2906 A St · Rock Falls, IL 61071

$27,000

3 bd · 1.5 ba · 1,152 sqft · SingleFamily · 58 Days on market

Built 1977 0.81 ac lot ↓ 32% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 1.5-bath modular home is permanently affixed to the property and sits on a spacious 0.81-acre lot, offering plenty of room for outdoor use and future possibilities. The home features an attached 2-car garage with a large, wide driveway that provides ample parking and easy access. The property is being sold as-is and will require repairs, including a new roof, and there are weak spots present in areas of the home. Great opportunity of buyers who are willing to take on improvements.

Key facts

• 0.81 acre lot
• 2 garage spots
• Built 1977

Property features AI

Finance

• Other: Property is in an unincorporated area (Township: Coloma)
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (owned), 2 garage spaces, 2 parking spaces total
• Utilities: Well water source; Septic sewer; Natural gas
• Home design: Detached single-family home; One-story; Fee simple ownership; Estimated living area; Built before 1978
• Construction: Cedar construction; Not rebuilt or rehabbed; Age range: 41–50 years
• Exterior features: Lot dimensions approximately 149.1 x 231.7; Lot size between 0.50 and 0.99 acre; Well water; Septic tank

Interior

• Kitchen: Kitchen (main level, 12 x 6)
• Bedrooms: 3 bedrooms total; Master bedroom (main level, 9 x 12) with half bath; Bedroom (main level, 11 x 9); Bedroom (main level, 11 x 7)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas forced air heating
• Interior features: 6 total rooms; Family room; Living room (main level, 21 x 14); Dining room (main level, 8 x 9)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $27k).
• Recommended offer: $26k (3.0% below list) — sets the bar for market timing.
• Cap rate 41.3% vs local median 4.9% in Rock Falls — 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 65/100 on livability (#607 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety B; Watch: crime F, amenities F, commute F.
• Rock Falls Twp Hsd 301 (town): math 10% / reading 30% proficiency, ranked #726 of 919 in IL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rock Falls Township High School (math 22% / reading 32%, grade F, #218 of 693 statewide, top 35%, 566 students, 0% FRL).
• Market conditions: 43 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 $187 of loan paydown is wiped out by about $810 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Recommended offer $26,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 4.56% ✓
• Cap rate: 41.26%
• Cash-on-cash: 124.88%
• DSCR: 6.56
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $176,256
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3312 B St	0.31mi	3/2.0	1,080 (-6%)	7mo	$164,900	$153	67
3101 Prophet Rd	0.17mi	2/2.0 (-1)	1,072 (-7%)	10mo	$185,000	$173	65
3103 A St	0.14mi	4/1.0 (+1)	1,248 (+8%)	22mo	$87,000	$70	55
3307 B St	0.27mi	2/2.0 (-1)	1,300 (+13%)	10mo	$115,000	$88	51

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: —
• Equity multiple: 7.05×
• Total profit: $45,750
• Equity at exit: $4,026

10-year hold

• IRR: —
• Equity multiple: 14.81×
• Total profit: $104,433
• Equity at exit: $2,334

Cash invested: $7,560 (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 61071

• Home prices YoY: -33.5%
• Active inventory: 43
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$142
• Tax from tax record: −$33 /mo · $390/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $787

Break-even live

Break-even rent $235

Max offer price $27,000

Occupancy floor 31%

Sensitivity live

Price	-10% $802	-5% $794	+0% $787	+5% $779	+10% $771
Rent	-10% $690	-5% $738	+0% $787	+5% $835	+10% $884
Rate	-1.0pp $800	-0.5pp $794	base $787	+0.5pp $780	+1.0pp $773

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: $6,750
• Closing costs: $810
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on market $27,000 Pending 58 DOM
2. 2026-06-04
   days on market $27,000 Active 56 DOM
3. 2026-06-02
   days on market $27,000 Active 55 DOM
4. 2026-06-01
   days on market $27,000 Active 54 DOM
5. 2026-05-31
   days on market $27,000 Active 53 DOM
6. 2026-05-31
   days on market $27,000 Active 52 DOM
7. 2026-05-14
   price $27,000
8. 2026-05-13
   price $34,900
9. 2026-04-08
   listed $39,900 Active

ⓘ 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: $390 · $33/mo
• Projected year-2 tax: $501 · $42/mo
• Expected delta: +$111/yr (+$9/mo · 28.6%)

ⓘ 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 ≥104°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: $14,766
• − Mortgage interest: −$1,512
• − Property taxes: −$390
• − Insurance: −$135
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$785
• Taxable income: $9,580
• Est. tax owed @ 24.0%: −$2,299
• After-tax cash flow: $7,142/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: Rock Falls Twp Hsd 301
• NCES district ID: 1734380
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $36,851
• Composite: 19.86/100
• National rank: #13891
• State rank: #726 of 919 in IL

Livability — Rock Falls

• Score: 65/100
• State rank: #607
• US rank: #12541

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,482

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 16% Two or more races 9%
• Hispanic origin (detail): Mexican 12% Puerto Rican 3%
• Common ancestry: Iranian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 90% English-only · Spanish 9%

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: ▼ -71.37%
• Current HPI: 142.0179
• 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

-32.3% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $27,000 MRED as Distributed by MLS Grid
• 2026-05-13 Price Changed $34,900 MRED as Distributed by MLS Grid
• 2026-04-08 Listed $39,900 MRED as Distributed by MLS Grid

Property tax history

-6.4%/yr

Latest (2024): $390 · -1.6% YoY. Source: county tax records.