15707 Cottage Grove Ave · Dolton, IL 60419

$275,000

3 bd · 1.5 ba · 1,274 sqft · SingleFamily public records · 106 Days on market

Built 1971 Est $210k · 31% 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 +19.6/30.0
• DSCR +6.2/10.0
• 1% rule +5.6/10.0
• 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

Home is what you'll call this place -a property that has everything you're looking for. Experience a spacious living room with beautiful hardwood floors, perfect for relaxing or entertaining. This home features 3 bedrooms and 2.1 bathrooms, along with an eat-in kitchen complete with a breakfast bar. The enormous family room offers plenty of space for gatherings and can easily be transformed to add an extra bedroom if needed. Enjoy the super large laundry and storage room in the basement, and a side driveway leading to a 2-car garage. The yard is ideal for outdoor entertaining and family fun. Conveniently located close to parks, stores, and restaurants, with easy access to the I-94 Bishop Fo

Key facts

• Side driveway
• Eat-in kitchen
• Hardwood floors

Tags

• HARDWOOD FLOORS
• EAT-IN KITCHEN
• BREAKFAST BAR
• ENORMOUS FAMILY ROOM
• LARGE LAUNDRY AND STORAGE ROOM
• SIDE DRIVEWAY

Property features AI

Finance

• Other: Parcel number 29141550230000; Below-grade finished area noted
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage; 2 garage spaces (garage owned); Side driveway; Garage door opener
• Utilities: Water from Lake Michigan; Public sewer
• Home design: Detached single-family raised ranch; Fee simple ownership; Rehab completed in 2025; Built before 1978 (house age 51–60 years)
• Construction: Brick construction
• Exterior features: Lot smaller than 0.25 acre; Lot dimensions listed as 4800

Interior

• Kitchen: Updated kitchen; Range; Microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms (all on main level); Master bedroom on main level
• Bathrooms: 2 full bathrooms; 1 half bathroom; Basement includes a bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; Kitchen/dining combo; 7 total rooms
• Laundry & utility: Laundry room in basement; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $250k (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: Rents rising fast (+9.7%/yr); 130 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $2,911/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 $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $77k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $275k implies a 304% gain — meaningful room to come down on a strong offer.

Recommended offer $250,250 (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 1971 — 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. 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?
8. 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.
9. 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.
10. 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: 1.06% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.96%
• DSCR: 1.22
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $210,210
• 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	0.20mi	3/2.0	1,300 (+2%)	2mo	$198,650	$153	84
618 E 159th Pl	0.33mi	4/2.0 (+1)	1,294 (+2%)	2mo	$236,000	$182	74
15505 Drexel Ave	0.29mi	4/2.0 (+1)	1,200 (-6%)	2mo	$205,000	$171	68
1006 E 163rd St	0.74mi	3/2.0	1,263 (-1%)	1mo	$262,500	$208	61
15518 Maple St	0.48mi	4/2.0 (+1)	1,345 (+6%)	1mo	$120,000	$89	60
686 E 155th St	0.35mi	2/1.0 (-1)	1,400 (+10%)	2mo	$157,000	$112	59
717 E 154th St	0.41mi	3/1.0	1,120 (-12%)	2mo	$177,000	$158	57
15509 Rose Dr	0.28mi	2/1.0 (-1)	1,100 (-14%)	0mo	$135,000	$123	57
15439 University Ave	0.53mi	3/1.5	1,428 (+12%)	1mo	$250,000	$175	54
823 E 163rd St	0.71mi	3/1.0	1,184 (-7%)	1mo	$197,500	$167	52
702 E 162nd Pl	0.65mi	3/2.0	1,400 (+10%)	1mo	$230,000	$164	50
16001 Avalon Ave	0.64mi	4/2.0 (+1)	1,136 (-11%)	1mo	$187,500	$165	44

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-8,803
• Equity at exit: $41,003

10-year hold

• IRR: 11.8%
• Equity multiple: 2.15×
• Total profit: $88,852
• Equity at exit: $23,777

Cash invested: $77,000 (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: 130
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,911 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$425 /mo · $5,096/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $318

Break-even live

Break-even rent $2,508

Max offer price $275,000

Occupancy floor 84%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	0.44mi
15509 Park Ln South Holland, IL	4.0	1.5	1200	$3,400	$2.83	25d	1	0.44mi
16001 Avalon Ave South Holland, IL	3.0	2.0	1136	$3,330	$2.93	6d	1	0.61mi
16246 Dobson Ave South Holland, IL	3.0	2.0	1250	$3,170	$2.54	2d	1	0.69mi
15707 Dante Dr South Holland, IL	3.0	2.0	1800	$2,950	$1.64	3d	1	0.77mi
15231 Hastings Dr Dolton, IL	4.0	1.5	1487	$2,146	$1.44	8d	1	0.80mi
14916 Langley Ave Dolton, IL	3.0	1.5	1418	$2,500	$1.76	25d	1	1.03mi
14817 Champlain Ave Dolton, IL	2.0	1.0	980	$2,430	$2.48	22d	1	1.16mi
15400 Merrill Ave South Holland, IL	4.0	2.0	1508	$3,330	$2.21	22d	1	1.39mi
660 Clyde Ave Calumet City, IL	3.0	1.5	1400	$1,750	$1.25	3d	1	1.42mi
14716 Dorchester Ave Dolton, IL	3.0	2.0	1250	$2,800	$2.24	19d	1	1.45mi
14738 Blackstone Ave Dolton, IL	3.0	1.0	1017	$2,400	$2.36	10d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $275,000 Active 106 DOM
2. 2026-06-17
   days on market $275,000 Active 105 DOM
3. 2026-06-16
   days on market $275,000 Active 104 DOM
4. 2026-06-15
   days on market $275,000 Active 103 DOM
5. 2026-06-13
   days on market $275,000 Active 101 DOM
6. 2026-06-13
   days on market $275,000 Active 100 DOM
7. 2026-06-09
   days on market $275,000 Active 97 DOM
8. 2026-06-08
   days on market $275,000 Active 96 DOM
9. 2026-06-07
   days on market $275,000 Active 95 DOM
10. 2026-06-04
    days on market $275,000 Active 92 DOM
11. 2026-06-03
    days on market $275,000 Active 91 DOM
12. 2026-06-02
    days on market $275,000 Active 90 DOM
13. 2026-06-01
    days on market $275,000 Active 89 DOM
14. 2026-05-31
    days on market $275,000 Active 88 DOM
15. 2026-03-04
    historical
16. 2026-03-04
    listed $275,000 Active
17. 1990-05-25
    soldstatus $68,000
18. 1986-12-01
    soldstatus $60,000

ⓘ 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: $5,096 · $425/mo
• Projected year-2 tax: $5,669 · $472/mo
• Expected delta: +$573/yr (+$48/mo · 11.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 13% 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: $34,934
• − Mortgage interest: −$15,404
• − Property taxes: −$5,096
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,795
• − Management: −$2,795
• − Depreciation: −$8,000
• Taxable loss: −$531
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $3,948/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

+358.3% since first listed

4 events — show timeline

• 2026-03-04 Listed $275,000 MRED as Distributed by MLS Grid
• 2026-03-04 Listing Removed — MRED as Distributed by MLS Grid
• 1990-05-25 Sold (Public Records) $68,000 Public Records
• 1986-12-01 Sold (Public Records) $60,000 Public Records

Property tax history

+6.6%/yr

Latest (2023): $5,096 · +360.6% YoY. Source: county tax records.