1773 E 158th St · Dolton, IL 60473

$225,000

5 bd · 2.0 ba · 1,800 sqft · SingleFamily · 106 Days on market

Built 1946 1.04 ac lot Est $175k · 29% 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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Spacious two-story home offering 5 bedrooms and 2 full bathrooms, set on over an acre of land. This well-maintained property features a formal living room and dining room, along with an additional family room-perfect for entertaining guests or enjoying everyday living. The kitchen comes equipped with appliances less than four years old, including a refrigerator that's under one year old. Added conveniences include a water softener and a central vacuum system. Ideally located near parks, schools, and scenic walking trails, with easy access to major expressways for a smooth and convenient commute.

Key facts

• Kitchen appliances
• Water softener
• Family room

Tags

• TWO STORY HOME
• FORMAL LIVING ROOM
• DINING ROOM
• FAMILY ROOM
• KITCHEN APPLIANCES
• WATER SOFTENER

Property features AI

Finance

• Other: Property not currently leased; Possession at closing; Directions: 162nd to Paxton north, west on 158th Street to property OR Greenwood to 158th east to property
• HOA & community: No master association fee required

Exterior

• Parking: 2 owned parking spaces
• Utilities: Well water; Septic tank sewer
• Home design: Detached single-family home; 1.5-story; Fee simple ownership; Rehab completed in 2021; Built before 1978
• Construction: Vinyl siding; Estimated living area; Property age approximately 71–80 years
• Exterior features: Lot dimensions approximately 125 x 361; Lot area between 1.0 and 1.99 acres

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 5 bedrooms total; Master bedroom on second level (16 x 16); Bedroom 2 on second level (15 x 11); Bedroom 3 on second level (13 x 13); Bedroom 4 on main level (12 x 8); Bedroom 5 on main level (13 x 11)
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms; Whirlpool tub
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fan(s)
• Interior features: First-floor bedroom; Walk-in closet(s); Separate dining room; 9 total rooms
• Laundry & utility: Main-level laundry with sink; Washer; Dryer; Owned water softener

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $205k (9.0% 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: 135 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).

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 + 3.0% rent growth), your $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $12k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $225k implies a 329% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $204,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.20% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $174,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15755 Madison Ave	0.12mi	4/2.5 (-1)	1,860 (+3%)	2mo	$180,000	$97	80
602 Merrill Ave	0.72mi	4/2.0 (-1)	1,931 (+7%)	2mo	$140,000	$73	48
15662 Kenwood Ave	0.63mi	5/2.0	1,700 (-6%)	17mo	$245,000	$144	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $153
• Equity at exit: $33,548

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $47,391
• Equity at exit: $19,454

Cash invested: $63,000 (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 60473

• Active inventory: 135
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,695 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $574

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 74%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15400 Merrill Ave South Holland, IL	4.0	2.0	1508	$3,330	$2.21	22d	1	0.50mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	8d	1	0.98mi
16054 Cottage Grove Ave South Holland, IL	6.0	2.0	1500	$2,200	$1.47	15d	1	1.36mi
16054 Cottage Grove Ave South Holland, IL	6.0	2.0	1500	$2,200	$1.47	8d	1	1.36mi

Listing history 28 events

1. 2026-06-18
   days on market $225,000 Active 106 DOM
2. 2026-06-17
   days on market $225,000 Active 105 DOM
3. 2026-06-16
   days on market $225,000 Active 104 DOM
4. 2026-06-15
   days on market $225,000 Active 103 DOM
5. 2026-06-13
   days on market $225,000 Active 101 DOM
6. 2026-06-13
   pricedays on market $225,000 Active 100 DOM
7. 2026-06-09
   days on market $237,500 Active 97 DOM
8. 2026-06-08
   days on market $237,500 Active 96 DOM
9. 2026-06-07
   days on market $237,500 Active 95 DOM
10. 2026-06-04
    days on market $237,500 Active 92 DOM
11. 2026-06-03
    days on market $237,500 Active 91 DOM
12. 2026-06-02
    days on market $237,500 Active 90 DOM
13. 2026-06-01
    days on market $237,500 Active 89 DOM
14. 2026-05-31
    days on market $237,500 Active 88 DOM
15. 2026-03-04
    listed $237,500 Active
16. 2026-03-04
    historical
17. 2026-02-13
    listed Active
18. 2021-08-10
    status Active Under Contract
19. 2021-08-10
    historical
20. 2021-07-16
    price
21. 2021-06-25
    price
22. 2021-06-03
    price
23. 2021-04-02
    listed New
24. 2015-12-11
    soldstatus $52,500 Closed Sale
25. 2015-11-23
    status Pending
26. 2015-11-12
    status Reactivated
27. 2015-11-10
    historical
28. 2015-10-28
    listed $53,000 New

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,341
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,587
• − Management: −$2,587
• − Depreciation: −$6,545
• Taxable income: $3,518
• Est. tax owed @ 24.0%: −$844
• After-tax cash flow: $6,046/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

• City population: 20,825
• Population (ZIP): 21,407

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 (75%)
• Race & ethnicity: Black 75% White 10% Hispanic / Latino 10% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Iranian 3% Romanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 87% English-only · Spanish 8% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -114.36%
• Current HPI: 201.2479
• Rent YoY: —
• Metro: —
• 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

+348.1% since first listed

14 events — show timeline

• 2026-03-04 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-04 Listed $237,500 MRED as Distributed by MLS Grid
• 2026-02-13 Listed — MRED as Distributed by MLS Grid
• 2021-08-10 Pending — MRED as Distributed by MLS Grid
• 2021-08-10 Listing Removed — MRED as Distributed by MLS Grid
• 2021-07-16 Price Changed — MRED as Distributed by MLS Grid
• 2021-06-25 Price Changed — MRED as Distributed by MLS Grid
• 2021-06-03 Price Changed — MRED as Distributed by MLS Grid
• 2021-04-02 Listed — MRED as Distributed by MLS Grid
• 2015-12-11 Sold (MLS) $52,500 MRED as Distributed by MLS Grid
• 2015-11-23 Pending — MRED as Distributed by MLS Grid
• 2015-11-12 Relisted — MRED as Distributed by MLS Grid
• 2015-11-10 Listing Removed — MRED as Distributed by MLS Grid
• 2015-10-28 Listed $53,000 MRED as Distributed by MLS Grid