3014 Richton Pl · Richton Park, IL 60471

$179,000

4 bd · 1.5 ba · 1,320 sqft · Townhouse public records · 2 Days on market

Built 1970 2,000 sqft lot Est $145k · 23% over $210/mo HOA · 9% of rent

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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 +25.0/30.0
• DSCR +8.1/10.0
• 1% rule +7.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

The largest home made in the area is now available in the community-4 real bedrooms one and a half baths with a finished basement. Don't sleep on this home. If you need space, this is it! Recent updates include flooring, paint, appliances. Seller is motivated, bring all reasonable offers! Home will be vacant by end of June.

Key facts

• $210 HOA
• 2 parking spots
• Built 1970

Property features AI

Finance

• Financial info: Special service area: No
• HOA & community: Monthly association fee of $260 covering lawn care; Manager on-site; Pets allowed with size limit (maximum 50 lbs)

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Attached single property; Townhouse with ranch and 2-story layouts; Entry level is 1
• Construction: Built 51–60 years ago; Rehab completed in 2024; Aluminum siding and brick exterior
• Exterior features: Lot dimensions approximately 25 x 80

Interior

• Kitchen: Eating area/table space; Range; Refrigerator
• Bedrooms: 4 bedrooms (master and remaining bedrooms on the second floor); Bedroom dimensions: 14 x 11 (master), 13 x 10, 11 x 10, 10 x 10
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Finished full basement; 7 total rooms
• Laundry & utility: Basement laundry (15 x 10); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $179k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Cap rate 8.9% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 42% 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $46k; list at $179k implies a 290% gain — meaningful room to come down on a strong offer.

Recommended offer $179,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.26% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.29%
• DSCR: 1.41
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $145,200
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4025 Appleby Ln	0.15mi	3/1.5 (-1)	1,320 (0%)	10mo	$145,000	$110	80
1111 Euclid Ln	0.15mi	4/2.5	1,354 (+3%)	11mo	$149,500	$110	76
3097 Euclid Ln	0.09mi	3/1.5 (-1)	1,320 (0%)	19mo	$134,900	$102	75
2077 Lioncrest Dr	0.04mi	3/1.5 (-1)	1,224 (-7%)	8mo	$145,000	$118	74
3085 Saint Ives Ln	0.07mi	3/1.5 (-1)	1,320 (0%)	21mo	$135,500	$103	74
1108 Euclid Ln	0.17mi	3/1.5 (-1)	1,224 (-7%)	20mo	$137,000	$112	58
4062 Appleby Ln	0.18mi	3/1.5 (-1)	1,200 (-9%)	20mo	$145,000	$121	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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-4,177
• Equity at exit: $26,689

10-year hold

• IRR: 7.6%
• Equity multiple: 1.57×
• Total profit: $28,688
• Equity at exit: $15,477

Cash invested: $50,120 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,250 high
• Mortgage (P&I): −$939
• Tax from tax record: −$166 /mo · $1,997/yr
• Insurance: −$75
• HOA: −$210
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $388

Break-even live

Break-even rent $1,759

Max offer price $179,000

Occupancy floor 78%

Sensitivity live

Price	-10% $489	-5% $438	+0% $388	+5% $337	+10% $286
Rent	-10% $210	-5% $299	+0% $388	+5% $477	+10% $566
Rate	-1.0pp $478	-0.5pp $433	base $388	+0.5pp $341	+1.0pp $294

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4014 Euclid Ln Richton Park, IL	3.0	1.0	1100	$2,100	$1.91	13d	1	0.13mi
4200 Arlington Dr Richton Park, IL	3.0	2.0	1595	$2,061	$1.29	20d	1	0.43mi
400 Watseka St Park Forest, IL	4.0	2.0	1161	$2,161	$1.86	16d	1	0.59mi
4020 216th St Unit 2E Matteson, IL	3.0	1.0	1000	$2,000	$2.00	0d	1	0.61mi
22015 E Churchill Dr Richton Park, IL	4.0	2.0	1200	$2,300	$1.92	25d	1	0.63mi
3538 212th Pl Matteson, IL	3.0	1.0	1209	$2,000	$1.65	25d	1	1.11mi
277 Somonauk St Park Forest, IL	3.0	1.0	966	$2,000	$2.07	4d	1	1.42mi
411 Huron St Park Forest, IL	3.0	1.0	1092	$2,200	$2.01	0d	1	1.46mi

HOA detail

• Monthly dues: $210 · $2,520/yr

Listing history 18 events

1. 2026-06-18
   days on market $179,000 Active 2 DOM
2. 2026-06-16
   remarks 325-char remark
3. 2026-06-16
   pricedays on marketlisting id $179,000 Active 1 DOM
4. 2026-06-15
   days on market $199,999 Active 26 DOM
5. 2026-06-13
   days on market $199,999 Active 24 DOM
6. 2026-06-09
   days on market $199,999 Active 20 DOM
7. 2026-06-08
   days on market $199,999 Active 19 DOM
8. 2026-06-07
   days on market $199,999 Active 18 DOM
9. 2026-06-04
   days on market $199,999 Active 15 DOM
10. 2026-06-03
    days on market $199,999 Active 14 DOM
11. 2026-06-02
    days on market $199,999 Active 13 DOM
12. 2026-06-01
    days on market $199,999 Active 12 DOM
13. 2026-05-31
    days on market $199,999 Active 11 DOM
14. 2014-06-30
    historical
15. 2013-08-01
    status Pending
16. 2013-07-10
    listed New
17. 1987-10-01
    soldstatus $45,900
18. 1979-04-26
    soldstatus $40,000

ⓘ 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: $1,997 · $166/mo
• Projected year-2 tax: $3,030 · $252/mo
• Expected delta: +$1,033/yr (+$86/mo · 51.8%)

ⓘ 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: $27,000
• − Mortgage interest: −$10,027
• − Property taxes: −$1,997
• − Insurance: −$895
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − HOA: −$2,520
• − Depreciation: −$5,207
• Taxable income: $2,034
• Est. tax owed @ 24.0%: −$488
• After-tax cash flow: $4,166/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

+14.8% since first listed

5 events — show timeline

• 2014-06-30 Listing Removed — MRED as Distributed by MLS Grid
• 2013-08-01 Pending — MRED as Distributed by MLS Grid
• 2013-07-10 Listed — MRED as Distributed by MLS Grid
• 1987-10-01 Sold (Public Records) $45,900 Public Records
• 1979-04-26 Sold (Public Records) $40,000 Public Records

Property tax history

+0.7%/yr

Latest (2023): $1,997 · +25.6% YoY. Source: county tax records.