15320 Evers St · Dolton, IL 60419

$195,000

3 bd · 1.0 ba · 1,033 sqft · SingleFamily public records · 155 Days on market

Built 1960 5,200 sqft lot Est $162k · 20% 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 +25.1/30.0
• 1% rule +8.5/10.0
• DSCR +8.2/10.0
• Rent growth +4.9/5.0
• 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

Step into this stylish and spacious home featuring 3 bedrooms and 1 bathroom on the main level and an oversized 4th bedroom in the fully finished basement. Enjoy hardwood flooring throughout the main floor, adding warmth and elegance to every room. The lower level is designed for both relaxation and entertainment, boasting a built-in bar, home theater setup, and a full bathroom, perfect for hosting guests or enjoying movie nights at home. Additional features include a modern security system, Ring doorbell, and exterior cameras for added peace of mind. Outside, you'll find a 2-car detached garage and a well-maintained yard ready for summer gatherings. This move-in-ready home combines comfort

Key facts

• Hardwood flooring
• Home theater setup
• Exterior cameras

Tags

• HARDWOOD FLOORING
• BUILT-IN BAR
• HOME THEATER SETUP
• MODERN SECURITY SYSTEM
• RING DOORBELL
• EXTERIOR CAMERAS

Property features AI

Finance

• Other: Parcel number 29104240180000
• Financial info: Property currently being leased
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage; 2 garage spaces; Concrete driveway; Garage door opener; Owned garage
• Utilities: Water from Lake Michigan; Public sewer; Electric service with circuit breakers (100 amp)
• Home design: Detached single-family home; One-story layout; Fee simple ownership
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built 61–70 years ago; Property built before 1978
• Exterior features: Corner lot dimensions approximately 40 x 130; Lot less than 0.25 acre; Currently leased

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms on main level; 1 additional bedroom in the basement (possible 4th bedroom)
• Flooring: Hardwood flooring in living areas and main-level bedrooms; Ceramic tile flooring in basement rooms and laundry
• Bathrooms: 2 full bathrooms; Basement contains at least one bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; 7 total rooms
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $172k (12.0% 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); 129 active listings in the ZIP; 14 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 $2,636/mo this rent would consume 55% 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 $55k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y 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 $115k; list at $195k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.35% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.43%
• DSCR: 1.42
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $162,181
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15310 Oak St	0.07mi	4/1.5 (+1)	1,037 (+0%)	1mo	$190,000	$183	88
15503 Park Ln	0.23mi	3/2.0	968 (-6%)	0mo	$170,000	$176	75
619 E 152nd St	0.17mi	3/1.5	1,146 (+11%)	1mo	$153,000	$134	71
15542 S Park Ave	0.31mi	4/2.0 (+1)	1,066 (+3%)	1mo	$193,900	$182	70
717 E 154th St	0.31mi	3/1.0	1,120 (+8%)	2mo	$177,000	$158	70
15223 Cottage Grove Ave	0.42mi	3/1.0	1,099 (+6%)	3mo	$172,000	$157	67
15509 Rose Dr	0.39mi	2/1.0 (-1)	1,100 (+6%)	0mo	$135,000	$123	65
14915 Irving Ave	0.53mi	2/1.0 (-1)	980 (-5%)	4mo	$68,000	$69	59
14927 Cottage Grove Ave	0.63mi	3/2.0	1,095 (+6%)	1mo	$250,000	$228	56
15061 Wabash Ave	0.62mi	3/1.5	1,116 (+8%)	2mo	$150,000	$134	54
14840 Langley Ave	0.63mi	2/1.0 (-1)	936 (-9%)	2mo	$37,000	$40	48
14813 Evers St	0.64mi	4/1.0 (+1)	1,127 (+9%)	3mo	$82,000	$73	48

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: 4.4%
• Equity multiple: 1.18×
• Total profit: $9,892
• Equity at exit: $29,075

10-year hold

• IRR: 18.7%
• Equity multiple: 2.98×
• Total profit: $108,137
• Equity at exit: $16,860

Cash invested: $54,600 (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: 129
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,636 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$549 /mo · $6,593/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $429

Break-even live

Break-even rent $2,093

Max offer price $195,000

Occupancy floor 79%

Sensitivity live

Price	-10% $540	-5% $484	+0% $429	+5% $374	+10% $319
Rent	-10% $221	-5% $325	+0% $429	+5% $533	+10% $637
Rate	-1.0pp $527	-0.5pp $479	base $429	+0.5pp $379	+1.0pp $327

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	0.18mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	0.20mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	0.20mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	0.58mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	23d	1	0.69mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	8d	1	0.95mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	25d	1	1.02mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	25d	1	1.16mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	7d	1	1.23mi
16246 Dobson Ave South Holland, IL	3.0	2.0	1250	$3,170	$2.54	0d	1	1.31mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	1.31mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	20d	1	1.36mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	19d	1	1.43mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	11d	1	1.44mi

Listing history 33 events

1. 2026-05-31
   days on market $195,000 Active 155 DOM
2. 2025-12-26
   listed $195,000 Active
3. 2025-12-26
   historical
4. 2025-11-02
   price
5. 2025-09-04
   price
6. 2025-07-31
   listed Active
7. 2025-07-02
   historical
8. 2025-06-08
   listed Active
9. 2021-07-30
   historical
10. 2020-12-23
    listed New
11. 2012-06-22
    soldstatus $114,700 Closed Sale
12. 2012-06-20
    status Pending
13. 2012-04-21
    historical Contingent
14. 2012-04-18
    price $122,495 Price Change
15. 2012-03-29
    price $122,500 Price Change
16. 2012-03-21
    price $124,400 Price Change
17. 2012-02-23
    price $124,495 Price Change
18. 2012-02-04
    listed $125,000 New
19. 2011-12-13
    soldstatus $16,199 Closed Sale
20. 2011-09-23
    status Pending
21. 2011-09-20
    price $16,000 Price Change
22. 2011-09-01
    price $45,000 Price Change
23. 2011-07-12
    listed $52,500 New
24. 2010-12-01
    historical
25. 2010-10-07
    listed New
26. 2010-09-29
    historical
27. 2010-06-24
    price Price Change
28. 2010-06-04
    price Price Change
29. 2010-04-20
    listed New
30. 2007-09-26
    historical
31. 2007-05-14
    listed
32. 2000-03-27
    soldstatus $350,000
33. 1993-06-24
    soldstatus $76,000

ⓘ 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: $6,593 · $549/mo
• Projected year-2 tax: $6,593 · $549/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: $31,631
• − Mortgage interest: −$10,923
• − Property taxes: −$6,593
• − Insurance: −$975
• − Repairs & maintenance: −$2,530
• − Management: −$2,530
• − Depreciation: −$5,673
• Taxable income: $2,407
• Est. tax owed @ 24.0%: −$578
• After-tax cash flow: $4,572/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

+156.6% since first listed

32 events — show timeline

• 2025-12-26 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-26 Listed $195,000 MRED as Distributed by MLS Grid
• 2025-11-02 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-04 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-31 Listed — MRED as Distributed by MLS Grid
• 2025-07-02 Listing Removed — MRED as Distributed by MLS Grid
• 2025-06-08 Listed — MRED as Distributed by MLS Grid
• 2021-07-30 Listing Removed — MRED as Distributed by MLS Grid
• 2020-12-23 Listed — MRED as Distributed by MLS Grid
• 2012-06-22 Sold (MLS) $114,700 MRED as Distributed by MLS Grid
• 2012-06-20 Pending — MRED as Distributed by MLS Grid
• 2012-04-21 Contingent — MRED as Distributed by MLS Grid
• 2012-04-18 Price Changed $122,495 MRED as Distributed by MLS Grid
• 2012-03-29 Price Changed $122,500 MRED as Distributed by MLS Grid
• 2012-03-21 Price Changed $124,400 MRED as Distributed by MLS Grid
• 2012-02-23 Price Changed $124,495 MRED as Distributed by MLS Grid
• 2012-02-04 Listed $125,000 MRED as Distributed by MLS Grid
• 2011-12-13 Sold (MLS) $16,199 MRED as Distributed by MLS Grid
• 2011-09-23 Pending — MRED as Distributed by MLS Grid
• 2011-09-20 Price Changed $16,000 MRED as Distributed by MLS Grid
• 2011-09-01 Price Changed $45,000 MRED as Distributed by MLS Grid
• 2011-07-12 Listed $52,500 MRED as Distributed by MLS Grid
• 2010-12-01 Listing Removed — MRED as Distributed by MLS Grid
• 2010-10-07 Listed — MRED as Distributed by MLS Grid
• 2010-09-29 Listing Removed — MRED as Distributed by MLS Grid
• 2010-06-24 Price Changed — MRED as Distributed by MLS Grid
• 2010-06-04 Price Changed — MRED as Distributed by MLS Grid
• 2010-04-20 Listed — MRED as Distributed by MLS Grid
• 2007-09-26 Listing Removed — MRED as Distributed by MLS Grid
• 2007-05-14 Listed — MRED as Distributed by MLS Grid
• 2000-03-27 Sold (Public Records) $350,000 Public Records
• 1993-06-24 Sold (Public Records) $76,000 Public Records

Property tax history

+6.4%/yr

Latest (2023): $6,593 · +39.9% YoY. Source: county tax records.