22121 Karlov Ave · Richton Park, IL 60471

$149,900

3 bd · 1.0 ba · 761 sqft · SingleFamily public records · 9 Days on market

Built 1967 7,040 sqft lot Est $145k · 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 +16.0/30.0
• 1% rule +6.4/10.0
• ARV discount +6.1/15.0
• DSCR +4.9/10.0
• 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

2 Bedroom Frame Raised Ranch in need of Updates and Repairs. Hardwood Floors and a full finished Basement with Family Room and 2 extra Bedrooms and Half Bath. (Cash or Rehab Loans Only) Property sold "as is" with "as is" Rider needed. No Survey or Termite Inspection Given. Taxes prorated 100%. Pre-Approval or Proof of Funds and copy of the Earnest Money Check must accompany all Offers.

Key facts

• 7,040 sq ft lot
• Built 1967
• Listed 8 days

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; Single-story (1 story); Fee simple ownership
• Construction: Built 51-60 years ago; Brick and frame construction; Property built before 1978
• Exterior features: Lot dimensions approximately 64 x 110; Lot is less than 0.25 acre; Interstate access

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 2 main-level bedrooms; 2 additional bedrooms in the basement (property can have up to 4 bedrooms total)
• Bathrooms: 1 full bathroom; 1 half bathroom; Basement includes bathroom access
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; 7 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $73 ($879/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 6.9% 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: 43 active listings in the ZIP; 13 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 32% 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 $4k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $145,351
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4247 Greenbrier Ln	0.28mi	3/2.0	720 (-5%)	11mo	$93,000	$129	65
22427 Ridgeway Ave	0.62mi	3/2.0	765 (+0%)	10mo	$149,000	$195	58
4204 Greenbrier Ln	0.20mi	2/1.0 (-1)	864 (+14%)	14mo	$62,100	$72	51
22114 Kostner Ave	0.34mi	3/1.0	864 (+14%)	21mo	$165,000	$191	44
4534 Saratoga Rd	0.57mi	3/1.5	845 (+11%)	12mo	$180,000	$213	43

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-19,450
• Equity at exit: $22,351

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-10,226
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$786
• Tax from tax record: −$426 /mo · $5,116/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $73

Break-even live

Break-even rent $1,614

Max offer price $149,900

Occupancy floor 91%

Sensitivity live

Price	-10% $158	-5% $116	+0% $73	+5% $31	+10% $-12
Rent	-10% $-62	-5% $6	+0% $73	+5% $141	+10% $208
Rate	-1.0pp $149	-0.5pp $111	base $73	+0.5pp $34	+1.0pp $-5

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3905 Tower Dr Richton Park, IL	1.0–2.0	1.0–2.0	905	$1,795	$1.98	0d	19	0.28mi
22501 Butterfield Rd Unit 22419-109 Richton Park, IL	2.0	1.0	798	$1,310	$1.64	8d	1	0.36mi
22501 Butterfield Rd Unit 22400-311 Richton Park, IL	2.0	1.0	882	$1,360	$1.54	8d	1	0.36mi
22501 Butterfield Rd Unit 22407-204 Richton Park, IL	2.0	1.0	837	$1,325	$1.58	0d	1	0.36mi
22501 Butterfield Rd Unit 22411-514 Richton Park, IL	2.0	1.5	1021	$1,365	$1.34	8d	1	0.36mi
22501 Butterfield Rd Unit 22411-506 Richton Park, IL	2.0	1.0	882	$1,325	$1.50	8d	1	0.36mi
22501 Butterfield Rd Unit 22415-207 Richton Park, IL	2.0	1.5	944	$1,360	$1.44	8d	1	0.36mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	23d	1	0.42mi
4014 Euclid Ln Richton Park, IL	3.0	1.0	1100	$2,100	$1.91	13d	1	0.42mi
4014 Euclid Ln Richton Park, IL	2.0	1.0	1100	$2,100	$1.91	8d	1	0.42mi
4020 216th St Unit 2E Matteson, IL	3.0	1.0	1000	$2,000	$2.00	0d	1	0.75mi
4561 Heartland Dr Unit 3F Richton Park, IL	2.0	1.0	1000	$1,350	$1.35	25d	1	1.05mi
277 Somonauk St Park Forest, IL	3.0	1.0	966	$2,000	$2.07	4d	1	1.45mi

Listing history 6 events

1. 2026-06-21
   days on market $149,900 Active 9 DOM
2. 2026-06-18
   days on market $149,900 Active 6 DOM
3. 2026-06-17
   days on market $149,900 Active 5 DOM
4. 2026-06-16
   days on market $149,900 Active 4 DOM
5. 2026-06-15
   days on market $149,900 Active 3 DOM
6. 2026-06-13
   listed $149,900 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: $5,116 · $426/mo
• Projected year-2 tax: $5,116 · $426/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: $20,478
• − Mortgage interest: −$8,397
• − Property taxes: −$5,116
• − Insurance: −$750
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$4,361
• Taxable loss: −$1,421
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $1,220/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

+252.7% since first listed

16 events — show timeline

• 2026-06-10 Listed $149,900 MRED as Distributed by MLS Grid
• 2026-05-14 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-25 Relisted — MRED as Distributed by MLS Grid
• 2025-10-22 Contingent — MRED as Distributed by MLS Grid
• 2025-08-18 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-01 Price Changed — MRED as Distributed by MLS Grid
• 2025-05-14 Listed — MRED as Distributed by MLS Grid
• 2017-01-13 Sold (Public Records) $105,000 Public Records
• 2017-01-13 Sold (Public Records) $135,000 Public Records
• 2009-06-22 Sold (MLS) $32,000 MRED as Distributed by MLS Grid
• 2009-05-26 Listing Removed — MRED as Distributed by MLS Grid
• 2009-05-16 Listed $32,000 MRED as Distributed by MLS Grid
• 2000-07-18 Sold (Public Records) $90,000 Public Records
• 1986-04-01 Sold (Public Records) $44,900 Public Records
• 1982-08-11 Sold (Public Records) $44,500 Public Records
• 1979-05-24 Sold (Public Records) $42,500 Public Records

Property tax history

+6.1%/yr

Latest (2023): $5,116 · +47.1% YoY. Source: county tax records.