13629 Garden Plain Rd · Morrison, IL 61270

$89,900

2 bd · 2.0 ba · 1,050 sqft · SingleFamily · 239 Days on market

$86/sqft · 16% below area Est $106k · 16% under ↓ 18% since listing

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Why this score? — see what drove the B- 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 +25.3/30.0
• ARV discount +14.5/15.0
• DSCR +8.3/10.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bedroom, 2-bathroom, Handicap-accessible home situated on just over 1 acre of open land, offering the perfect balance of privacy and convenience just outside of town. Designed with accessibility in mind, this home features main floor laundry, automatic door openers, ramps at both entrances, and a specialized trolley whirlpool tub for comfort and ease of use. The spacious lot provides ample room to enjoy the outdoors, with mature trees and plenty of space for gardening, entertaining, or simply relaxing. Inside, the home offers a welcoming layout that can accommodate a variety of needs while maintaining comfort and style. If you've been looking for an accessible property on a large, scenic lot with close proximity to town amenities, this is the one you've been waiting for! Sold "AS IS"

Key facts

• Space for gardening
• Spacious lot
• Mature trees

Tags

• HANDICAP-ACCESSIBLE HOME
• AUTOMATIC DOOR OPENERS
• RAMPS AT BOTH ENTRANCES
• SPACIOUS LOT
• MATURE TREES
• SPACE FOR GARDENING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($957 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.6% in Morrison — 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 81/100 on livability (#85 in IL, #1,376 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, commute F.
• Morrison CUSD 6 (town): math 22% / reading 31% proficiency, ranked #292 of 620 in IL (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 36 active listings in the ZIP; 19 units permitted in Whiteside County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Whiteside County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 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: 1.06% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 7.8

CMA / ARV

• ARV (median comp): $106,415
• List price: $89,900
• Delta: -15.52%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13845 Lincoln Rd	0.20mi	3/2.0 (+1)	1,200 (+14%)	15mo	$166,000	$138	49

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-1,678
• Equity at exit: $13,404

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $15,061
• Equity at exit: $7,773

Cash invested: $25,172 (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 61270

• Home prices YoY: -22.4%
• Active inventory: 36
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $957 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$44 /mo · $532/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $203

Break-even live

Break-even rent $700

Max offer price $89,900

Occupancy floor 74%

Sensitivity live

Price	-10% $254	-5% $228	+0% $203	+5% $177	+10% $152
Rent	-10% $127	-5% $165	+0% $203	+5% $241	+10% $278
Rate	-1.0pp $248	-0.5pp $226	base $203	+0.5pp $180	+1.0pp $156

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-27
   price $99,000 806-char remark

   Show marketing remark (806 chars)

   2 Bedroom, 2-bathroom, Handicap-accessible home situated on just over 1 acre of open land, offering the perfect balance of privacy and convenience just outside of town. Designed with accessibility in mind, this home features main floor laundry, automatic door openers, ramps at both entrances, and a specialized trolley whirlpool tub for comfort and ease of use. The spacious lot provides ample room to enjoy the outdoors, with mature trees and plenty of space for gardening, entertaining, or simply relaxing. Inside, the home offers a welcoming layout that can accommodate a variety of needs while maintaining comfort and style. If you've been looking for an accessible property on a large, scenic lot with close proximity to town amenities, this is the one you've been waiting for! Sold "AS IS"

2. 2026-01-01
   status Active 806-char remark

   Show marketing remark (806 chars)

   2 Bedroom, 2-bathroom, Handicap-accessible home situated on just over 1 acre of open land, offering the perfect balance of privacy and convenience just outside of town. Designed with accessibility in mind, this home features main floor laundry, automatic door openers, ramps at both entrances, and a specialized trolley whirlpool tub for comfort and ease of use. The spacious lot provides ample room to enjoy the outdoors, with mature trees and plenty of space for gardening, entertaining, or simply relaxing. Inside, the home offers a welcoming layout that can accommodate a variety of needs while maintaining comfort and style. If you've been looking for an accessible property on a large, scenic lot with close proximity to town amenities, this is the one you've been waiting for! Sold "AS IS"

3. 2025-12-29
   historical 806-char remark

   Show marketing remark (806 chars)

   2 Bedroom, 2-bathroom, Handicap-accessible home situated on just over 1 acre of open land, offering the perfect balance of privacy and convenience just outside of town. Designed with accessibility in mind, this home features main floor laundry, automatic door openers, ramps at both entrances, and a specialized trolley whirlpool tub for comfort and ease of use. The spacious lot provides ample room to enjoy the outdoors, with mature trees and plenty of space for gardening, entertaining, or simply relaxing. Inside, the home offers a welcoming layout that can accommodate a variety of needs while maintaining comfort and style. If you've been looking for an accessible property on a large, scenic lot with close proximity to town amenities, this is the one you've been waiting for! Sold "AS IS"

4. 2025-12-06
   status Active 806-char remark

   Show marketing remark (806 chars)

   2 Bedroom, 2-bathroom, Handicap-accessible home situated on just over 1 acre of open land, offering the perfect balance of privacy and convenience just outside of town. Designed with accessibility in mind, this home features main floor laundry, automatic door openers, ramps at both entrances, and a specialized trolley whirlpool tub for comfort and ease of use. The spacious lot provides ample room to enjoy the outdoors, with mature trees and plenty of space for gardening, entertaining, or simply relaxing. Inside, the home offers a welcoming layout that can accommodate a variety of needs while maintaining comfort and style. If you've been looking for an accessible property on a large, scenic lot with close proximity to town amenities, this is the one you've been waiting for! Sold "AS IS"

5. 2025-11-12
   historical Contingent - Continue to Show 806-char remark

   Show marketing remark (806 chars)

   2 Bedroom, 2-bathroom, Handicap-accessible home situated on just over 1 acre of open land, offering the perfect balance of privacy and convenience just outside of town. Designed with accessibility in mind, this home features main floor laundry, automatic door openers, ramps at both entrances, and a specialized trolley whirlpool tub for comfort and ease of use. The spacious lot provides ample room to enjoy the outdoors, with mature trees and plenty of space for gardening, entertaining, or simply relaxing. Inside, the home offers a welcoming layout that can accommodate a variety of needs while maintaining comfort and style. If you've been looking for an accessible property on a large, scenic lot with close proximity to town amenities, this is the one you've been waiting for! Sold "AS IS"

6. 2025-11-05
   price $114,500 806-char remark

   Show marketing remark (806 chars)

   2 Bedroom, 2-bathroom, Handicap-accessible home situated on just over 1 acre of open land, offering the perfect balance of privacy and convenience just outside of town. Designed with accessibility in mind, this home features main floor laundry, automatic door openers, ramps at both entrances, and a specialized trolley whirlpool tub for comfort and ease of use. The spacious lot provides ample room to enjoy the outdoors, with mature trees and plenty of space for gardening, entertaining, or simply relaxing. Inside, the home offers a welcoming layout that can accommodate a variety of needs while maintaining comfort and style. If you've been looking for an accessible property on a large, scenic lot with close proximity to town amenities, this is the one you've been waiting for! Sold "AS IS"

7. 2025-09-29
   listed $120,000 Active 806-char remark

   Show marketing remark (806 chars)

   2 Bedroom, 2-bathroom, Handicap-accessible home situated on just over 1 acre of open land, offering the perfect balance of privacy and convenience just outside of town. Designed with accessibility in mind, this home features main floor laundry, automatic door openers, ramps at both entrances, and a specialized trolley whirlpool tub for comfort and ease of use. The spacious lot provides ample room to enjoy the outdoors, with mature trees and plenty of space for gardening, entertaining, or simply relaxing. Inside, the home offers a welcoming layout that can accommodate a variety of needs while maintaining comfort and style. If you've been looking for an accessible property on a large, scenic lot with close proximity to town amenities, this is the one you've been waiting for! Sold "AS IS"

ⓘ 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: $532 · $44/mo
• Projected year-2 tax: $1,287 · $107/mo
• Expected delta: +$754/yr (+$63/mo · 141.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,485
• − Mortgage interest: −$5,036
• − Property taxes: −$532
• − Insurance: −$450
• − Repairs & maintenance: −$919
• − Management: −$919
• − Depreciation: −$2,615
• Taxable income: $1,014
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $2,190/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: Morrison CUSD 6
• NCES district ID: 1726710
• Math proficiency: 22% ▼ -10.00%
• Reading proficiency: 31% ▼ -12.00%
• Median HH income: $51,562
• Composite: 23.42/100
• National rank: #7889
• State rank: #292 of 620 in IL

Livability — Morrison

• Score: 81/100
• State rank: #85
• US rank: #1376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,067

Population outlook (Whiteside County) Hauer SSP2

• Today (2025): 53,736 people
• By 2030: 51,657 · -3.9%
• By 2040: 47,169 · -12.2%
• By 2050: 42,613 · -20.7%
• By 2075: 32,691 · -39.2%
• By 2100: 22,638 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 4% Black 1%
• Common ancestry: Iranian 14% Lithuanian 4% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1%

Political lean MEDSL · Whiteside

• 2024 margin: R (+14.7) · D 41.7% · R 56.4% · Other 2.0%
• 2008→2024 swing: -32.3pp toward R · 2008: 17.6pp · 2024: -14.7pp
• All cycles: 2024: R+14.7 2020: R+8.3 2016: R+6.3 2012: D+17.3 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.25%
• Current HPI: 146.0419
• 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

-17.5% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $99,000 MRED as Distributed by MLS Grid
• 2026-01-01 Relisted — MRED as Distributed by MLS Grid
• 2025-12-29 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-06 Relisted — MRED as Distributed by MLS Grid
• 2025-11-12 Contingent — MRED as Distributed by MLS Grid
• 2025-11-05 Price Changed $114,500 MRED as Distributed by MLS Grid
• 2025-09-29 Listed $120,000 MRED as Distributed by MLS Grid

Property tax history

-5.4%/yr

Latest (2024): $532 · -2.4% YoY. Source: county tax records.