7015 S Paxton Ave

South Shore · Chicago · Ward 5

Building: Built 1930 · 3 stories · 30 units
Prepared: September 2026

1 Executive summary

This report synthesizes public information to provide insights on building condition and potential deferred maintenance relative to peers.

7015 S Paxton Ave is a 1930, 30-unit three-story walk-up with a city enforcement record that needs reading before anything else. It has a city inspection that left 11 violations open, facade citations the city still holds open and an open fire-safety citation. The city has taken the building to circuit court 3 times since 1996.

Compared against 10 south lakefront courtyard buildings of the same age and size, dues run 18% below the median. Permitted work reaches the city's file at only 4 of them, so for buildings this size the record to read is the 22.1 disclosure and the city's inspection file.

It is zoned RM-5, with no overlay that constrains redevelopment of the surrounding lots. There are no subsidized units on file.

Building condition

Permits since 2006 show $27k of association-scale work, about $912 a unit. The city's older permit archive adds roof work in 1994 and electrical service work in 2002.

City inspectionInspect11 violations from the Oct 2025 inspection are open on the city record: 6 inside one unit (pest evidence, walls and ceilings, trim); 5 in common areas or on the exterior (rotting or spalling exterior surfaces, smoke detectors, stair carpet). 8 administrative hearings and 3 circuit court cases on the building's record since 1996.

FacadeInspect1 facade permit since 2006, latest $9k in 2017. 3 open facade violations from Oct 2025: north, south & west elevations: frames rotting, flaking and chipping paint.

Fire systemsInspectAn open fire-safety violation from Oct 2025: stairwell: smoke detectors not functioning.

Boilers · mechanicalGood1 annual boiler inspection on file.

Hot water · heatAsk1 report of no hot water or heat in Oct 2025; the city did not close it as no cause.

Pests · leaksInspect1 pest report in Oct 2025, at least one tied to a water leak; the city sent 1 violation notice. City inspectors cited apt 204: rodent holes observed in kitchen, closet,… and apt 204: rodent droppings seen in Oct 2025; the citations are still open. 3 leak or water-intrusion reports, Oct 2022 and Oct 2025.

RoofGoodRoof repaired Mar 2023, $4k.

Porches · stairsGoodPorches replaced Mar 2017, $15k.

Comparable condos

10 south lakefront courtyard buildings built 1916–1938 with 18–48 units: dues from recent listings beside the capital work the city holds permits for. Association-scale permitted work since 2006 reaches the city's file at only 4 of 10 peers (median $2k a unit), so the permit file separates little here; dues run 18% below the cohort, and the 22.1 has to carry the rest.

Dues per square foot at 7015 S Paxton Ave are 18% below the median of 10 peers, and 3 of those peers leave heat out of dues, which makes the difference larger still. Permits since 2006 show $912 of association-scale work a unit here against a cohort median of $2k; the 4 peers with real programs on file are 6801 S Paxton ($30k a unit), South Shore Villa ($12k a unit), 2201 E 67th ($11k a unit) and 6712 S Ridgeland ($6k a unit). Buildings this size tuckpoint, re-roof and replace boilers without much reaching the permit file, so the comparison rests on dues, on the city's inspection record below, and on what the 22.1 discloses.

Special assessments mentioned in listing copy or resident reviews: 6712 S Ridgeland, a special assessment of $35 a month for building maintenance runs through May 2026, on top of the regular dues.¹

The city's inspection file says more than the permit file here. 3 of 10 peers carry a violation the city opened in the past year, and 4 have been taken to circuit court. The heaviest records are 2201 E 67th (44 violations on file) and 6801 S Paxton (30 violations on file, 3 open); 7015 S Paxton Ave has 40 on file and 11 open, more than nine peers and fewer than one, and 3 circuit court cases of its own.

This block

This buildingA peer, shaded by its dues — darker is higherNumbers are the rows in the table below.

Building	Year	Units	Dues	Built for	Permitted work since 2006 / unit	City record
7015 S Paxton Avethis building	1930	30	$465 3-bed^2,3$0.26 a sq ft · heat included	—	$912 a unitno major permit	11 open40 violations · 3 court cases
12201 E 67thSouth Shore	1916	18	$388 2-bed²$0.32 a sq ft · heat included	—	$11k a unitno major permit	none open44 violations · 2 court cases
26712 S RidgelandSouth Shore	1920	19	$334 2-bed¹heat not included	—	$6k a unitno major permit	none open6 violations · 1 court case
3Cornell ParkHyde Park	1921	48	$514 3-bed²$0.40 a sq ft · heat included	—	$999 a unitno major permit	3 open5 violations
47000 S PaxtonSouth Shore	1922	19	$575 3-bed⁴$0.29 a sq ft	—	$947 a unitno major permit	none open15 violations
51468 E 69thSouth Shore	1923	19	$301 2-bed²$0.25 a sq ft · heat not included	—	$86 a unitno major permit	none open3 violations
62208 E 70thSouth Shore	1925	24	$360 2-bed⁵$0.23 a sq ft	—	$1k a unitno major permit	none open29 violations · 2 court cases
77129 S EuclidSouth Shore	1926	18	$300 3-bed²$0.16 a sq ft · heat not included	—	$2k a unitno major permit	none open14 violations
86801 S PaxtonSouth Shore	1928	18	$679 4-bed¹$0.38 a sq ft · heat included	—	$30k a unitfacade	3 open30 violations · 1 court case
9South Shore VillaSouth Shore	1930	39	$509 3-bed⁶$0.41 a sq ft · heat included	—	$12k a unitfacade	3 open3 violations
105455 S InglesideHyde Park	1938	30	$404 2-bed⁴$0.40 a sq ft	—	$2k a unitno major permit	none open5 violations
Cohort median			$0.32 a sq ft		$2k a unit0 major systems	10 violations

Peer notes

12201 E 67th. Facade $125k in 2025 and porches $73k in 2025. Porch work in 2003, from the city's older archive.²
26712 S Ridgeland. A special assessment of $35 a month for building maintenance runs through May 2026, on top of the regular dues. Porch work in 1993, roof work in 2000 and boiler or mechanical work in 2003, from the city's older archive.¹
3Cornell Park. Porch work in 1999 and 2000, roof work in 1999 and window work in 2000, from the city's older archive.²
47000 S Paxton. Porch work in 1994, from the city's older archive.⁴
51468 E 69th. Roof work in 2005, from the city's older archive.²
77129 S Euclid. Porch work in 2001, from the city's older archive.²
86801 S Paxton. Facade $317k in 2023 and facade $180k in 2025.¹
9South Shore Villa. Facade $330k in 2013 and roof $95k in 2016.⁶
105455 S Ingleside. Facade $58k in 2021.⁴

Lot & reference

The lot is zoned RM-5, residential multi-unit district, and sits in an Affordable Requirements Ordinance low mod area, where a redevelopment must include affordable units. It is a transit-served location, 6 minutes on foot from South Shore (Metra), which relaxes parking minimums for any future work. It is outside the FEMA flood hazard area.

Lot32,249 sq ft

Parcels49

Assessed 2026$198,090 whole building, implied $2.0M · per unit $4k–$8k · next reassessment 2027

Unit sales7 since 2014 · 2023 median $48,500

Permits since 20064 · 6 older in the city archive, 1993–2002

City inspections29 since 1996, 16 failed, 8 administrative hearings

311, building, 5 yr10: Building Violation (6), Buildings - Plumbing Violation (1), No Water Complaint (1), Vicious Animal Complaint (1), Water Lead Test Visit Request (1)

Ground floorNo active license, 7 past

Subsidized unitsNone on file

Quick questions

Questions to ask your broker or the building’s management (feel free to ).

City inspection The Oct 2025 city inspection left 11 violations open, including rotting or spalling exterior surfaces, pest evidence, walls and ceilings: what has been corrected since, and is any of it before the Department of Administrative Hearings or the circuit court?
Facade The city cited the facade in Oct 2025 (north, south & west elevations: frames rotting, flaking and chipping…) and no later facade permit is on record: has the work been done, and who paid for it?
Fire systems The city cited stairwell: smoke detectors not functioning in Oct 2025: has it been corrected, and who tests the building's detectors and extinguishers?

Also worth asking City inspectors cited pest evidence in Oct 2025 and a resident tied it to a leak: is treatment building-wide, and what did the association do about the source?