15105 Irving Ave · Dolton, IL 60419

$220,000

3 bd · 1.5 ba · 1,190 sqft · SingleFamily public records · 5 Days on market

Built 1963 5,280 sqft lot Est $203k · 8% 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 +16.3/30.0
• 1% rule +6.6/10.0
• DSCR +5.0/10.0
• Rent growth +4.9/5.0
• ARV discount +3.8/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

You will love this completely remodeled 4 bedroom, 1.5 baths on quite block

Key facts

• 5,280 sq ft lot
• Built 1963
• Listed 5 days

Property features AI

Exterior

• Home design: House
• Construction: Living area approximately 1,275 sq ft
• Exterior features: Lot approximately 5,280 sq ft

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Cap rate 7.0% 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: Diekman Elem School (math 2% / reading 2%, grade F, #1,927 of 2,056 statewide, top 100%, 318 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $2,544/mo this rent would consume 53% 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 3y 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 $122k; list at $220k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.

Recommended offer $220,000

Questions for the listing agent

1. Built in 1963 — 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. 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?
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: 1.16% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $203,490
• 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	0.24mi	3/1.5	1,146 (-4%)	1mo	$153,000	$134	82
14927 Cottage Grove Ave	0.32mi	3/2.0	1,095 (-8%)	1mo	$250,000	$228	69
717 E 154th St	0.40mi	3/1.0	1,120 (-6%)	2mo	$177,000	$158	68
15505 Drexel Ave	0.62mi	4/2.0 (+1)	1,200 (+1%)	2mo	$205,000	$171	61
15310 Oak St	0.28mi	4/1.5 (+1)	1,037 (-13%)	1mo	$190,000	$183	60
14819 Evers St	0.37mi	4/2.0 (+1)	1,304 (+10%)	1mo	$227,000	$174	59
15061 Wabash Ave	0.68mi	3/1.5	1,116 (-6%)	2mo	$150,000	$134	56
15509 Rose Dr	0.52mi	2/1.0 (-1)	1,100 (-8%)	1mo	$135,000	$123	56
615 E 156th Pl	0.73mi	3/2.0	1,300 (+9%)	2mo	$198,650	$153	47
1138 E 151st St	0.70mi	3/1.5	1,056 (-11%)	2mo	$210,000	$199	47
15518 Maple St	0.53mi	4/2.0 (+1)	1,345 (+13%)	1mo	$120,000	$89	46
15542 S Park Ave	0.63mi	4/2.0 (+1)	1,066 (-10%)	1mo	$193,900	$182	45

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: -5.9%
• Equity multiple: 0.77×
• Total profit: $-14,245
• Equity at exit: $32,803

10-year hold

• IRR: 9.9%
• Equity multiple: 1.97×
• Total profit: $59,768
• Equity at exit: $19,022

Cash invested: $61,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,544 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$643 /mo · $7,721/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $121

Break-even live

Break-even rent $2,391

Max offer price $220,000

Occupancy floor 90%

Sensitivity live

Price	-10% $245	-5% $183	+0% $121	+5% $59	+10% $-4
Rent	-10% $-80	-5% $20	+0% $121	+5% $221	+10% $322
Rate	-1.0pp $232	-0.5pp $177	base $121	+0.5pp $64	+1.0pp $6

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	26d	1	0.27mi
15238 Doctor Martin Luther King Junior Dr Unit 2W Dolton, IL	2.0	1.0	800	$1,500	$1.88	12d	1	0.34mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	24d	1	0.38mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	9d	1	0.45mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	26d	1	0.45mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	9d	1	0.80mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	26d	1	0.85mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	26d	1	1.03mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	26d	1	1.04mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	21d	1	1.08mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	20d	1	1.12mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	12d	1	1.18mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	8d	1	1.26mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	8d	1	1.32mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	26d	1	1.41mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	5d	1	1.47mi
16246 Dobson Ave South Holland, IL	3.0	2.0	1250	$3,170	$2.54	0d	1	1.49mi

Listing history 4 events

1. 2026-06-21
   days on market $220,000 Active 5 DOM
2. 2026-06-18
   days on market $220,000 Active 2 DOM
3. 2026-06-16
   remarks 75-char remark
4. 2026-06-16
   listed $220,000 Active 1 DOM

ⓘ 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: $7,721 · $643/mo
• Projected year-2 tax: $7,721 · $643/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: $30,526
• − Mortgage interest: −$12,323
• − Property taxes: −$7,721
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,442
• − Management: −$2,442
• − Depreciation: −$6,400
• Taxable loss: −$1,903
• Est. tax savings @ 24.0%: +$457
• After-tax cash flow: $1,907/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

+175.0% since first listed

36 events — show timeline

• 2026-06-16 Listed $220,000 ForSaleByOwner.com
• 2025-07-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-09 Price Changed — MRED as Distributed by MLS Grid
• 2025-06-09 Price Changed — MRED as Distributed by MLS Grid
• 2025-05-24 Listed — MRED as Distributed by MLS Grid
• 2025-04-21 Listing Removed — MRED as Distributed by MLS Grid
• 2025-03-13 Price Changed — MRED as Distributed by MLS Grid
• 2024-12-19 Listed — MRED as Distributed by MLS Grid
• 2024-11-23 Listing Removed — MRED as Distributed by MLS Grid
• 2024-10-19 Price Changed — MRED as Distributed by MLS Grid
• 2024-10-19 Listed — MRED as Distributed by MLS Grid
• 2024-10-14 Listing Removed — MRED as Distributed by MLS Grid
• 2024-10-04 Price Changed — MRED as Distributed by MLS Grid
• 2024-09-21 Price Changed — MRED as Distributed by MLS Grid
• 2024-09-08 Listed — MRED as Distributed by MLS Grid
• 2024-07-24 Sold (MLS) $122,500 MRED as Distributed by MLS Grid
• 2024-06-26 Contingent — MRED as Distributed by MLS Grid
• 2024-06-10 Price Changed $114,900 MRED as Distributed by MLS Grid
• 2024-05-21 Relisted — MRED as Distributed by MLS Grid
• 2024-04-26 Contingent — MRED as Distributed by MLS Grid
• 2024-04-11 Relisted — MRED as Distributed by MLS Grid
• 2024-02-26 Contingent — MRED as Distributed by MLS Grid
• 2024-02-12 Price Changed $119,900 MRED as Distributed by MLS Grid
• 2024-01-04 Relisted — MRED as Distributed by MLS Grid
• 2023-11-12 Contingent — MRED as Distributed by MLS Grid
• 2023-11-08 Price Changed $124,900 MRED as Distributed by MLS Grid
• 2023-10-14 Relisted — MRED as Distributed by MLS Grid
• 2023-09-04 Contingent — MRED as Distributed by MLS Grid
• 2023-08-11 Relisted — MRED as Distributed by MLS Grid
• 2023-08-06 Contingent — MRED as Distributed by MLS Grid
• 2023-07-18 Relisted — MRED as Distributed by MLS Grid
• 2023-07-15 Contingent — MRED as Distributed by MLS Grid
• 2023-06-29 Price Changed $129,900 MRED as Distributed by MLS Grid
• 2023-06-02 Listed $134,900 MRED as Distributed by MLS Grid
• 2022-08-07 Price Changed $1,865 RENT.
• 1991-03-01 Sold (Public Records) $80,000 Public Records

Property tax history

+4.3%/yr

Latest (2023): $7,721 · +15.7% YoY. Source: county tax records.