83 SUGAR CT Plan · Manteno, IL 60950

$139,995

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 217 Days on market

Good condition ↓ 7% since listing

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new home in Manteno's Maple Valley. This lovely three bedroom home has a 1 year warranty. Large kitchen, LR and formal entry. Ready to go for a two-car garage with concrete foundation. Sought after oversized front porch for relaxation on a quiet street in the neighborhood. Luxury vinyl plank flooring throughout the entire home with Whirlpool stainless steel appliances. This home is a "Must See".

Key facts

• Front porch
• Vinyl plank flooring
• Listed 216 days

Tags

• FRONT PORCH
• VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 2.3% in Manteno — 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 68/100 on livability (#464 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: schools C-, health & safety C-, amenities F.
• Manteno CUSD 5 (suburban): math 27% / reading 35% proficiency, ranked #224 of 620 in IL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 145 units permitted in Kankakee County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kankakee County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Recommended offer $123,195 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.50%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,256
• Equity at exit: $20,874

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $31,994
• Equity at exit: $12,104

Cash invested: $39,199 (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 60950

• Active inventory: 67
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $376

Break-even live

Break-even rent $1,225

Max offer price $139,995

Occupancy floor 73%

Sensitivity live

Price	-10% $472	-5% $424	+0% $376	+5% $327	+10% $279
Rent	-10% $241	-5% $308	+0% $376	+5% $443	+10% $510
Rate	-1.0pp $446	-0.5pp $411	base $376	+0.5pp $339	+1.0pp $302

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: $34,999
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Birch Ct Apt 2 Manteno, IL	3.0	1.5	1000	$1,450	$1.45	0d	1	0.31mi
105 E Division St Unit 105 Manteno, IL	3.0	2.5	1350	$2,000	$1.48	44d	1	0.51mi

Listing history 2 events

1. 2026-03-17
   price $139,995 414-char remark

   Show marketing remark (414 chars)

   Brand new home in Manteno's Maple Valley. This lovely three bedroom home has a 1 year warranty. Large kitchen, LR and formal entry. Ready to go for a two-car garage with concrete foundation. Sought after oversized front porch for relaxation on a quiet street in the neighborhood. Luxury vinyl plank flooring throughout the entire home with Whirlpool stainless steel appliances. This home is a "Must See".

2. 2025-10-22
   listed $149,997 Active 414-char remark

   Show marketing remark (414 chars)

   Brand new home in Manteno's Maple Valley. This lovely three bedroom home has a 1 year warranty. Large kitchen, LR and formal entry. Ready to go for a two-car garage with concrete foundation. Sought after oversized front porch for relaxation on a quiet street in the neighborhood. Luxury vinyl plank flooring throughout the entire home with Whirlpool stainless steel appliances. This home is a "Must See".

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,400
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,073
• Taxable income: $2,421
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $3,925/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This brand new three-bedroom home in Manteno's Maple Valley is move-in ready with a fresh paint job, new kitchen, and minimal landscaping. It offers a quiet street location and a large front porch for relaxation. Additional updates can further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants.
• Both Adding a small outdoor seating area — This can increase the home's appeal for both buyers and renters, especially in a quiet neighborhood.
• Resale Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's value.
• Rental Adding a small outdoor storage shed — This can provide additional storage for renters and increase the home's rental value.
• Both Adding a small outdoor entertainment area — This can increase the home's appeal for both buyers and renters, especially in a quiet neighborhood.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding a small outdoor seating area — This can increase the home's appeal for both buyers and renters, especially in a quiet neighborhood. ↑
• Resale Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's value. ↑
• Rental Adding a small outdoor storage shed — This can provide additional storage for renters and increase the home's rental value. ↑
• Both Adding a small outdoor entertainment area — This can increase the home's appeal for both buyers and renters, especially in a quiet neighborhood. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Manteno CUSD 5
• NCES district ID: 1724390
• Math proficiency: 27% ▼ -2.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $61,493
• Composite: 28.11/100
• National rank: #6824
• State rank: #224 of 620 in IL

Livability — Manteno

• Score: 68/100
• State rank: #464
• US rank: #9604

Category grades

Amenities F Commute F Cost of living A Crime A+ Employment B+ Housing A+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manteno, IL
• Population (ZIP): 11,902

Population outlook (Kankakee County) Hauer SSP2

• Today (2025): 105,479 people
• By 2030: 101,792 · -3.5%
• By 2040: 93,479 · -11.4%
• By 2050: 85,061 · -19.4%
• By 2075: 67,314 · -36.2%
• By 2100: 52,439 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Black 4% Two or more races 2% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 7% Lithuanian 5% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Kankakee

• 2024 margin: Strong R (+20.8) · D 38.7% · R 59.5% · Other 1.8%
• 2008→2024 swing: -25.4pp toward R · 2008: 4.6pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+16.5 2016: R+13.3 2012: R+3.4 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -117.37%
• Current HPI: 174.986
• Rent YoY: —
• Metro: —
• 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

-6.7% since first listed

2 events — show timeline

• 2026-03-17 Price Changed $139,995 Zillow
• 2025-10-22 Listed $149,997 Zillow