2033 Lioncrest Dr · Richton Park, IL 60471

$135,000

2 bd · 1.0 ba · 900 sqft · Townhouse public records · 71 Days on market

Built 1970 Est $93k · 46% over $210/mo HOA · 12% of rent

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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 +20.6/30.0
• 1% rule +8.5/10.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 story townhome offers 2 bedrooms, 1 1/2 baths, living room, family room, eat-in kitchen, full basement, and plenty of storage. The Lioncrest community offers so much that the amenities are too long to list. Being sold AS-IS/WHERE-IS Don't let this home investment pass you by. Make an appointment to see today!

Key facts

• $210 HOA
• Parking
• Built 1970

Property features AI

Finance

• HOA & community: Monthly association fee of $210; Association fee covers parking, insurance, exterior maintenance, lawn care, trash service and snow removal; Pets allowed (cats and dogs allowed; maximum pet weight listed)

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water; Public sewer
• Home design: Attached single (townhouse) — 2-story; Entry level is 1
• Construction: Brick construction; Built 51–60 years ago; Property built before 1978
• Exterior features: Common grounds

Interior

• Kitchen: Range; Range hood; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: Two bedrooms (master and second bedroom on second level)
• Flooring: Carpet in bedrooms and basement family room; Luxury vinyl in living room and laundry room; Ceramic tile in kitchen
• Bathrooms: One full bathroom; One half bathroom; Basement includes a bathroom
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Five total rooms; Finished full basement
• Laundry & utility: In-unit laundry with electric dryer hookup; Laundry sink

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (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 34% 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $41k; list at $135k implies a 229% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1970 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.35% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $92,700
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2064 Lioncrest Dr #2064	0.04mi	2/1.0	893 (-1%)	0mo	$132,000	$148	97
5064 Brighton Ln	0.11mi	2/1.0	886 (-2%)	15mo	$91,000	$103	80
5013 Euclid Ln	0.06mi	2/1.5	1,000 (+11%)	4mo	$67,500	$68	74
4083 Appleby Ln	0.13mi	2/1.0	1,000 (+11%)	5mo	$100,000	$100	71
4096 Appleby Ln	0.14mi	2/1.5	1,000 (+11%)	10mo	$119,000	$119	65
22420 York Ct Unit 1D	0.53mi	2/1.0	900 (0%)	23mo	$67,500	$75	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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-10,197
• Equity at exit: $20,129

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $6,791
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$708
• Tax from tax record: −$284 /mo · $3,410/yr
• Insurance: −$56
• HOA: −$210
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $180

Break-even live

Break-even rent $1,593

Max offer price $135,000

Occupancy floor 85%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	22d	1	0.09mi
4014 Euclid Ln Richton Park, IL	3.0	1.0	1100	$2,100	$1.91	13d	1	0.09mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	7d	1	0.09mi
3905 Tower Dr Richton Park, IL	1.0–2.0	1.0–2.0	905	$1,795	$1.98	1d	19	0.15mi
4020 216th St Unit 2E Matteson, IL	3.0	1.0	600	$2,000	$3.33	24d	1	0.63mi
22501 Butterfield Rd Unit 22400-311 Richton Park, IL	2.0	1.0	882	$1,360	$1.54	7d	1	0.64mi
22501 Butterfield Rd Unit 22419-109 Richton Park, IL	2.0	1.0	798	$1,310	$1.64	7d	1	0.64mi
22501 Butterfield Rd Unit 22407-104 Richton Park, IL	1.0	1.0	621	$1,195	$1.92	7d	1	0.64mi
22501 Butterfield Rd Unit 22411-304 Richton Park, IL	1.0	1.0	688	$1,215	$1.77	7d	1	0.64mi
22501 Butterfield Rd Unit 22415-207 Richton Park, IL	2.0	1.5	944	$1,360	$1.44	7d	1	0.64mi
22501 Butterfield Rd Unit 22411-514 Richton Park, IL	2.0	1.5	1021	$1,365	$1.34	7d	1	0.64mi
22501 Butterfield Rd Unit 22411-506 Richton Park, IL	2.0	1.0	882	$1,325	$1.50	7d	1	0.64mi
22501 Butterfield Rd Unit 22407-202 Richton Park, IL	1.0	1.0	667	$1,210	$1.81	7d	1	0.64mi
4561 Heartland Dr Unit 3F Richton Park, IL	2.0	1.0	1000	$1,350	$1.35	24d	1	1.37mi
277 Somonauk St Park Forest, IL	3.0	1.0	966	$2,000	$2.07	3d	1	1.40mi
411 Huron St Park Forest, IL	3.0	1.0	1092	$2,300	$2.11	24d	1	1.43mi

HOA detail

• Monthly dues: $210 · $2,520/yr

Listing history 31 events

1. 2026-06-18
   days on market $135,000 Active 71 DOM
2. 2026-06-17
   days on market $135,000 Active 70 DOM
3. 2026-06-16
   days on market $135,000 Active 69 DOM
4. 2026-06-15
   days on market $135,000 Active 68 DOM
5. 2026-06-13
   days on market $135,000 Active 66 DOM
6. 2026-06-09
   days on market $135,000 Active 62 DOM
7. 2026-06-08
   days on market $135,000 Active 61 DOM
8. 2026-06-07
   days on market $135,000 Active 60 DOM
9. 2026-06-04
   days on market $135,000 Active 57 DOM
10. 2026-06-03
    days on market $135,000 Active 56 DOM
11. 2026-06-02
    days on market $135,000 Active 55 DOM
12. 2026-06-01
    days on market $135,000 Active 54 DOM
13. 2026-05-31
    days on market $135,000 Active 53 DOM
14. 2026-04-24
    status Active
15. 2026-04-16
    historical Contingent - Continue to Show
16. 2026-04-08
    listed $135,000 Active
17. 2019-01-23
    soldstatus $41,000
18. 2019-01-16
    soldstatus $41,000 Closed Sale 317-char remark

    Show marketing remark (317 chars)

    This 2 story townhome offers 2 bedrooms, 1 1/2 baths, living room, family room, eat-in kitchen, full basement, and plenty of storage. The Lioncrest community offers so much that the amenities are too long to list. Being sold AS-IS/WHERE-IS Don't let this home investment pass you by. Make an appointment to see today!

19. 2018-11-06
    status Pending 317-char remark

    Show marketing remark (317 chars)

    This 2 story townhome offers 2 bedrooms, 1 1/2 baths, living room, family room, eat-in kitchen, full basement, and plenty of storage. The Lioncrest community offers so much that the amenities are too long to list. Being sold AS-IS/WHERE-IS Don't let this home investment pass you by. Make an appointment to see today!

20. 2018-09-27
    status Reactivated 317-char remark

    Show marketing remark (317 chars)

    This 2 story townhome offers 2 bedrooms, 1 1/2 baths, living room, family room, eat-in kitchen, full basement, and plenty of storage. The Lioncrest community offers so much that the amenities are too long to list. Being sold AS-IS/WHERE-IS Don't let this home investment pass you by. Make an appointment to see today!

21. 2018-08-31
    status Pending 317-char remark

    Show marketing remark (317 chars)

    This 2 story townhome offers 2 bedrooms, 1 1/2 baths, living room, family room, eat-in kitchen, full basement, and plenty of storage. The Lioncrest community offers so much that the amenities are too long to list. Being sold AS-IS/WHERE-IS Don't let this home investment pass you by. Make an appointment to see today!

22. 2018-08-21
    listed $50,000 New 317-char remark

    Show marketing remark (317 chars)

    This 2 story townhome offers 2 bedrooms, 1 1/2 baths, living room, family room, eat-in kitchen, full basement, and plenty of storage. The Lioncrest community offers so much that the amenities are too long to list. Being sold AS-IS/WHERE-IS Don't let this home investment pass you by. Make an appointment to see today!

23. 2008-07-07
    soldstatus $50,000 370-char remark

    Show marketing remark (370 chars)

    To be sold in Where-Is, As-Is condition with NO warranties or guarantees. Seller has never lived in building. Buyer is responsible for Richton Park inspection/repairs/escrow. Seller will NOT provide survey or pest inspection. Earnest money deposit in certified funds only. Proof of cash funds or lender pre-approval letter required with submission of offer to purchase.

24. 2008-04-30
    historical 370-char remark

    Show marketing remark (370 chars)

    To be sold in Where-Is, As-Is condition with NO warranties or guarantees. Seller has never lived in building. Buyer is responsible for Richton Park inspection/repairs/escrow. Seller will NOT provide survey or pest inspection. Earnest money deposit in certified funds only. Proof of cash funds or lender pre-approval letter required with submission of offer to purchase.

25. 2008-03-25
    listed $59,900 370-char remark

    Show marketing remark (370 chars)

    To be sold in Where-Is, As-Is condition with NO warranties or guarantees. Seller has never lived in building. Buyer is responsible for Richton Park inspection/repairs/escrow. Seller will NOT provide survey or pest inspection. Earnest money deposit in certified funds only. Proof of cash funds or lender pre-approval letter required with submission of offer to purchase.

26. 2008-03-15
    historical
27. 2008-02-20
    listed
28. 2005-12-13
    soldstatus $95,000
29. 2005-12-13
    soldstatus $95,000
30. 1994-11-04
    soldstatus $55,000
31. 1994-06-22
    soldstatus $43,000

ⓘ 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: $3,410 · $284/mo
• Projected year-2 tax: $3,410 · $284/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: $21,846
• − Mortgage interest: −$7,562
• − Property taxes: −$3,410
• − Insurance: −$675
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − HOA: −$2,520
• − Depreciation: −$3,927
• Taxable income: $256
• Est. tax owed @ 24.0%: −$61
• After-tax cash flow: $2,096/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

+214.0% since first listed

18 events — show timeline

• 2026-04-24 Relisted — MRED as Distributed by MLS Grid
• 2026-04-16 Contingent — MRED as Distributed by MLS Grid
• 2026-04-08 Listed $135,000 MRED as Distributed by MLS Grid
• 2019-01-23 Sold (Public Records) $41,000 Public Records
• 2019-01-16 Sold (MLS) $41,000 MRED as Distributed by MLS Grid
• 2018-11-06 Pending — MRED as Distributed by MLS Grid
• 2018-09-27 Relisted — MRED as Distributed by MLS Grid
• 2018-08-31 Pending — MRED as Distributed by MLS Grid
• 2018-08-21 Listed $50,000 MRED as Distributed by MLS Grid
• 2008-07-07 Sold (MLS) $50,000 MRED as Distributed by MLS Grid
• 2008-04-30 Listing Removed — MRED as Distributed by MLS Grid
• 2008-03-25 Listed $59,900 MRED as Distributed by MLS Grid
• 2008-03-15 Listing Removed — MRED as Distributed by MLS Grid
• 2008-02-20 Listed — MRED as Distributed by MLS Grid
• 2005-12-13 Sold (Public Records) $95,000 Public Records
• 2005-12-13 Sold (Public Records) $95,000 Public Records
• 1994-11-04 Sold (Public Records) $55,000 Public Records
• 1994-06-22 Sold (Public Records) $43,000 Public Records

Property tax history

+4.6%/yr

Latest (2023): $3,410 · +21.2% YoY. Source: county tax records.