15339 Blackstone Ave · Dolton, IL 60419

$250,000

3 bd · 1.5 ba · 1,368 sqft · SingleFamily public records · 39 Days on market

Built 1973 6,664 sqft lot

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• 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 home to this updated tri-level located on a well-maintained block! This 3-bedroom, 2-bath home offers the perfect blend of space, style, and functionality. The standout feature is the added family room on the main level, providing extra living space rarely found in similar homes. The kitchen was renovated in 2025 and features quartz countertops, a large quartz island, stainless steel appliances, and an open-concept layout overlooking the living room - perfect for entertaining. Both bathrooms were fully renovated in 2026, giving the home a fresh, modern feel, including a spacious main bathroom with a double vanity. Additional updates include brand new carpet on the main level, a bran

Key facts

• Large backyard
• Renovated kitchen
• Brand new a/c unit

Tags

• ADDED FAMILY ROOM
• RENOVATED KITCHEN
• LARGE BACKYARD
• BRAND NEW A/C UNIT
• NEW SLIDING GLASS DOOR

Property features AI

Finance

• Other: Parcel number recorded
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with 2 parking spaces; Asphalt driveway
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Split-level / tri-level layout; Fee simple ownership; Rehab completed in 2025; Property age approximately 51–60 years; Built before 1978
• Construction: Aluminum siding and brick exterior
• Exterior features: Lot under 0.25 acre; Lot dimensions listed as 6650; School bus service; Interstate access

Interior

• Kitchen: Kitchen on main level with ceramic tile flooring; 23 x 10 kitchen
• Bedrooms: 3 bedrooms total; Master bedroom (second level); Bedroom 2 (second level); Bedroom 3 (second level)
• Flooring: Carpet in most living and bedroom areas; Ceramic tile in kitchen
• Bathrooms: 2 full bathrooms; Bathrooms include double sink
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 8 total rooms; Office (lower level); Family room (main level); Living room (main level); Dining area (combo); Basement is crawl space
• Laundry & utility: Lower-level laundry room (10 x 14) with utility sink

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (0.8% below list).
• Recommended offer: $242k (3.0% 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; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $2,480/mo this rent would consume 51% 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 $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 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 $89k; list at $250k implies a 181% gain — meaningful room to come down on a strong offer.

Recommended offer $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $160,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15439 University Ave	0.47mi	3/1.5	1,428 (+4%)	1mo	$250,000	$175	70
15403 Dorchester Ave	0.12mi	3/1.0	1,166 (-15%)	6mo	$95,000	$81	63
15230 Meadow Ln	0.32mi	4/2.5 (+1)	1,452 (+6%)	5mo	$117,000	$81	62
15265 Drexel Ave	0.72mi	3/2.0	1,344 (-2%)	2mo	$155,000	$115	60
591 Paxton Ave	0.64mi	4/2.0 (+1)	1,340 (-2%)	3mo	$261,000	$195	57
15115 Meadow Ln	0.40mi	4/2.0 (+1)	1,487 (+9%)	4mo	$220,000	$148	56
14737 Blackstone Ave	0.73mi	3/1.5	1,425 (+4%)	5mo	$150,000	$105	55
1760 E 158th St	0.63mi	4/1.0 (+1)	1,462 (+7%)	2mo	$155,755	$107	51
15321 Ellis Ave	0.60mi	3/2.5	1,224 (-10%)	4mo	$135,000	$110	47
14808 Dorchester Ave	0.69mi	4/2.0 (+1)	1,452 (+6%)	5mo	$170,500	$117	47
15203 Waterman Dr	0.68mi	3/2.0	1,548 (+13%)	0mo	$280,000	$181	44
15400 Ingleside Ave	0.73mi	3/2.5	1,212 (-11%)	4mo	$200,000	$165	40

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,504
• Equity at exit: $37,276

10-year hold

• IRR: 14.3%
• Equity multiple: 2.40×
• Total profit: $97,900
• Equity at exit: $21,615

Cash invested: $70,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,480 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $456

Break-even live

Break-even rent $1,903

Max offer price $250,000

Occupancy floor 77%

Sensitivity live

Price	-10% $597	-5% $526	+0% $456	+5% $385	+10% $314
Rent	-10% $260	-5% $358	+0% $456	+5% $553	+10% $651
Rate	-1.0pp $581	-0.5pp $519	base $456	+0.5pp $391	+1.0pp $325

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	9d	1	0.37mi
15707 Dante Dr South Holland, IL	3.0	2.0	1800	$2,950	$1.64	4d	1	0.42mi
660 Clyde Ave Calumet City, IL	3.0	1.5	1400	$1,750	$1.25	4d	1	0.45mi
15400 Merrill Ave South Holland, IL	4.0	2.0	1508	$3,330	$2.21	23d	1	0.45mi
659 Paxton Ave Calumet City, IL	3.0	2.0	1255	$2,461	$1.96	11d	1	0.60mi
409 Madison Ave Unit 2 Calumet City, IL	3.0	1.5	1200	$1,795	$1.50	5d	1	0.68mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	11d	1	0.74mi
405 Clyde Ave Calumet City, IL	3.0	1.0	973	$2,300	$2.36	0d	1	0.79mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	20d	1	0.81mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	7d	1	0.87mi
14610 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	7d	1	0.94mi
1429 Kasten Dr Dolton, IL	3.0	1.0	1600	$2,500	$1.56	0d	1	1.00mi
1860 State St Calumet City, IL	3.0	1.0	1100	$1,800	$1.64	18d	1	1.09mi
671 Saginaw Ave Calumet City, IL	3.0	2.0	1250	$2,276	$1.82	11d	1	1.16mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	1.19mi
14433 Woodlawn Ave Dolton, IL	4.0	2.0	1300	$2,000	$1.54	20d	1	1.19mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	1.21mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	9d	1	1.21mi
250 Yates Ave Unit 1616 Dolton 1E Calumet City, IL	2.0	1.0	875	$1,465	$1.67	9d	1	1.28mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	23d	1	1.28mi
16246 Dobson Ave South Holland, IL	3.0	2.0	1250	$3,170	$2.54	0d	1	1.31mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	21d	1	1.35mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1100	$1,800	$1.64	13d	1	1.35mi
101 Oglesby Ave Calumet City, IL	2.0	1.0	1000	$1,800	$1.80	23d	1	1.35mi
14518 S Hoxie Ave Chicago, IL	3.0	1.5	1128	$2,450	$2.17	0d	1	1.45mi
14500 Cottage Grove Ave Unit 3 Dolton, IL	2.0	1.0	1000	$1,475	$1.48	25d	1	1.45mi

Listing history 31 events

1. 2026-06-21
   days on market $250,000 Active 39 DOM
2. 2026-06-18
   days on market $250,000 Active 36 DOM
3. 2026-06-17
   days on market $250,000 Active 35 DOM
4. 2026-06-16
   days on market $250,000 Active 34 DOM
5. 2026-06-15
   days on market $250,000 Active 33 DOM
6. 2026-06-13
   days on market $250,000 Active 31 DOM
7. 2026-06-13
   days on market $250,000 Active 30 DOM
8. 2026-06-09
   days on market $250,000 Active 27 DOM
9. 2026-06-08
   days on market $250,000 Active 26 DOM
10. 2026-06-07
    days on market $250,000 Active 25 DOM
11. 2026-06-04
    days on market $250,000 Active 22 DOM
12. 2026-06-03
    days on market $250,000 Active 21 DOM
13. 2026-06-02
    days on market $250,000 Active 20 DOM
14. 2026-06-01
    days on market $250,000 Active 19 DOM
15. 2026-05-31
    price $250,000 Active 18 DOM
16. 2026-05-31
    days on market $259,900 Active 18 DOM
17. 2026-05-13
    listed $259,900 Active
18. 2023-07-11
    historical Contingent - No Showings
19. 2023-07-10
    historical
20. 2023-06-27
    price
21. 2023-06-16
    price
22. 2023-06-15
    status Active
23. 2023-06-15
    price
24. 2023-04-14
    historical Contingent - No Showings
25. 2023-04-03
    price
26. 2023-03-30
    price
27. 2023-02-08
    price
28. 2023-01-06
    listed Active
29. 1992-04-28
    soldstatus $89,000
30. 1985-03-25
    soldstatus $63,000
31. 1985-03-25
    soldstatus $63,000

ⓘ 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: $1,058 · $88/mo
• Projected year-2 tax: $3,366 · $281/mo
• Expected delta: +$2,309/yr (+$192/mo · 218.3%)

ⓘ 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: $29,755
• − Mortgage interest: −$14,004
• − Property taxes: −$1,058
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,380
• − Management: −$2,380
• − Depreciation: −$7,273
• Taxable income: $1,410
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $5,128/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

+312.5% since first listed

15 events — show timeline

• 2026-05-13 Listed $259,900 MRED as Distributed by MLS Grid
• 2023-07-11 Contingent — MRED as Distributed by MLS Grid
• 2023-07-10 Listing Removed — MRED as Distributed by MLS Grid
• 2023-06-27 Price Changed — MRED as Distributed by MLS Grid
• 2023-06-16 Price Changed — MRED as Distributed by MLS Grid
• 2023-06-15 Relisted — MRED as Distributed by MLS Grid
• 2023-06-15 Price Changed — MRED as Distributed by MLS Grid
• 2023-04-14 Contingent — MRED as Distributed by MLS Grid
• 2023-04-03 Price Changed — MRED as Distributed by MLS Grid
• 2023-03-30 Price Changed — MRED as Distributed by MLS Grid
• 2023-02-08 Price Changed — MRED as Distributed by MLS Grid
• 2023-01-06 Listed — MRED as Distributed by MLS Grid
• 1992-04-28 Sold (Public Records) $89,000 Public Records
• 1985-03-25 Sold (Public Records) $63,000 Public Records
• 1985-03-25 Sold (Public Records) $63,000 Public Records

Property tax history

-8.7%/yr

Latest (2023): $1,058 · -24.5% YoY. Source: county tax records.