22548 Lakeshore Dr · Richton Park, IL 60471

$220,000

3 bd · 1.0 ba · 1,289 sqft · SingleFamily public records · 21 Days on market

Built 1972 Est $223k · at est.

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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 +17.4/30.0
• ARV discount +8.1/15.0
• DSCR +5.4/10.0
• 1% rule +4.1/10.0
• 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

Come see this well-maintained ranch with a basement. Property has a partially finished basement with a fireplace and plenty of storage space. The living room has bay windows with a relaxing view onto the front manicured lawn. The deck in the back yard has a working hot tub for added relaxation and pleasure. This property is PRICED TO SELL Seller offering credit 5000.00 towards closing cost or upgrades. This wonderful property is in a nice community. It has curb appeal and locates near a grammar school for those wanting walking distance to school. Garage has a heater in it and plenty of cabinets for tools and storage. Property located near retail shopping and restaurants. Near I-57 and Metr

Key facts

• Heated garage
• Hot tub
• Near grammar school

Tags

• NEAR GRAMMAR SCHOOL
• HEATED GARAGE
• PLENTY OF CABINETS
• PATIO
• HOT TUB

Property features AI

Finance

• Other: Directions: Take Cicero South to Sauk Trail to Lakeshore Dr, turn right to address
• HOA & community: No master association fees required

Exterior

• Parking: Attached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Water source: Lake Michigan; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Built before 1978
• Construction: Vinyl siding with frame construction; Estimated age: 51–60 years
• Exterior features: Lot smaller than 0.25 acre; Lot dimensions: 8125

Interior

• Kitchen: Main-level kitchen approximately 12 x 9
• Bedrooms: Master bedroom (Main) with full bath, approximately 16 x 9; Bedroom (Main) approximately 12 x 14; Bedroom (Main) approximately 12 x 10
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Partially finished basement; Seven total rooms; School bus service
• Laundry & utility: Basement laundry room approximately 9 x 5; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/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 $201k (8.7% below list).
• Recommended offer: $201k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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-, amenities F, commute 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.
• Zoned schools: Colin Powell Middle Sch (math 8% / reading 12%, grade F, #592 of 665 statewide, top 90%, 586 students, 0% FRL).
• Market conditions: 43 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 37% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $220k implies a 194% gain — meaningful room to come down on a strong offer.

Recommended offer $200,826 (8.7% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $222,997
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5110 Arquilla Dr	0.19mi	3/2.0	1,244 (-4%)	1mo	$241,000	$194	81
22621 Mission Dr	0.14mi	3/2.0	1,252 (-3%)	5mo	$217,000	$173	81
5208 Keith Dr	0.32mi	3/2.0	1,280 (-1%)	0mo	$192,194	$150	79
22607 Mission Dr	0.13mi	3/2.0	1,163 (-10%)	2mo	$228,000	$196	72
4611 Jefferson Dr	0.39mi	3/2.0	1,300 (+1%)	6mo	$249,900	$192	72
22500 Pleasant Dr	0.17mi	3/2.0	1,168 (-9%)	4mo	$201,500	$173	69
4827 Imperial Dr	0.23mi	3/1.5	1,410 (+9%)	5mo	$179,900	$128	67
22526 Clarendon Ave	0.31mi	4/3.0 (+1)	1,325 (+3%)	4mo	$239,000	$180	65
22810 East Dr	0.34mi	3/2.0	1,175 (-9%)	5mo	$167,000	$142	62
4559 Saratoga Rd	0.59mi	4/1.5 (+1)	1,250 (-3%)	1mo	$195,000	$156	60
22444 Adams Dr	0.40mi	3/1.5	1,415 (+10%)	5mo	$184,000	$130	59
4921 Lakeshore Dr	0.64mi	3/2.0	1,212 (-6%)	2mo	$240,000	$198	54

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-25,129
• Equity at exit: $32,803

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-8,420
• Equity at exit: $19,022

Cash invested: $61,600 (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: 43
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$175 /mo · $2,106/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $166

Break-even live

Break-even rent $1,799

Max offer price $220,000

Occupancy floor 87%

Sensitivity live

Price	-10% $290	-5% $228	+0% $166	+5% $103	+10% $41
Rent	-10% $7	-5% $86	+0% $166	+5% $245	+10% $324
Rate	-1.0pp $276	-0.5pp $222	base $166	+0.5pp $109	+1.0pp $51

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22600 Amy Dr Richton Park, IL	4.0	2.5	1721	$2,581	$1.50	4d	1	0.13mi
5051 Imperial Dr Richton Park, IL	3.0	1.5	1342	$1,800	$1.34	0d	1	0.20mi
4561 Heartland Dr Unit 3F Richton Park, IL	2.0	1.0	1000	$1,350	$1.35	26d	1	0.42mi
5265 Arquilla Dr Richton Park, IL	3.0	2.0	1810	$1,989	$1.10	16d	1	0.42mi
22501 Butterfield Rd Unit 22400-311 Richton Park, IL	2.0	1.0	882	$1,360	$1.54	9d	1	0.95mi
22501 Butterfield Rd Unit 22411-514 Richton Park, IL	2.0	1.5	1021	$1,365	$1.34	9d	1	0.95mi
22501 Butterfield Rd Unit 22411-506 Richton Park, IL	2.0	1.0	882	$1,325	$1.50	9d	1	0.95mi
22501 Butterfield Rd Unit 22415-207 Richton Park, IL	2.0	1.5	944	$1,360	$1.44	9d	1	0.95mi
22015 E Churchill Dr Richton Park, IL	4.0	2.0	1200	$2,300	$1.92	26d	1	0.98mi
4200 Arlington Dr Richton Park, IL	3.0	2.0	1595	$2,061	$1.29	22d	1	1.04mi
3905 Tower Dr Richton Park, IL	1.0–2.0	1.0–2.0	905	$1,795	$1.98	0d	19	1.42mi

Listing history 18 events

1. 2026-06-21
   days on market $220,000 Active 21 DOM
2. 2026-06-18
   days on market $220,000 Active 18 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   days on market $220,000 Active 17 DOM
5. 2026-06-16
   days on market $220,000 Active 16 DOM
6. 2026-06-15
   days on market $220,000 Active 15 DOM
7. 2026-06-13
   days on market $220,000 Active 13 DOM
8. 2026-06-10
   remarks 525-char remark
9. 2026-06-10
   price $220,000 Active 9 DOM
10. 2026-06-09
    days on market $231,000 Active 9 DOM
11. 2026-06-08
    days on market $231,000 Active 8 DOM
12. 2026-06-07
    days on market $231,000 Active 7 DOM
13. 2026-06-04
    days on market $231,000 Active 4 DOM
14. 2026-06-03
    days on market $231,000 Active 3 DOM
15. 2026-06-02
    days on market $231,000 Active 2 DOM
16. 2026-06-02
    remarks 423-char remark
17. 2026-06-01
    remarks 395-char remark
18. 2026-06-01
    listed $231,000 Active 1 DOM

ⓘ 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: $2,106 · $175/mo
• Projected year-2 tax: $3,550 · $296/mo
• Expected delta: +$1,444/yr (+$120/mo · 68.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $24,099
• − Mortgage interest: −$12,323
• − Property taxes: −$2,106
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$6,400
• Taxable loss: −$1,686
• Est. tax savings @ 24.0%: +$405
• After-tax cash flow: $2,393/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

+208.4% since first listed

2 events — show timeline

• 2026-05-30 Listed $231,000 MRED as Distributed by MLS Grid
• 1986-07-01 Sold (Public Records) $74,900 Public Records

Property tax history

-3.4%/yr

Latest (2023): $2,106 · -26.4% YoY. Source: county tax records.