15332 Irving Ave · Dolton, IL 60419

$235,999

3 bd · 1.5 ba · 1,276 sqft · SingleFamily public records · 4 Days on market

Built 1968 Est $202k · 17% 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 +24.0/30.0
• DSCR +7.7/10.0
• 1% rule +7.2/10.0
• 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

Key facts

• Near schools
• Finished basement
• Near parks

Tags

• FINISHED BASEMENT
• CENTRAL AIR CONDITIONING
• DETACHED GARAGE
• NEAR SCHOOLS
• NEAR PARKS
• LOCAL AMENITIES

Property features AI

Finance

• Other: Living area is estimated
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached concrete garage with 2 garage spaces; 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story layout; Fee simple ownership
• Construction: Brick construction; Built approximately 51–60 years ago; Built before 1978
• Exterior features: Lot smaller than 0.25 acre; Lot dimensions: 5000

Interior

• Kitchen: Main-level kitchen approximately 16 x 12
• Bedrooms: 3 bedrooms (master and two additional bedrooms on the second floor); Second-floor bedrooms approximately 15 x 15, 12 x 10, and 12 x 10
• Bathrooms: 1 full bathroom; 1 half bathroom; Basement has a bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished daylight basement; 7 total rooms
• Laundry & utility: Lower-level laundry room approximately 24 x 12

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $236k).

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; 16 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 $2,874/mo this rent would consume 60% 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 $66k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $72k; list at $236k implies a 228% gain — meaningful room to come down on a strong offer.

Recommended offer $235,999

Questions for the listing agent

1. Built in 1968 — 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: 1.22% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.41%
• DSCR: 1.37
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $201,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 E 156th Pl	0.42mi	3/2.0	1,300 (+2%)	2mo	$198,650	$153	74
15518 Maple St	0.23mi	4/2.0 (+1)	1,345 (+5%)	1mo	$120,000	$89	72
619 E 152nd St	0.27mi	3/1.5	1,146 (-10%)	1mo	$153,000	$134	70
717 E 154th St	0.18mi	3/1.0	1,120 (-12%)	2mo	$177,000	$158	68
686 E 155th St	0.19mi	2/1.0 (-1)	1,400 (+10%)	2mo	$157,000	$112	66
15505 Drexel Ave	0.45mi	4/2.0 (+1)	1,200 (-6%)	2mo	$205,000	$171	61
14819 Evers St	0.67mi	4/2.0 (+1)	1,304 (+2%)	1mo	$227,000	$174	58
15509 Rose Dr	0.27mi	2/1.0 (-1)	1,100 (-14%)	0mo	$135,000	$123	57
618 E 159th Pl	0.73mi	4/2.0 (+1)	1,294 (+1%)	2mo	$236,000	$182	55
14927 Cottage Grove Ave	0.58mi	3/2.0	1,095 (-14%)	1mo	$250,000	$228	46
15439 University Ave	0.73mi	3/1.5	1,428 (+12%)	1mo	$250,000	$175	46
15061 Wabash Ave	0.74mi	3/1.5	1,116 (-12%)	2mo	$150,000	$134	43

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $6,589
• Equity at exit: $35,188

10-year hold

• IRR: 16.7%
• Equity multiple: 2.72×
• Total profit: $113,462
• Equity at exit: $20,405

Cash invested: $66,080 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,874 high
• Mortgage (P&I): −$1,238
• Tax from tax record: −$472 /mo · $5,660/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $463

Break-even live

Break-even rent $2,288

Max offer price $235,999

Occupancy floor 79%

Sensitivity live

Price	-10% $597	-5% $530	+0% $463	+5% $396	+10% $329
Rent	-10% $236	-5% $349	+0% $463	+5% $577	+10% $690
Rate	-1.0pp $582	-0.5pp $523	base $463	+0.5pp $402	+1.0pp $340

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: $59,000
• Closing costs: $7,080
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	0.17mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	0.17mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	0.55mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	23d	1	0.66mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	8d	1	0.85mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	25d	1	1.11mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	25d	1	1.13mi
15707 Dante Dr South Holland, IL	3.0	2.0	1800	$2,950	$1.64	3d	1	1.15mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	7d	1	1.15mi
16246 Dobson Ave South Holland, IL	3.0	2.0	1250	$3,170	$2.54	0d	1	1.26mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	20d	1	1.28mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	25d	1	1.31mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	11d	1	1.35mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	19d	1	1.37mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	7d	1	1.47mi
1429 Kasten Dr Dolton, IL	3.0	1.0	1600	$2,500	$1.56	0d	1	1.48mi

Listing history 2 events

1. 2026-06-21
   days on market $235,999 Active 4 DOM
2. 2026-06-17
   listed $235,999 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: $5,660 · $472/mo
• Projected year-2 tax: $5,660 · $472/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: $34,491
• − Mortgage interest: −$13,220
• − Property taxes: −$5,660
• − Insurance: −$1,180
• − Repairs & maintenance: −$2,759
• − Management: −$2,759
• − Depreciation: −$6,865
• Taxable income: $2,047
• Est. tax owed @ 24.0%: −$491
• After-tax cash flow: $5,065/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

+283.7% since first listed

3 events — show timeline

• 2026-06-17 Listed $235,999 MRED as Distributed by MLS Grid
• 1989-06-08 Sold (Public Records) $72,000 Public Records
• 1980-03-07 Sold (Public Records) $61,500 Public Records

Property tax history

+3.4%/yr

Latest (2023): $5,660 · +85.0% YoY. Source: county tax records.