22128 Hawthorne Way · Richton Park, IL 60471

$105,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 69 Days on market

Built 1972 7,320 sqft lot Est $151k · 30% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

TRUE STEAL ALERT - PRICED TO SELL FAST AT ONLY $115,000! Wealth builder's dream in a great Richton Park neighborhood! This charming 1972-built 3-bedroom, 1-bath ranch-style home sits on a spacious 7,320 sq ft lot and needs minimal work to shine. Classic single-story ranch appeal and an easy-flow layout - perfect for buyers with 203k FHA loan or Rehab conventional loan, investors, or anyone wanting low-maintenance living with everything on one level. Inside you'll find 925 sq ft of comfortable space featuring 3 generous bedrooms, 1 full bath, and room to add your personal touches. Low taxes maximize your cash flow whether you live in it or turn it into rental income. * Super close to major

Key facts

• Quick access to i-57
• Convenient to parks
• 7,320 sq ft lot

Tags

• SUPER CLOSE TO MAJOR HIGHWAYS
• QUICK ACCESS TO I-57
• MINUTES FROM EXCELLENT SCHOOLS
• CONVENIENT TO SHOPPING
• CONVENIENT TO PARKS

Property features AI

Finance

• Other: Subdivision: Richton Hills; Township: Rich; Located in Richton Park
• HOA & community: No master association fee required

Exterior

• Parking: 2 parking spaces; Asphalt side driveway and off-street parking
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Detached single-family home; One-story; Fee simple ownership; Built 51–60 years ago; Built before 1978
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation
• Exterior features: Patio; Fenced yard; Curbs, sidewalks, street lights, paved streets; Park nearby

Interior

• Kitchen: Eating-area kitchen; Range; Refrigerator
• Bedrooms: 3 bedrooms on the main level (Master bedroom, Bedroom 2, Bedroom 3)
• Flooring: Carpet in most bedrooms and living room; Vinyl in kitchen and laundry; Carpet in living room
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Unfinished attic; 6 total rooms
• Laundry & utility: Main-level laundry room; Utility room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 4.3% in Richton Park — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#415 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime C-, schools D+, amenities F.
• Rich Twp Hsd 227 (suburban): math 5% / reading 12% proficiency, ranked #577 of 620 in IL (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 44 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 31% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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 D-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. 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: 1.59% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.85%
• DSCR: 1.88
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $150,775
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4627 Saratoga Rd	0.24mi	3/1.0	931 (+1%)	5mo	$88,000	$95	83
22153 Rockingham Rd	0.19mi	3/1.5	917 (-1%)	8mo	$210,000	$229	81
4520 Keenehand Ct	0.31mi	3/1.0	925 (0%)	6mo	$164,900	$178	81
22139 Belmont Rd	0.12mi	3/1.0	1,005 (+9%)	8mo	$155,000	$154	73
21943 E Churchill Dr	0.50mi	3/1.0	925 (0%)	6mo	$115,000	$124	71
4443 Ascot Ct	0.42mi	4/1.5 (+1)	912 (-1%)	0mo	$180,000	$197	71
4458 Poplar Ave	0.37mi	3/1.0	950 (+3%)	10mo	$155,000	$163	70
22200 Windsor Ct	0.24mi	4/1.5 (+1)	1,000 (+8%)	1mo	$185,000	$185	68
22118 E Churchill Dr	0.43mi	3/1.5	912 (-1%)	10mo	$95,200	$104	67
22204 Kostner Ave	0.50mi	3/1.0	900 (-3%)	10mo	$105,000	$117	64
4534 Saratoga Rd	0.31mi	3/1.5	845 (-9%)	12mo	$180,000	$213	59
4235 Poplar Ave	0.65mi	3/1.0	900 (-3%)	11mo	$110,000	$122	56

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: 12.0%
• Equity multiple: 1.48×
• Total profit: $14,057
• Equity at exit: $15,656

10-year hold

• IRR: 21.0%
• Equity multiple: 2.79×
• Total profit: $52,501
• Equity at exit: $9,078

Cash invested: $29,400 (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 60471

• Home prices YoY: -17.5%
• Active inventory: 44
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$551
• Tax from tax record: −$237 /mo · $2,850/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $486

Break-even live

Break-even rent $1,053

Max offer price $105,000

Occupancy floor 66%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22501 Butterfield Rd Unit 22411-506 Richton Park, IL	2.0	1.0	882	$1,325	$1.50	7d	1	0.79mi
22501 Butterfield Rd Unit 22419-109 Richton Park, IL	2.0	1.0	798	$1,310	$1.64	7d	1	0.79mi
22501 Butterfield Rd Unit 22415-207 Richton Park, IL	2.0	1.5	944	$1,360	$1.44	7d	1	0.79mi
22501 Butterfield Rd Unit 22411-514 Richton Park, IL	2.0	1.5	1021	$1,365	$1.34	7d	1	0.79mi
22501 Butterfield Rd Unit 22400-311 Richton Park, IL	2.0	1.0	882	$1,360	$1.54	7d	1	0.79mi
4561 Heartland Dr Unit 3F Richton Park, IL	2.0	1.0	1000	$1,350	$1.35	24d	1	0.80mi
3905 Tower Dr Richton Park, IL	1.0–2.0	1.0–2.0	905	$1,795	$1.98	1d	19	1.11mi
4020 216th St Unit 2E Matteson, IL	3.0	1.0	600	$2,000	$3.33	24d	1	1.20mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	7d	1	1.22mi
4014 Euclid Ln Richton Park, IL	3.0	1.0	1100	$2,100	$1.91	13d	1	1.22mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	22d	1	1.22mi

Listing history 22 events

1. 2026-06-18
   days on market $105,000 Active 69 DOM
2. 2026-06-17
   days on market $105,000 Active 68 DOM
3. 2026-06-16
   days on market $105,000 Active 67 DOM
4. 2026-06-15
   days on market $105,000 Active 66 DOM
5. 2026-06-13
   days on market $105,000 Active 64 DOM
6. 2026-06-09
   days on market $105,000 Active 60 DOM
7. 2026-06-08
   days on market $105,000 Active 59 DOM
8. 2026-06-07
   days on market $105,000 Active 58 DOM
9. 2026-06-04
   days on market $105,000 Active 55 DOM
10. 2026-06-03
    days on market $105,000 Active 54 DOM
11. 2026-06-02
    days on market $105,000 Active 53 DOM
12. 2026-06-02
    price $105,000 Active 52 DOM
13. 2026-06-01
    days on market $115,000 Active 52 DOM
14. 2026-05-31
    days on market $115,000 Active 51 DOM
15. 2026-05-18
    status Active
16. 2026-04-27
    historical Contingent - Continue to Show
17. 2026-04-09
    listed $115,000 Active
18. 2008-09-09
    historical
19. 2008-05-09
    listed
20. 2007-04-18
    historical
21. 2006-04-18
    listed
22. 2001-08-21
    soldstatus $75,000

ⓘ 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: $2,850 · $237/mo
• Projected year-2 tax: $2,850 · $237/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 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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,025
• − Mortgage interest: −$5,882
• − Property taxes: −$2,850
• − Insurance: −$525
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$3,055
• Taxable income: $4,510
• Est. tax owed @ 24.0%: −$1,082
• After-tax cash flow: $4,755/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: Rich Twp Hsd 227
• NCES district ID: 1733420
• Math proficiency: 5% ▼ -3.00%
• Reading proficiency: 12% ▬ 0.00%
• Median HH income: $56,056
• Composite: 8.93/100
• National rank: #9885
• State rank: #577 of 620 in IL

Livability — Richton Park

• Score: 69/100
• State rank: #415
• US rank: #8530

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richton Park, IL
• County: Cook County · 4,486,803 people
• City population: 12,848
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 12,848
• Household income: $64,494
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 799.0

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 (88%)
• Race & ethnicity: Black 88% White 7% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -48.01%
• Current HPI: 226.6786
• Rent YoY: —
• 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

+53.3% since first listed

8 events — show timeline

• 2026-05-18 Relisted — MRED as Distributed by MLS Grid
• 2026-04-27 Contingent — MRED as Distributed by MLS Grid
• 2026-04-09 Listed $115,000 MRED as Distributed by MLS Grid
• 2008-09-09 Listing Removed — MRED as Distributed by MLS Grid
• 2008-05-09 Listed — MRED as Distributed by MLS Grid
• 2007-04-18 Listing Removed — MRED as Distributed by MLS Grid
• 2006-04-18 Listed — MRED as Distributed by MLS Grid
• 2001-08-21 Sold (Public Records) $75,000 Public Records

Property tax history

+3.5%/yr

Latest (2023): $2,850 · +112.0% YoY. Source: county tax records.