$2.06	7d	1	1.26mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	10d	1	1.29mi
671 Saginaw Ave Calumet City, IL	3.0	2.0	1250	$2,276	$1.82	10d	1	1.32mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	24d	1	1.36mi
250 Yates Ave Unit 1616 Dolton 1E Calumet City, IL	2.0	1.0	875	$1,465	$1.67	7d	1	1.38mi
1601 Downs Dr Unit 3S Calumet City, IL	2.0	1.0	750	$1,400	$1.87	24d	1	1.45mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1100	$1,800	$1.64	11d	1	1.45mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	22d	1	1.45mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	19d	1	1.45mi

Listing history 33 events

1. 2026-06-18
   days on market $155,000 Active 7 DOM
2. 2026-06-17
   days on market $155,000 Active 6 DOM
3. 2026-06-16
   days on market $155,000 Active 5 DOM
4. 2026-06-15
   days on market $155,000 Active 4 DOM
5. 2026-06-13
   days on market $155,000 Active 2 DOM
6. 2026-06-13
   pricedays on marketlisting id $155,000 Active 1 DOM
7. 2026-06-09
   days on market $160,000 Active 215 DOM
8. 2026-06-08
   days on market $160,000 Active 214 DOM
9. 2026-06-07
   days on market $160,000 Active 213 DOM
10. 2026-06-04
    days on market $160,000 Active 210 DOM
11. 2026-06-03
    days on market $160,000 Active 209 DOM
12. 2026-06-02
    days on market $160,000 Active 208 DOM
13. 2026-06-01
    days on market $160,000 Active 207 DOM
14. 2026-05-31
    days on market $160,000 Active 206 DOM
15. 2026-05-15
    price $160,000
16. 2026-04-18
    price $165,000
17. 2026-03-27
    price $170,000
18. 2026-02-27
    price $175,000
19. 2026-01-30
    price $180,000
20. 2026-01-20
    price $186,000
21. 2026-01-16
    price $183,000
22. 2026-01-09
    price $186,000
23. 2025-12-05
    price $192,000
24. 2025-11-06
    listed $200,000 Active
25. 2013-11-15
    soldstatus $21,515 Closed Sale 250-char remark

    Show marketing remark (250 chars)

    GREAT OPPORTUNITY TO OWN AN AFFORDABLE SINGLE FAMILY HOME IN THE DOLTON AREA. PROPERTY IS AVAILABLE FOR TRADITIONAL FHA FINANCING AND ELIGIBLE FOR 203K. FHA CASE #137-301750 . SOLD AS-IS. "IE" REPAIR ESCROW $2850. EQUAL HOUSING OPPORTUNITY.

26. 2013-10-24
    status Pending 250-char remark

    Show marketing remark (250 chars)

    GREAT OPPORTUNITY TO OWN AN AFFORDABLE SINGLE FAMILY HOME IN THE DOLTON AREA. PROPERTY IS AVAILABLE FOR TRADITIONAL FHA FINANCING AND ELIGIBLE FOR 203K. FHA CASE #137-301750 . SOLD AS-IS. "IE" REPAIR ESCROW $2850. EQUAL HOUSING OPPORTUNITY.

27. 2013-08-27
    listed $21,500 New 250-char remark

    Show marketing remark (250 chars)

    GREAT OPPORTUNITY TO OWN AN AFFORDABLE SINGLE FAMILY HOME IN THE DOLTON AREA. PROPERTY IS AVAILABLE FOR TRADITIONAL FHA FINANCING AND ELIGIBLE FOR 203K. FHA CASE #137-301750 . SOLD AS-IS. "IE" REPAIR ESCROW $2850. EQUAL HOUSING OPPORTUNITY.

28. 2009-10-13
    historical
29. 2009-07-07
    price Price Change
30. 2009-07-07
    listed New
31. 2009-06-25
    historical
32. 2008-11-18
    listed
33. 1996-12-20
    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: $3,555 · $296/mo
• Projected year-2 tax: $3,555 · $296/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 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: $27,999
• − Mortgage interest: −$8,682
• − Property taxes: −$3,555
• − Insurance: −$775
• − Repairs & maintenance: −$2,240
• − Management: −$2,240
• − Depreciation: −$4,509
• Taxable income: $5,997
• Est. tax owed @ 24.0%: −$1,439
• After-tax cash flow: $6,595/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

+158.1% since first listed

19 events — show timeline

• 2026-05-15 Price Changed $160,000 MRED as Distributed by MLS Grid
• 2026-04-18 Price Changed $165,000 MRED as Distributed by MLS Grid
• 2026-03-27 Price Changed $170,000 MRED as Distributed by MLS Grid
• 2026-02-27 Price Changed $175,000 MRED as Distributed by MLS Grid
• 2026-01-30 Price Changed $180,000 MRED as Distributed by MLS Grid
• 2026-01-20 Price Changed $186,000 MRED as Distributed by MLS Grid
• 2026-01-16 Price Changed $183,000 MRED as Distributed by MLS Grid
• 2026-01-09 Price Changed $186,000 MRED as Distributed by MLS Grid
• 2025-12-05 Price Changed $192,000 MRED as Distributed by MLS Grid
• 2025-11-06 Listed $200,000 MRED as Distributed by MLS Grid
• 2013-11-15 Sold (MLS) $21,515 MRED as Distributed by MLS Grid
• 2013-10-24 Pending — MRED as Distributed by MLS Grid
• 2013-08-27 Listed $21,500 MRED as Distributed by MLS Grid
• 2009-10-13 Listing Removed — MRED as Distributed by MLS Grid
• 2009-07-07 Price Changed — MRED as Distributed by MLS Grid
• 2009-07-07 Listed — MRED as Distributed by MLS Grid
• 2009-06-25 Listing Removed — MRED as Distributed by MLS Grid
• 2008-11-18 Listed — MRED as Distributed by MLS Grid
• 1996-12-20 Sold (Public Records) $62,000 Public Records

Property tax history

+1.2%/yr

Latest (2023): $3,555 · -2.2% YoY. Source: county tax records.