15031 Cottage Grove Ave · Dolton, IL 60419

$135,500

3 bd · 1.5 ba · 1,199 sqft · SingleFamily public records · 29 Days on market

Built 1959 5,240 sqft lot Est $189k · 28% 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 +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

Welcome to Craftsman House Remodeled to PERFECTION. Fully Rehabbed INside and OUTside with ALL PASSED VILLAGE INSPECTIONS! Ready for any Weather Conditions with New Windows, Electrical, Plumbing and much more. Contemporary Remodeled Kitchen, Brand New Appliances, Quartz Countertops, Bright and Spacious Floor Plan. Lovely 2 Full Baths on each Level. Get Ready to be Impressed :) Schedule a Showing Today!

Key facts

• Quartz countertops
• Remodeled kitchen
• Full baths

Tags

• CRAFTSMAN HOUSE
• REMODELED KITCHEN
• NEW WINDOWS
• QUARTZ COUNTERTOPS
• SPACIOUS FLOOR PLAN
• FULL BATHS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $136k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.5% 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; 19 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 $2,505/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 $937 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 $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 4y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,467 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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: 1.85% ✓
• Cap rate: 15.53%
• Cash-on-cash: 32.98%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $189,442
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14927 Cottage Grove Ave	0.14mi	3/2.0	1,095 (-9%)	1mo	$250,000	$228	76
619 E 152nd St	0.50mi	3/1.5	1,146 (-4%)	1mo	$153,000	$134	69
15505 Drexel Ave	0.57mi	4/2.0 (+1)	1,200 (+0%)	2mo	$205,000	$171	65
717 E 154th St	0.45mi	3/1.0	1,120 (-7%)	2mo	$177,000	$158	65
15043 Meadow Ln	0.60mi	3/1.0	1,151 (-4%)	1mo	$130,000	$113	62
14842 Shepard Dr	0.70mi	3/1.5	1,141 (-5%)	2mo	$135,000	$118	58
1138 E 151st St	0.45mi	3/1.5	1,056 (-12%)	2mo	$210,000	$199	58
14819 Evers St	0.47mi	4/2.0 (+1)	1,304 (+9%)	0mo	$227,000	$174	56
15509 Rose Dr	0.56mi	2/1.0 (-1)	1,100 (-8%)	0mo	$135,000	$123	53
15310 Oak St	0.47mi	4/1.5 (+1)	1,037 (-14%)	1mo	$190,000	$183	49
15539 Minerva Ave	0.73mi	3/1.5	1,050 (-12%)	2mo	$134,000	$128	44
15518 Maple St	0.70mi	4/2.0 (+1)	1,345 (+12%)	1mo	$120,000	$89	39

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: 33.7%
• Equity multiple: 2.52×
• Total profit: $57,723
• Equity at exit: $20,203

10-year hold

• IRR: 43.3%
• Equity multiple: 6.17×
• Total profit: $196,176
• Equity at exit: $11,716

Cash invested: $37,940 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,505 high
• Mortgage (P&I): −$711
• Tax est. 1.5%: −$169 /mo · $2,032/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $1,043

Break-even live

Break-even rent $1,185

Max offer price $135,500

Occupancy floor 53%

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: $33,875
• Closing costs: $4,065
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	24d	1	0.26mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	0.38mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	7d	1	0.58mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	10d	1	0.61mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	7d	1	0.61mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	0.61mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	24d	1	0.76mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	19d	1	0.83mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	0.91mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	18d	1	0.91mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	24d	1	1.00mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	1.01mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	3d	1	1.20mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	6d	1	1.25mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	24d	1	1.27mi
660 Clyde Ave Calumet City, IL	3.0	1.5	1400	$1,750	$1.25	3d	1	1.36mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	1d	1	1.38mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	24d	1	1.50mi
16246 Dobson Ave South Holland, IL	3.0	2.0	1250	$3,170	$2.54	1d	1	1.50mi

Listing history 49 events

1. 2026-06-18
   days on market $135,500 Active 29 DOM
2. 2026-06-17
   days on market $135,500 Active 28 DOM
3. 2026-06-16
   days on market $135,500 Active 27 DOM
4. 2026-06-15
   days on market $135,500 Active 26 DOM
5. 2026-06-13
   days on market $135,500 Active 24 DOM
6. 2026-06-13
   days on market $135,500 Active 23 DOM
7. 2026-06-09
   days on market $135,500 Active 20 DOM
8. 2026-06-08
   days on market $135,500 Active 19 DOM
9. 2026-06-07
   days on market $135,500 Active 18 DOM
10. 2026-06-04
    pricedays on market $135,500 Active 15 DOM
11. 2026-06-03
    days on market $147,500 Active 14 DOM
12. 2026-06-02
    days on market $147,500 Active 13 DOM
13. 2026-06-01
    days on market $147,500 Active 12 DOM
14. 2026-05-31
    days on market $147,500 Active 11 DOM
15. 2026-05-20
    historical
16. 2026-05-20
    listed $147,500 Active
17. 2025-12-22
    status Temporarily No Showings
18. 2025-08-20
    historical
19. 2025-08-20
    status Temporarily No Showings
20. 2025-07-22
    historical
21. 2025-07-22
    status Temporarily No Showings
22. 2025-07-21
    historical
23. 2025-07-21
    status Temporarily No Showings
24. 2025-06-20
    historical
25. 2025-06-20
    status Temporarily No Showings
26. 2025-06-10
    historical
27. 2025-03-04
    price
28. 2025-02-04
    status Active
29. 2025-02-01
    historical
30. 2024-12-02
    price
31. 2024-11-22
    price
32. 2024-11-01
    listed Active
33. 2023-05-09
    historical Contingent - No Showings
34. 2023-05-08
    historical
35. 2023-05-02
    listed Active
36. 2023-05-02
    historical
37. 2023-04-05
    listed Active
38. 2023-04-05
    historical
39. 2023-03-15
    listed Active
40. 2023-03-15
    historical
41. 2022-12-21
    listed Active
42. 2022-12-21
    historical
43. 2022-10-17
    listed Active
44. 2022-06-09
    soldstatus $109,700 Closed
45. 2022-04-27
    historical Contingent - Continue to Show
46. 2022-04-14
    status Active
47. 2022-04-08
    historical Contingent - Continue to Show
48. 2022-02-24
    listed $99,900 Active
49. 1987-07-01
    soldstatus $65,000

ⓘ 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: $30,061
• − Mortgage interest: −$7,590
• − Property taxes: −$2,032
• − Insurance: −$678
• − Repairs & maintenance: −$2,405
• − Management: −$2,405
• − Depreciation: −$3,942
• Taxable income: $11,009
• Est. tax owed @ 24.0%: −$2,642
• After-tax cash flow: $9,869/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

+126.9% since first listed

35 events — show timeline

• 2026-05-20 Listed $147,500 MRED as Distributed by MLS Grid
• 2026-05-20 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-22 Relisted — MRED as Distributed by MLS Grid
• 2025-08-20 Listing Removed — MRED as Distributed by MLS Grid
• 2025-08-20 Relisted — MRED as Distributed by MLS Grid
• 2025-07-22 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-22 Relisted — MRED as Distributed by MLS Grid
• 2025-07-21 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-21 Relisted — MRED as Distributed by MLS Grid
• 2025-06-20 Listing Removed — MRED as Distributed by MLS Grid
• 2025-06-20 Relisted — MRED as Distributed by MLS Grid
• 2025-06-10 Listing Removed — MRED as Distributed by MLS Grid
• 2025-03-04 Price Changed — MRED as Distributed by MLS Grid
• 2025-02-04 Relisted — MRED as Distributed by MLS Grid
• 2025-02-01 Listing Removed — MRED as Distributed by MLS Grid
• 2024-12-02 Price Changed — MRED as Distributed by MLS Grid
• 2024-11-22 Price Changed — MRED as Distributed by MLS Grid
• 2024-11-01 Listed — MRED as Distributed by MLS Grid
• 2023-05-09 Contingent — MRED as Distributed by MLS Grid
• 2023-05-08 Listing Removed — MRED as Distributed by MLS Grid
• 2023-05-02 Listing Removed — MRED as Distributed by MLS Grid
• 2023-05-02 Listed — MRED as Distributed by MLS Grid
• 2023-04-05 Listing Removed — MRED as Distributed by MLS Grid
• 2023-04-05 Listed — MRED as Distributed by MLS Grid
• 2023-03-15 Listing Removed — MRED as Distributed by MLS Grid
• 2023-03-15 Listed — MRED as Distributed by MLS Grid
• 2022-12-21 Listing Removed — MRED as Distributed by MLS Grid
• 2022-12-21 Listed — MRED as Distributed by MLS Grid
• 2022-10-17 Listed — MRED as Distributed by MLS Grid
• 2022-06-09 Sold (MLS) $109,700 MRED as Distributed by MLS Grid
• 2022-04-27 Contingent — MRED as Distributed by MLS Grid
• 2022-04-14 Relisted — MRED as Distributed by MLS Grid
• 2022-04-08 Contingent — MRED as Distributed by MLS Grid
• 2022-02-24 Listed $99,900 MRED as Distributed by MLS Grid
• 1987-07-01 Sold (Public Records) $65,000 Public Records

Property tax history

+5.4%/yr

Latest (2023): $8,463 · +20.9% YoY. Source: county tax records.