2093 Euclid Ct · Richton Park, IL 60471

$129,900

2 bd · 1.5 ba · 918 sqft · Townhouse public records · 4 Days on market

Built 1970 Est $95k · 37% over $240/mo HOA · 13% 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 +25.5/30.0
• 1% rule +9.1/10.0
• DSCR +8.5/10.0
• 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

Key facts

• Private backyard
• Full basement
• $240 HOA

Tags

• FULL BASEMENT
• PRIVATE BACKYARD

Property features AI

Finance

• Other: Living area source: assessor; Property not rebuilt or rehabbed; Parcel number on file
• Financial info: Homeowner tax exemption recorded
• HOA & community: Homeowners association fee $240 per month; HOA covers clubhouse, exterior maintenance, lawn care, snow removal, and other services; Pets allowed (cats OK)

Exterior

• Parking: One parking space
• Utilities: Public water; Public sewer
• Home design: Attached single-family townhouse, two-story; Entry level is 1; Fee simple ownership with homeowners association
• Construction: Built 51–60 years ago; Brick construction; Built before 1978
• Exterior features: Small lot (dimensions listed as 0.026)

Interior

• Kitchen: Kitchen on the main level (approx. 10 x 8)
• Bedrooms: Master bedroom on the second floor (approx. 14 x 11); Second bedroom on the second floor (approx. 10 x 10); Additional bedrooms listed
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Unfinished full basement; Five total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.1% 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $129,900

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: 1.41% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.04%
• DSCR: 1.45
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $94,554
• 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	0.06mi	2/1.0	893 (-3%)	0mo	$132,000	$148	90
5013 Euclid Ln	0.04mi	2/1.5	1,000 (+9%)	4mo	$67,500	$68	80
5064 Brighton Ln	0.06mi	2/1.0	886 (-4%)	15mo	$91,000	$103	77
4083 Appleby Ln	0.12mi	2/1.0	1,000 (+9%)	5mo	$100,000	$100	73
4096 Appleby Ln	0.14mi	2/1.5	1,000 (+9%)	10mo	$119,000	$119	70
22420 York Ct Unit 1D	0.49mi	2/1.0	900 (-2%)	23mo	$67,500	$75	53

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,492
• Equity at exit: $19,369

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $24,377
• Equity at exit: $11,231

Cash invested: $36,372 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,830 high
• Mortgage (P&I): −$681
• Tax from tax record: −$166 /mo · $1,997/yr
• Insurance: −$54
• HOA: −$240
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $304

Break-even live

Break-even rent $1,445

Max offer price $129,900

Occupancy floor 78%

Sensitivity live

Price	-10% $378	-5% $341	+0% $304	+5% $268	+10% $231
Rent	-10% $160	-5% $232	+0% $304	+5% $377	+10% $449
Rate	-1.0pp $370	-0.5pp $337	base $304	+0.5pp $271	+1.0pp $236

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: $32,475
• Closing costs: $3,897
• 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	0.06mi
4014 Euclid Ln Richton Park, IL	3.0	1.0	1100	$2,100	$1.91	13d	1	0.06mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	8d	1	0.06mi
3905 Tower Dr Richton Park, IL	1.0–2.0	1.0–2.0	905	$1,795	$1.98	0d	19	0.17mi
4020 216th St Unit 2E Matteson, IL	3.0	1.0	1000	$2,000	$2.00	0d	1	0.64mi
22501 Butterfield Rd Unit 22400-311 Richton Park, IL	2.0	1.0	882	$1,360	$1.54	8d	1	0.67mi
22501 Butterfield Rd Unit 22419-109 Richton Park, IL	2.0	1.0	798	$1,310	$1.64	8d	1	0.67mi
22501 Butterfield Rd Unit 22407-104 Richton Park, IL	1.0	1.0	621	$1,195	$1.92	8d	1	0.67mi
22501 Butterfield Rd Unit 22411-304 Richton Park, IL	1.0	1.0	688	$1,215	$1.77	8d	1	0.67mi
22501 Butterfield Rd Unit 22415-207 Richton Park, IL	2.0	1.5	944	$1,360	$1.44	8d	1	0.67mi
22501 Butterfield Rd Unit 22411-514 Richton Park, IL	2.0	1.5	1021	$1,365	$1.34	8d	1	0.67mi
22501 Butterfield Rd Unit 22411-506 Richton Park, IL	2.0	1.0	882	$1,325	$1.50	8d	1	0.67mi
22501 Butterfield Rd Unit 22407-202 Richton Park, IL	1.0	1.0	667	$1,210	$1.81	8d	1	0.67mi
277 Somonauk St Park Forest, IL	3.0	1.0	966	$2,000	$2.07	4d	1	1.37mi
411 Huron St Park Forest, IL	3.0	1.0	1092	$2,200	$2.01	0d	1	1.40mi
4561 Heartland Dr Unit 3F Richton Park, IL	2.0	1.0	1000	$1,350	$1.35	25d	1	1.41mi

HOA detail

• Monthly dues: $240 · $2,880/yr

Listing history 4 events

1. 2026-06-18
   days on market $129,900 Active 4 DOM
2. 2026-06-17
   days on market $129,900 Active 3 DOM
3. 2026-06-16
   days on market $129,900 Active 2 DOM
4. 2026-06-15
   listed $129,900 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: $1,997 · $166/mo
• Projected year-2 tax: $2,473 · $206/mo
• Expected delta: +$476/yr (+$40/mo · 23.8%)

ⓘ 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: $21,965
• − Mortgage interest: −$7,276
• − Property taxes: −$1,997
• − Insurance: −$650
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − HOA: −$2,880
• − Depreciation: −$3,779
• Taxable income: $1,869
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $3,203/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

1 event — show timeline

• 2026-06-14 Listed $129,900 MRED as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2023): $1,997 · +23.4% YoY. Source: county tax records.