15019 Evers St · Dolton, IL 60419

$199,900

3 bd · 1.0 ba · 1,265 sqft · SingleFamily public records · 372 Days on market

Built 1961 Est $170k · 18% 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 +16.9/30.0
• 1% rule +7.8/10.0
• DSCR +5.3/10.0
• 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 MLS

See the potential in this brick raised ranch home in Dolton. This home has 3 bedroom, 1.5 bathrooms, a large living room and an eat-in kitchen. The home has full sized basement and sits on nicely sized lot with a long driveway back to a 2 car detached garage, which makes for plenty of off street parking. This home is very close to schools, shopping, interstate transportation and a short drive to the Metra station. This home is being sold as is and room sizes are estimated. Make this one yours!

Key facts

• Formal dining room
• Brick exterior
• Flexible layout

Tags

• CUSTOM HOME
• SUBSTANTIAL RENOVATION
• COZY FAMILY ROOM
• FORMAL DINING ROOM
• BRICK EXTERIOR
• FLEXIBLE LAYOUT

Property features AI

Finance

• Other: Parcel number: 29104020090000
• HOA & community: No master association fee required; Community features include curbs, sidewalks, street lights, and paved streets

Exterior

• Parking: Detached garage (garage owned) with approximately 2.5 garage spaces; Side driveway
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story design; Fee simple ownership; Rehab completed in 2025; Built 61–70 years ago; School bus and commuter bus access with interstate access nearby
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built before 1978
• Exterior features: Curbs, sidewalks, street lights, and paved streets; Lot less than 0.25 acre; Lot dimensions: 5,280

Interior

• Kitchen: Kitchen on main level (16 x 10)
• Bedrooms: Main-level master bedroom (14 x 12); Main-level bedroom (12 x 12); Main-level bedroom (12 x 10); Basement bedroom (16 x 14) — possible 4th bedroom configuration
• Flooring: Hardwood flooring in living room, dining room, and kitchen
• Bathrooms: Two full bathrooms; One half bathroom; Basement bathroom available
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; 8 total rooms; One fireplace in the family room; Soaking tub
• Laundry & utility: Basement laundry room (10 x 12)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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-, 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,552/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 $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 $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 372 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $65k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $98k; list at $200k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 372 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 1961 — 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. 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?
9. 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.
10. 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.
11. 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: 1.28% ✓
• Cap rate: 7.09%
• Cash-on-cash: 2.84%
• DSCR: 1.13
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $169,510
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14819 Evers St	0.25mi	4/2.0 (+1)	1,304 (+3%)	0mo	$227,000	$174	74
619 E 152nd St	0.23mi	3/1.5	1,146 (-9%)	1mo	$153,000	$134	71
14914 Edbrooke Ave	0.73mi	3/1.0	1,287 (+2%)	2mo	$100,000	$78	61
14619 Martin Luther King Jr Dr	0.53mi	3/1.0	1,153 (-9%)	2mo	$163,000	$141	59
14927 Cottage Grove Ave	0.39mi	3/2.0	1,095 (-13%)	1mo	$250,000	$228	55
15265 Drexel Ave	0.62mi	3/2.0	1,344 (+6%)	2mo	$155,000	$115	55
717 E 154th St	0.54mi	3/1.0	1,120 (-12%)	2mo	$177,000	$158	54
15518 Maple St	0.60mi	4/2.0 (+1)	1,345 (+6%)	1mo	$120,000	$89	52
15061 Wabash Ave	0.56mi	3/1.5	1,116 (-12%)	2mo	$150,000	$134	51
686 E 155th St	0.59mi	2/1.0 (-1)	1,400 (+11%)	2mo	$157,000	$112	48
15509 Rose Dr	0.66mi	2/1.0 (-1)	1,100 (-13%)	0mo	$135,000	$123	42
14509 Park Ave	0.71mi	3/3.0	1,454 (+15%)	3mo	$223,000	$153	32

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: -4.5%
• Equity multiple: 0.82×
• Total profit: $-10,125
• Equity at exit: $29,806

10-year hold

• IRR: 11.4%
• Equity multiple: 2.16×
• Total profit: $64,840
• Equity at exit: $17,284

Cash invested: $55,972 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,552 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$752 /mo · $9,027/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $132

Break-even live

Break-even rent $2,385

Max offer price $199,900

Occupancy floor 90%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	0.31mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	8d	1	0.60mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	24d	1	0.60mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	24d	1	0.78mi
14844 Wabash Ave Dolton, IL	3.0	1.5	1277	$2,320	$1.82	24d	1	0.85mi
14305 Irving Ave Unit 2 Dolton, IL	3.0	1.0	1100	$2,200	$2.00	24d	1	0.90mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	8d	1	0.99mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	19d	1	1.14mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	19d	1	1.17mi
14124 Manor Ave Dolton, IL	3.0	2.0	1440	$2,390	$1.66	24d	1	1.22mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	1.28mi
1429 Kasten Dr Dolton, IL	3.0	1.0	1600	$2,500	$1.56	1d	1	1.34mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	6d	1	1.34mi
15707 Dante Dr South Holland, IL	3.0	2.0	1800	$2,950	$1.64	3d	1	1.43mi
13841 Forest Ave Dolton, IL	3.0	1.0	930	$1,895	$2.04	24d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $199,900 Active 372 DOM
2. 2026-06-17
   days on market $199,900 Active 371 DOM
3. 2026-06-16
   days on market $199,900 Active 370 DOM
4. 2026-06-15
   days on market $199,900 Active 369 DOM
5. 2026-06-13
   days on market $199,900 Active 367 DOM
6. 2026-06-13
   days on market $199,900 Active 366 DOM
7. 2026-06-09
   days on market $199,900 Active 363 DOM
8. 2026-06-08
   days on market $199,900 Active 362 DOM
9. 2026-06-07
   days on market $199,900 Active 361 DOM
10. 2026-06-04
    days on market $199,900 Active 358 DOM
11. 2026-06-03
    days on market $199,900 Active 357 DOM
12. 2026-06-02
    days on market $199,900 Active 356 DOM
13. 2026-06-01
    days on market $199,900 Active 355 DOM
14. 2026-05-31
    days on market $199,900 Active 354 DOM
15. 2026-04-14
    price $214,900
16. 2026-01-15
    price $224,900
17. 2025-12-10
    price $249,900
18. 2025-06-27
    price $259,900
19. 2025-06-11
    listed $264,900 Active
20. 2024-02-28
    soldstatus $98,000 Closed 503-char remark

    Show marketing remark (503 chars)

    See the potential in this brick raised ranch home in Dolton. This home has 3 bedroom, 1.5 bathrooms, a large living room and an eat-in kitchen. The home has full sized basement and sits on nicely sized lot with a long driveway back to a 2 car detached garage, which makes for plenty of off street parking. This home is very close to schools, shopping, interstate transportation and a short drive to the Metra station. This home is being sold as is and room sizes are estimated. Make this one yours!

21. 2024-01-12
    status Pending 503-char remark

    Show marketing remark (503 chars)

    See the potential in this brick raised ranch home in Dolton. This home has 3 bedroom, 1.5 bathrooms, a large living room and an eat-in kitchen. The home has full sized basement and sits on nicely sized lot with a long driveway back to a 2 car detached garage, which makes for plenty of off street parking. This home is very close to schools, shopping, interstate transportation and a short drive to the Metra station. This home is being sold as is and room sizes are estimated. Make this one yours!

22. 2023-12-14
    historical Contingent - Continue to Show 503-char remark

    Show marketing remark (503 chars)

    See the potential in this brick raised ranch home in Dolton. This home has 3 bedroom, 1.5 bathrooms, a large living room and an eat-in kitchen. The home has full sized basement and sits on nicely sized lot with a long driveway back to a 2 car detached garage, which makes for plenty of off street parking. This home is very close to schools, shopping, interstate transportation and a short drive to the Metra station. This home is being sold as is and room sizes are estimated. Make this one yours!

23. 2023-11-22
    price $99,200 503-char remark

    Show marketing remark (503 chars)

    See the potential in this brick raised ranch home in Dolton. This home has 3 bedroom, 1.5 bathrooms, a large living room and an eat-in kitchen. The home has full sized basement and sits on nicely sized lot with a long driveway back to a 2 car detached garage, which makes for plenty of off street parking. This home is very close to schools, shopping, interstate transportation and a short drive to the Metra station. This home is being sold as is and room sizes are estimated. Make this one yours!

24. 2023-10-18
    listed $109,200 Active 503-char remark

    Show marketing remark (503 chars)

    See the potential in this brick raised ranch home in Dolton. This home has 3 bedroom, 1.5 bathrooms, a large living room and an eat-in kitchen. The home has full sized basement and sits on nicely sized lot with a long driveway back to a 2 car detached garage, which makes for plenty of off street parking. This home is very close to schools, shopping, interstate transportation and a short drive to the Metra station. This home is being sold as is and room sizes are estimated. Make this one yours!

25. 1995-08-10
    soldstatus $87,500

ⓘ 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: $9,027 · $752/mo
• Projected year-2 tax: $9,027 · $752/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 4/10 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: $30,627
• − Mortgage interest: −$11,198
• − Property taxes: −$9,027
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,450
• − Management: −$2,450
• − Depreciation: −$5,815
• Taxable loss: −$1,313
• Est. tax savings @ 24.0%: +$315
• After-tax cash flow: $1,904/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

+145.6% since first listed

11 events — show timeline

• 2026-04-14 Price Changed $214,900 MRED as Distributed by MLS Grid
• 2026-01-15 Price Changed $224,900 MRED as Distributed by MLS Grid
• 2025-12-10 Price Changed $249,900 MRED as Distributed by MLS Grid
• 2025-06-27 Price Changed $259,900 MRED as Distributed by MLS Grid
• 2025-06-11 Listed $264,900 MRED as Distributed by MLS Grid
• 2024-02-28 Sold (MLS) $98,000 MRED as Distributed by MLS Grid
• 2024-01-12 Pending — MRED as Distributed by MLS Grid
• 2023-12-14 Contingent — MRED as Distributed by MLS Grid
• 2023-11-22 Price Changed $99,200 MRED as Distributed by MLS Grid
• 2023-10-18 Listed $109,200 MRED as Distributed by MLS Grid
• 1995-08-10 Sold (Public Records) $87,500 Public Records

Property tax history

+19.1%/yr

Latest (2023): $9,027 · +22.8% YoY. Source: county tax records.