15415 Dorchester Ave · Dolton, IL 60419

$160,000

4 bd · 1.0 ba · 1,530 sqft · SingleFamily public records · 1 Days on market

Built 1959 6,581 sqft lot Est $179k · 11% under

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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 +12.3/15.0
• 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

Charming 4-bedroom, 1-bath home! Enjoy a spacious living room and a kitchen with espresso cabinets, granite countertops, and a glass tile backsplash. The main floor has three bedrooms and a full bathroom with a modern vanity and custom-tiled shower. Upstairs, find a large fourth bedroom. The backyard is perfect for outdoor fun. Schedule your showing today!

Key facts

• Granite countertops
• Custom tiled shower
• Spacious living room

Tags

• SPACIOUS LIVING ROOM
• KITCHEN WITH ESPRESSO CABINETS
• GRANITE COUNTERTOPS
• GLASS TILE BACKSPLASH
• CUSTOM TILED SHOWER
• BACKYARD FOR OUTDOOR FUN

Property features AI

Finance

• HOA & community: No master association fee required; Community features include park access, curbs, sidewalks, street lights, and paved streets

Exterior

• Parking: Attached garage with one garage space; Concrete driveway; Garage door opener; Owned garage
• Security: Carbon monoxide detectors
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Property was rehabilitated in 2019; Built approximately 61–70 years ago; Fee simple ownership; Property currently being leased; Interstate access nearby
• Construction: Vinyl siding and brick exterior; Asphalt roof; Built before 1978
• Exterior features: Porch; Fenced yard; Lot dimensions approximately 49 x 131 x 50 x 131; Less than 0.25 acre lot

Interior

• Kitchen: Range; Refrigerator; Eating area / table space
• Bedrooms: Four bedrooms total; Main-level bedrooms (three bedrooms on the main level); Second-level master bedroom
• Flooring: Vinyl flooring in living areas and most bedrooms; Ceramic tile in the kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom and first-floor full bathroom; Six total rooms; Ceiling fans; Carbon monoxide detectors
• Laundry & utility: Main-level laundry in unit; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Cap rate 11.6% 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-, 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: 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); 130 active listings in the ZIP; 18 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 $2,695/mo this rent would consume 56% 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 $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 12y 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 $18k; list at $160k implies a 794% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.68% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.78%
• DSCR: 1.84
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $179,010
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15115 Meadow Ln	0.41mi	4/2.0	1,487 (-3%)	4mo	$220,000	$148	68
15230 Meadow Ln	0.28mi	4/2.5	1,452 (-5%)	5mo	$117,000	$81	68
15439 University Ave	0.35mi	3/1.5 (-1)	1,428 (-7%)	1mo	$250,000	$175	65
1760 E 158th St	0.63mi	4/1.0	1,462 (-4%)	2mo	$155,755	$107	62
15203 Waterman Dr	0.63mi	3/2.0 (-1)	1,548 (+1%)	0mo	$280,000	$181	60
15415 Woodlawn East Ave	0.28mi	3/1.5 (-1)	1,354 (-12%)	7mo	$150,800	$111	55
15134 Hastings Dr	0.41mi	3/2.5 (-1)	1,634 (+7%)	6mo	$122,100	$75	54
15923 Woodlawn East Ave	0.69mi	4/2.0	1,609 (+5%)	5mo	$325,000	$202	52
15547 Drexel Ave	0.69mi	3/2.5 (-1)	1,600 (+5%)	2mo	$187,500	$117	48
15540 Woodlawn East Ave	0.35mi	3/1.5 (-1)	1,310 (-14%)	6mo	$145,000	$111	47
15265 Drexel Ave	0.64mi	3/2.0 (-1)	1,344 (-12%)	2mo	$155,000	$115	39
627 Paxton Ave	0.74mi	3/1.5 (-1)	1,335 (-13%)	7mo	$189,000	$142	31

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: 17.1%
• Equity multiple: 1.74×
• Total profit: $33,208
• Equity at exit: $23,857

10-year hold

• IRR: 29.5%
• Equity multiple: 4.40×
• Total profit: $152,202
• Equity at exit: $13,834

Cash invested: $44,800 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,695 high
• Mortgage (P&I): −$839
• Tax from tax record: −$522 /mo · $6,263/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $701

Break-even live

Break-even rent $1,807

Max offer price $160,000

Occupancy floor 69%

Sensitivity live

Price	-10% $792	-5% $746	+0% $701	+5% $656	+10% $611
Rent	-10% $488	-5% $595	+0% $701	+5% $808	+10% $914
Rate	-1.0pp $782	-0.5pp $742	base $701	+0.5pp $660	+1.0pp $617

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	0.31mi
15707 Dante Dr South Holland, IL	3.0	2.0	1800	$2,950	$1.64	3d	1	0.33mi
15400 Merrill Ave South Holland, IL	4.0	2.0	1508	$3,330	$2.21	22d	1	0.55mi
660 Clyde Ave Calumet City, IL	3.0	1.5	1400	$1,750	$1.25	4d	1	0.56mi
659 Paxton Ave Calumet City, IL	3.0	2.0	1255	$2,461	$1.96	11d	1	0.71mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	7d	1	0.77mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	4d	1	0.79mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	20d	1	0.86mi
1429 Kasten Dr Dolton, IL	3.0	1.0	1600	$2,500	$1.56	2d	1	1.07mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	1.10mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	1.10mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	1.13mi
16246 Dobson Ave South Holland, IL	3.0	2.0	1250	$3,170	$2.54	2d	1	1.20mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	18d	1	1.20mi
14505 Minerva Ave Dolton, IL	4.0	2.0	2100	$2,500	$1.19	25d	1	1.21mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	19d	1	1.23mi
671 Saginaw Ave Calumet City, IL	3.0	2.0	1250	$2,276	$1.82	11d	1	1.27mi
1645 Downs Dr Calumet City, IL	3.0	2.0	2000	$2,500	$1.25	2d	1	1.42mi

Listing history 34 events

1. 2026-06-17
   pricedays on marketlisting id $160,000 Active 1 DOM
2. 2026-06-09
   days on market $167,000 Active 152 DOM
3. 2026-06-08
   days on market $167,000 Active 151 DOM
4. 2026-06-07
   days on market $167,000 Active 150 DOM
5. 2026-06-04
   days on market $167,000 Active 147 DOM
6. 2026-06-03
   days on market $167,000 Active 146 DOM
7. 2026-06-02
   days on market $167,000 Active 145 DOM
8. 2026-06-01
   days on market $167,000 Active 144 DOM
9. 2026-05-31
   days on market $167,000 Active 143 DOM
10. 2026-01-08
    listed $167,000 Active
11. 2026-01-08
    historical
12. 2025-10-16
    listed Active
13. 2025-09-26
    historical $2,600
14. 2025-09-18
    listed $2,600
15. 2025-09-09
    historical
16. 2025-07-28
    listed Active
17. 2025-07-17
    historical
18. 2025-04-22
    listed Active
19. 2025-04-22
    historical
20. 2025-03-24
    listed Active
21. 2025-03-24
    historical
22. 2025-02-17
    listed Active
23. 2025-02-17
    historical
24. 2024-12-26
    listed Active
25. 2024-12-26
    historical
26. 2024-11-04
    listed Active
27. 2019-08-01
    historical
28. 2019-05-10
    listed New
29. 2014-04-14
    soldstatus $17,900 Closed Sale
30. 2014-04-11
    status Pending
31. 2014-03-10
    price $17,900 Price Change
32. 2014-02-06
    price $21,900 Price Change
33. 2014-01-08
    listed $26,900 New
34. 1986-11-25
    soldstatus $39,600

ⓘ 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: $6,263 · $522/mo
• Projected year-2 tax: $6,263 · $522/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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,336
• − Mortgage interest: −$8,962
• − Property taxes: −$6,263
• − Insurance: −$800
• − Repairs & maintenance: −$2,587
• − Management: −$2,587
• − Depreciation: −$4,655
• Taxable income: $6,482
• Est. tax owed @ 24.0%: −$1,556
• After-tax cash flow: $6,858/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

+321.7% since first listed

25 events — show timeline

• 2026-01-08 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Listed $167,000 MRED as Distributed by MLS Grid
• 2025-10-16 Listed — MRED as Distributed by MLS Grid
• 2025-09-26 Rental Removed $2,600 RENTSPREE
• 2025-09-18 Listed for Rent $2,600 RENTSPREE
• 2025-09-09 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-28 Listed — MRED as Distributed by MLS Grid
• 2025-07-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-04-22 Listing Removed — MRED as Distributed by MLS Grid
• 2025-04-22 Listed — MRED as Distributed by MLS Grid
• 2025-03-24 Listing Removed — MRED as Distributed by MLS Grid
• 2025-03-24 Listed — MRED as Distributed by MLS Grid
• 2025-02-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-02-17 Listed — MRED as Distributed by MLS Grid
• 2024-12-26 Listing Removed — MRED as Distributed by MLS Grid
• 2024-12-26 Listed — MRED as Distributed by MLS Grid
• 2024-11-04 Listed — MRED as Distributed by MLS Grid
• 2019-08-01 Listing Removed — MRED as Distributed by MLS Grid
• 2019-05-10 Listed — MRED as Distributed by MLS Grid
• 2014-04-14 Sold (MLS) $17,900 MRED as Distributed by MLS Grid
• 2014-04-11 Pending — MRED as Distributed by MLS Grid
• 2014-03-10 Price Changed $17,900 MRED as Distributed by MLS Grid
• 2014-02-06 Price Changed $21,900 MRED as Distributed by MLS Grid
• 2014-01-08 Listed $26,900 MRED as Distributed by MLS Grid
• 1986-11-25 Sold (Public Records) $39,600 Public Records

Property tax history

+5.3%/yr

Latest (2023): $6,263 · -0.8% YoY. Source: county tax records.