15418 Minerva Ave · Dolton, IL 60419

$225,000

3 bd · 1.5 ba · 1,027 sqft · SingleFamily public records · 16 Days on market

Built 1959 Est $162k · 39% over

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Why this score? — see what drove the D- 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 +13.2/30.0
• 1% rule +6.1/10.0
• Rent growth +4.9/5.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

$13,000 GRANT AVAILABLE! A fully renovated Cook County Land Bank split-level home nestled one block from the Village of South Holland city limits! This 3 bedroom, 1.5 bath home has been completely transformed from top to bottom! Renovated down to the studs with all new mechanicals (electric, HVAC, and plumbing) including new gas and water lines and hot water tank! Step inside to modern black and white finishes, stunning updated flooring that runs throughout the main level, and a sleek kitchen design complete with white shaker cabinets, stainless steel appliances, and a bold black custom tile backsplash. The kitchen flows seamlessly to the backyard through the added french doors, perfect for

Key facts

• Fully renovated
• Sleek kitchen design
• Updated flooring

Tags

• FULLY RENOVATED
• NEW MECHANICALS
• UPDATED FLOORING
• SLEEK KITCHEN DESIGN
• WHITE SHAKER CABINETS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Property currently not leased; Possession at closing; Directions: North of 155th St and South of 154th St, West of University Ave and East of Dobson Ave
• HOA & community: No master association fee required

Exterior

• Parking: Attached heated garage; Concrete driveway; 2 garage spaces (4 parking spaces total)
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; 1.5-story; Fee simple ownership; Rehab completed in 2026; Built 61–70 years ago; Built before 1978
• Construction: Brick construction
• Exterior features: Lot under 0.25 acre; Lot dimensions: 6400

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (master and other bedrooms on the second level)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: French doors; Some photos virtually staged
• Laundry & utility: Laundry on upper level with a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-4 ($-52/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (0.3% below list).
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 9.3% in Dolton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: New Beginnings Learning Academy (math 2% / reading 8%, grade F, #1,741 of 2,056 statewide, top 93%, 326 students, 0% FRL); Creative Communications Acad (math 2% / reading 2%, grade F, #660 of 665 statewide, top 100%, 177 students, 0% FRL); 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); 129 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $2,499/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $225k implies a 313% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $221,625 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.11% ✓
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $162,266
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15539 Minerva Ave	0.17mi	3/1.5	1,050 (+2%)	2mo	$134,000	$128	87
15722 Woodlawn East Ave	0.39mi	3/1.5	1,015 (-1%)	1mo	$101,000	$100	79
15634 Avalon Ave	0.32mi	4/1.5 (+1)	1,029 (+0%)	1mo	$115,000	$112	78
1340 Prince Dr	0.31mi	3/2.0	1,066 (+4%)	2mo	$160,000	$150	76
1138 E 151st St	0.46mi	3/1.5	1,056 (+3%)	2mo	$210,000	$199	72
15509 Rose Dr	0.43mi	2/1.0 (-1)	1,100 (+7%)	1mo	$135,000	$123	61
717 E 154th St	0.46mi	3/1.0	1,120 (+9%)	2mo	$177,000	$158	60
15310 Oak St	0.70mi	4/1.5 (+1)	1,037 (+1%)	1mo	$190,000	$183	60
15503 Park Ln	0.63mi	3/2.0	968 (-6%)	0mo	$170,000	$176	59
14927 Cottage Grove Ave	0.69mi	3/2.0	1,095 (+7%)	1mo	$250,000	$228	54
15043 Meadow Ln	0.52mi	3/1.0	1,151 (+12%)	1mo	$130,000	$113	53
16001 Avalon Ave	0.72mi	4/2.0 (+1)	1,136 (+11%)	1mo	$187,500	$165	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: -9.5%
• Equity multiple: 0.63×
• Total profit: $-23,230
• Equity at exit: $33,548

10-year hold

• IRR: 6.8%
• Equity multiple: 1.65×
• Total profit: $40,746
• Equity at exit: $19,454

Cash invested: $63,000 (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: 129
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,499 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$705 /mo · $8,463/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-4

Break-even live

Break-even rent $2,505

Max offer price $224,230

Occupancy floor 95%

Sensitivity live

Price	-10% $123	-5% $59	+0% $-4	+5% $-68	+10% $-132
Rent	-10% $-202	-5% $-103	+0% $-4	+5% $94	+10% $193
Rate	-1.0pp $109	-0.5pp $53	base $-4	+0.5pp $-63	+1.0pp $-122

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	9d	1	0.29mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	26d	1	0.63mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	9d	1	0.63mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	8d	1	0.75mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	26d	1	0.78mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	12d	1	0.89mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	23d	1	0.90mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	21d	1	0.94mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	12d	1	0.96mi
660 Clyde Ave Calumet City, IL	3.0	1.5	1400	$1,750	$1.25	5d	1	1.02mi
16246 Dobson Ave South Holland, IL	3.0	2.0	1250	$3,170	$2.54	0d	1	1.07mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	5d	1	1.10mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	8d	1	1.12mi
659 Paxton Ave Calumet City, IL	3.0	2.0	1255	$2,461	$1.96	12d	1	1.17mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	20d	1	1.20mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	26d	1	1.23mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	0d	1	1.25mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	19d	1	1.49mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	26d	1	1.50mi

Listing history 19 events

1. 2026-06-21
   days on market $225,000 Active 16 DOM
2. 2026-06-18
   days on market $225,000 Active 13 DOM
3. 2026-06-17
   days on market $225,000 Active 12 DOM
4. 2026-06-16
   days on market $225,000 Active 11 DOM
5. 2026-06-15
   days on market $225,000 Active 10 DOM
6. 2026-06-13
   days on market $225,000 Active 8 DOM
7. 2026-06-13
   days on market $225,000 Active 7 DOM
8. 2026-06-09
   days on market $225,000 Active 4 DOM
9. 2026-06-08
   days on market $225,000 Active 3 DOM
10. 2026-06-07
    pricedays on marketlisting id $225,000 Active 2 DOM
11. 2026-06-04
    days on market $230,000 Active 34 DOM
12. 2026-06-03
    days on market $230,000 Active 33 DOM
13. 2026-06-02
    days on market $230,000 Active 32 DOM
14. 2026-06-01
    days on market $230,000 Active 31 DOM
15. 2026-05-31
    days on market $230,000 Active 30 DOM
16. 2026-05-01
    historical
17. 2026-05-01
    listed $230,000 Active
18. 1984-09-21
    soldstatus $54,500
19. 1984-09-01
    soldstatus $54,500

ⓘ 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: $8,463 · $705/mo
• Projected year-2 tax: $8,463 · $705/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: $29,994
• − Mortgage interest: −$12,603
• − Property taxes: −$8,463
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,399
• − Management: −$2,399
• − Depreciation: −$6,545
• Taxable loss: −$3,542
• Est. tax savings @ 24.0%: +$850
• After-tax cash flow: $798/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

+322.0% since first listed

4 events — show timeline

• 2026-05-01 Listed $230,000 MRED as Distributed by MLS Grid
• 2026-05-01 Listing Removed — MRED as Distributed by MLS Grid
• 1984-09-21 Sold (Public Records) $54,500 Public Records
• 1984-09-01 Sold (Public Records) $54,500 Public Records

Property tax history

+5.5%/yr

Latest (2023): $8,463 · -7.1% YoY. Source: county tax records.