22106 E Churchill Dr · Richton Park, IL 60471

$170,000

3 bd · 1.0 ba · 1,235 sqft · SingleFamily public records · 80 Days on market

Built 1971 Est $201k · 16% under

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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 +20.6/30.0
• ARV discount +14.5/15.0
• 1% rule +6.5/10.0
• DSCR +6.5/10.0
• 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 MLS

Charming 3-bedroom, 1-bathroom single-family home located in Richton Park! This home boasts an open space layout, Energy Star-rated stainless steel appliances, energy-efficient lighting, and WaterSense plumbing fixtures. Enjoy the the convenience of an in-unit washer and dryer. Outside, enjoy privacy in your own backyard and the detached 2-car garage offers ample storage. A perfect blend of comfort and style, this home is a must-see!

Key facts

• 2 garage spots
• Built 1971
• Listed 80 days

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned), 2 garage spaces, 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Built approximately 51–60 years ago; Property built before 1978
• Exterior features: Vinyl siding; Lot less than 0.25 acre

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms (all on the main level); Master bedroom on the main level
• Flooring: Carpet in living room, family room and bedrooms; Wood laminate in kitchen and laundry
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Six total rooms
• Laundry & utility: In-unit laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 16 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 36% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1971 — 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: 1.15% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $201,305
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4506 Windsor Ct	0.11mi	3/1.0	1,200 (-3%)	2mo	$189,000	$158	88
4509 Keenehand Ct	0.10mi	4/1.0 (+1)	1,225 (-1%)	4mo	$205,000	$167	86
4503 Keenehand Ct	0.09mi	4/1.5 (+1)	1,267 (+3%)	4mo	$185,000	$146	82
4210 Birchwood Rd	0.27mi	3/1.0	1,200 (-3%)	2mo	$195,000	$163	81
4559 Saratoga Rd	0.29mi	4/1.5 (+1)	1,250 (+1%)	1mo	$195,000	$156	76
22135 Rockingham Rd	0.24mi	4/2.0 (+1)	1,320 (+7%)	8mo	$204,000	$155	62
4240 Greenbrier Ln	0.26mi	3/1.5	1,095 (-11%)	6mo	$200,000	$183	62
4415 S Churchill Dr	0.15mi	4/1.5 (+1)	1,400 (+13%)	4mo	$180,000	$129	61
4611 Jefferson Dr	0.54mi	3/2.0	1,300 (+5%)	6mo	$249,900	$192	57
22500 Pleasant Dr	0.70mi	3/2.0	1,168 (-5%)	4mo	$201,500	$173	50
22444 Adams Dr	0.50mi	3/1.5	1,415 (+15%)	5mo	$184,000	$130	46
22526 Clarendon Ave	0.64mi	4/3.0 (+1)	1,325 (+7%)	4mo	$239,000	$180	42

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-12,978
• Equity at exit: $25,348

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $7,784
• Equity at exit: $14,698

Cash invested: $47,600 (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: 44
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,955 high
• Mortgage (P&I): −$891
• Tax from tax record: −$355 /mo · $4,263/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $227

Break-even live

Break-even rent $1,668

Max offer price $170,000

Occupancy floor 83%

Sensitivity live

Price	-10% $323	-5% $275	+0% $227	+5% $179	+10% $131
Rent	-10% $72	-5% $150	+0% $227	+5% $304	+10% $381
Rate	-1.0pp $313	-0.5pp $270	base $227	+0.5pp $183	+1.0pp $138

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22015 E Churchill Dr Richton Park, IL	4.0	2.0	1200	$2,300	$1.92	25d	1	0.10mi
22501 Butterfield Rd Unit 22411-514 Richton Park, IL	2.0	1.5	1021	$1,365	$1.34	8d	1	0.51mi
22501 Butterfield Rd Unit 22415-207 Richton Park, IL	2.0	1.5	944	$1,360	$1.44	8d	1	0.51mi
22501 Butterfield Rd Unit 22400-311 Richton Park, IL	2.0	1.0	882	$1,360	$1.54	8d	1	0.51mi
22501 Butterfield Rd Unit 22419-109 Richton Park, IL	2.0	1.0	798	$1,310	$1.64	8d	1	0.51mi
22501 Butterfield Rd Unit 22411-506 Richton Park, IL	2.0	1.0	882	$1,325	$1.50	8d	1	0.51mi
3905 Tower Dr Richton Park, IL	1.0–2.0	1.0–2.0	905	$1,795	$1.98	0d	19	0.70mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	22d	1	0.80mi
4014 Euclid Ln Richton Park, IL	3.0	1.0	1100	$2,100	$1.91	13d	1	0.80mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	8d	1	0.80mi
4020 216th St Unit 2E Matteson, IL	3.0	1.0	1000	$2,000	$2.00	0d	1	0.86mi
4561 Heartland Dr Unit 3F Richton Park, IL	2.0	1.0	1000	$1,350	$1.35	25d	1	0.90mi
3838 216th Pl Matteson, IL	2.0	2.0	1160	$1,996	$1.72	20d	1	0.95mi
5051 Imperial Dr Richton Park, IL	3.0	1.5	1342	$1,800	$1.34	0d	1	1.07mi
400 Watseka St Park Forest, IL	4.0	2.0	1161	$2,161	$1.86	16d	1	1.27mi
4316 Lindenwood Dr Matteson, IL	2.0	1.0	850	$1,625	$1.91	25d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $170,000 Active 80 DOM
2. 2026-06-17
   days on market $170,000 Active 79 DOM
3. 2026-06-16
   days on market $170,000 Active 78 DOM
4. 2026-06-15
   days on market $170,000 Active 77 DOM
5. 2026-06-13
   days on market $170,000 Active 75 DOM
6. 2026-06-09
   days on market $170,000 Active 71 DOM
7. 2026-06-08
   pricedays on market $170,000 Active 70 DOM
8. 2026-06-07
   days on market $175,000 Active 69 DOM
9. 2026-06-04
   pricedays on market $175,000 Active 66 DOM
10. 2026-06-03
    days on market $177,000 Active 65 DOM
11. 2026-06-02
    days on market $177,000 Active 64 DOM
12. 2026-06-01
    days on market $177,000 Active 63 DOM
13. 2026-05-31
    days on market $177,000 Active 62 DOM
14. 2026-05-22
    status Active
15. 2026-05-22
    price $180,000
16. 2026-04-03
    historical Contingent - Continue to Show
17. 2025-03-28
    soldstatus $150,000
18. 2025-03-25
    soldstatus $150,000 Closed 437-char remark

    Show marketing remark (437 chars)

    Charming 3-bedroom, 1-bathroom single-family home located in Richton Park! This home boasts an open space layout, Energy Star-rated stainless steel appliances, energy-efficient lighting, and WaterSense plumbing fixtures. Enjoy the the convenience of an in-unit washer and dryer. Outside, enjoy privacy in your own backyard and the detached 2-car garage offers ample storage. A perfect blend of comfort and style, this home is a must-see!

19. 2025-02-12
    historical Contingent - Continue to Show 437-char remark

    Show marketing remark (437 chars)

    Charming 3-bedroom, 1-bathroom single-family home located in Richton Park! This home boasts an open space layout, Energy Star-rated stainless steel appliances, energy-efficient lighting, and WaterSense plumbing fixtures. Enjoy the the convenience of an in-unit washer and dryer. Outside, enjoy privacy in your own backyard and the detached 2-car garage offers ample storage. A perfect blend of comfort and style, this home is a must-see!

20. 2025-02-06
    status Active 437-char remark

    Show marketing remark (437 chars)

    Charming 3-bedroom, 1-bathroom single-family home located in Richton Park! This home boasts an open space layout, Energy Star-rated stainless steel appliances, energy-efficient lighting, and WaterSense plumbing fixtures. Enjoy the the convenience of an in-unit washer and dryer. Outside, enjoy privacy in your own backyard and the detached 2-car garage offers ample storage. A perfect blend of comfort and style, this home is a must-see!

21. 2024-12-30
    historical Contingent - Continue to Show 437-char remark

    Show marketing remark (437 chars)

    Charming 3-bedroom, 1-bathroom single-family home located in Richton Park! This home boasts an open space layout, Energy Star-rated stainless steel appliances, energy-efficient lighting, and WaterSense plumbing fixtures. Enjoy the the convenience of an in-unit washer and dryer. Outside, enjoy privacy in your own backyard and the detached 2-car garage offers ample storage. A perfect blend of comfort and style, this home is a must-see!

22. 2024-12-27
    price $149,900 437-char remark

    Show marketing remark (437 chars)

    Charming 3-bedroom, 1-bathroom single-family home located in Richton Park! This home boasts an open space layout, Energy Star-rated stainless steel appliances, energy-efficient lighting, and WaterSense plumbing fixtures. Enjoy the the convenience of an in-unit washer and dryer. Outside, enjoy privacy in your own backyard and the detached 2-car garage offers ample storage. A perfect blend of comfort and style, this home is a must-see!

23. 2024-12-10
    listed $154,900 Active 437-char remark

    Show marketing remark (437 chars)

    Charming 3-bedroom, 1-bathroom single-family home located in Richton Park! This home boasts an open space layout, Energy Star-rated stainless steel appliances, energy-efficient lighting, and WaterSense plumbing fixtures. Enjoy the the convenience of an in-unit washer and dryer. Outside, enjoy privacy in your own backyard and the detached 2-car garage offers ample storage. A perfect blend of comfort and style, this home is a must-see!

24. 1986-07-01
    soldstatus $42,500

ⓘ 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: $4,263 · $355/mo
• Projected year-2 tax: $4,263 · $355/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: $23,460
• − Mortgage interest: −$9,523
• − Property taxes: −$4,263
• − Insurance: −$850
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − Depreciation: −$4,945
• Taxable income: $126
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $2,693/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

+323.5% since first listed

11 events — show timeline

• 2026-05-22 Relisted — MRED as Distributed by MLS Grid
• 2026-05-22 Price Changed $180,000 MRED as Distributed by MLS Grid
• 2026-04-03 Contingent — MRED as Distributed by MLS Grid
• 2025-03-28 Sold (Public Records) $150,000 Public Records
• 2025-03-25 Sold (MLS) $150,000 MRED as Distributed by MLS Grid
• 2025-02-12 Contingent — MRED as Distributed by MLS Grid
• 2025-02-06 Relisted — MRED as Distributed by MLS Grid
• 2024-12-30 Contingent — MRED as Distributed by MLS Grid
• 2024-12-27 Price Changed $149,900 MRED as Distributed by MLS Grid
• 2024-12-10 Listed $154,900 MRED as Distributed by MLS Grid
• 1986-07-01 Sold (Public Records) $42,500 Public Records

Property tax history

+13.3%/yr

Latest (2023): $4,263 · -16.8% YoY. Source: county tax records.