15210 Evers St · Dolton, IL 60419

$120,000

3 bd · 1.0 ba · 1,126 sqft · SingleFamily public records · 77 Days on market

Built 1960 Est $186k · 35% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 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
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Exciting opportunity! This brick and frame split level offers 3 bedrooms, 1 bath, and a 2-car detached garage! This property is waiting for the right owner to unlock its full potential and turn it into a stunning home. Conveniently located near shopping and transportation, this is ideal for a first-time buyer ready to transform it into a fabulous living space or an investor looking to add to their rental portfolio.

Key facts

• 2 garage spots
• Built 1960
• Listed 77 days

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Split-level layout; Built 61–70 years ago; Fee simple ownership; Built before 1978
• Construction: Brick and frame construction
• Exterior features: Lot under 0.25 acre

Interior

• Kitchen: Kitchen on main level (approx. 15 x 10)
• Bedrooms: 3 bedrooms (master and two additional bedrooms on the second floor; bedroom dimensions approx. 12 x 12, 12 x 12, and 12 x 11)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: 6 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 9.3% in Dolton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 $2,512/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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.09% ✓
• Cap rate: 17.84%
• Cash-on-cash: 41.24%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $185,790
• 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	0.06mi	3/1.5	1,146 (+2%)	1mo	$153,000	$134	92
717 E 154th St	0.38mi	3/1.0	1,120 (-0%)	2mo	$177,000	$158	80
15310 Oak St	0.14mi	4/1.5 (+1)	1,037 (-8%)	1mo	$190,000	$183	72
14813 Evers St	0.50mi	4/1.0 (+1)	1,127 (+0%)	3mo	$82,000	$73	69
15061 Wabash Ave	0.56mi	3/1.5	1,116 (-1%)	2mo	$150,000	$134	69
15509 Rose Dr	0.49mi	2/1.0 (-1)	1,100 (-2%)	0mo	$135,000	$123	68
14927 Cottage Grove Ave	0.53mi	3/2.0	1,095 (-3%)	1mo	$250,000	$228	66
15542 S Park Ave	0.44mi	4/2.0 (+1)	1,066 (-5%)	1mo	$193,900	$182	60
14619 Martin Luther King Jr Dr	0.75mi	3/1.0	1,153 (+2%)	2mo	$163,000	$141	59
15503 Park Ln	0.36mi	3/2.0	968 (-14%)	0mo	$170,000	$176	56
15505 Drexel Ave	0.64mi	4/2.0 (+1)	1,200 (+7%)	2mo	$205,000	$171	49
15444 State St	0.70mi	3/2.5	1,254 (+11%)	2mo	$207,000	$165	40

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: 43.4%
• Equity multiple: 3.01×
• Total profit: $67,419
• Equity at exit: $17,892

10-year hold

• IRR: 51.7%
• Equity multiple: 7.37×
• Total profit: $213,985
• Equity at exit: $10,375

Cash invested: $33,600 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,512 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $1,155

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,238	-5% $1,196	+0% $1,155	+5% $1,113	+10% $1,072
Rent	-10% $956	-5% $1,056	+0% $1,155	+5% $1,254	+10% $1,353
Rate	-1.0pp $1,215	-0.5pp $1,185	base $1,155	+0.5pp $1,124	+1.0pp $1,092

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	11d	1	0.15mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	0.33mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	0.33mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	0.46mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	0.56mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	8d	1	0.94mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	25d	1	0.95mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	25d	1	1.03mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	1.18mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	20d	1	1.29mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	7d	1	1.32mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	19d	1	1.33mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	11d	1	1.37mi
16246 Dobson Ave South Holland, IL	3.0	2.0	1250	$3,170	$2.54	2d	1	1.43mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	7d	1	1.47mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	25d	1	1.48mi

Listing history 29 events

1. 2026-06-18
   days on market $120,000 Active 77 DOM
2. 2026-06-17
   days on market $120,000 Active 76 DOM
3. 2026-06-16
   days on market $120,000 Active 75 DOM
4. 2026-06-15
   days on market $120,000 Active 74 DOM
5. 2026-06-13
   days on market $120,000 Active 72 DOM
6. 2026-06-13
   days on market $120,000 Active 71 DOM
7. 2026-06-09
   days on market $120,000 Active 68 DOM
8. 2026-06-08
   days on market $120,000 Active 67 DOM
9. 2026-06-07
   pricedays on market $120,000 Active 66 DOM
10. 2026-06-04
    days on market $125,000 Active 63 DOM
11. 2026-06-03
    days on market $125,000 Active 62 DOM
12. 2026-06-02
    days on market $125,000 Active 61 DOM
13. 2026-06-01
    days on market $125,000 Active 60 DOM
14. 2026-05-31
    days on market $125,000 Active 59 DOM
15. 2026-05-05
    price $125,000
16. 2026-04-02
    listed $130,000 Active
17. 2025-10-29
    historical
18. 2025-06-06
    listed Active
19. 2025-05-17
    historical
20. 2025-03-12
    status Active
21. 2024-10-11
    status Pending
22. 2024-08-02
    price
23. 2024-05-18
    listed Active
24. 2020-03-13
    listed
25. 2020-03-13
    historical
26. 1996-08-08
    soldstatus $86,000
27. 1986-12-18
    soldstatus $57,800
28. 1986-12-18
    soldstatus $57,800
29. 1986-12-01
    soldstatus $57,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $30,139
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − Depreciation: −$3,491
• Taxable income: $12,704
• Est. tax owed @ 24.0%: −$3,049
• After-tax cash flow: $10,809/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

+116.3% since first listed

15 events — show timeline

• 2026-05-05 Price Changed $125,000 MRED as Distributed by MLS Grid
• 2026-04-02 Listed $130,000 MRED as Distributed by MLS Grid
• 2025-10-29 Listing Removed — MRED as Distributed by MLS Grid
• 2025-06-06 Listed — MRED as Distributed by MLS Grid
• 2025-05-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-03-12 Relisted — MRED as Distributed by MLS Grid
• 2024-10-11 Pending — MRED as Distributed by MLS Grid
• 2024-08-02 Price Changed — MRED as Distributed by MLS Grid
• 2024-05-18 Listed — MRED as Distributed by MLS Grid
• 2020-03-13 Listing Removed — MRED as Distributed by MLS Grid
• 2020-03-13 Listed — MRED as Distributed by MLS Grid
• 1996-08-08 Sold (Public Records) $86,000 Public Records
• 1986-12-18 Sold (Public Records) $57,800 Public Records
• 1986-12-18 Sold (Public Records) $57,800 Public Records
• 1986-12-01 Sold (Public Records) $57,800 Public Records

Property tax history

+6.4%/yr

Latest (2023): $8,544 · -6.4% YoY. Source: county tax records.