2107 Rivington Lot 39 Rd · Loves Park, IL 61111

$30,000

2 bd · 1.0 ba · 784 sqft · Manufactured · 3 Days on market

Built 1973 $680/mo HOA · 52% of rent ↓ 18% 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 +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Recently remodeled ready to move in Mobile Home with Two bedrooms and One bathroom located in Loves Park, New updates included: new roof, new windows, new bathroom, new plumbing with insulation, new flooring and many more updates come check this out don't miss this opportunity! schedule your private tour.

Key facts

• Remodeled
• New plumbing
• New bathroom

Tags

• REMODELED
• NEW ROOF
• NEW WINDOWS
• NEW BATHROOM
• NEW PLUMBING
• NEW FLOORING

Property features AI

Finance

• Financial info: $100 annual tax
• HOA & community: Homeowners association with a monthly fee of $588

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential mobile home
• Construction: Wood siding construction
• Exterior features: Metal roof

Interior

• Kitchen: Gas cooktop; Microwave; Refrigerator
• Bathrooms: 1 full bathroom; Main-level bathroom
• Heating & cooling: Forced air heating
• Interior features: Gas cooktop, Microwave, Refrigerator, Gas water heater
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Cap rate 11.9% vs local median 4.9% in Loves 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 74/100 on livability (#255 in IL, #4,724 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, commute F.
• Harlem UD 122 (suburban): math 17% / reading 23% proficiency, ranked #418 of 620 in IL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rock Cut Elem School (math 13% / reading 21%, grade F, #1,141 of 2,056 statewide, top 59%, 407 students, 0% FRL); Harlem High School (math 18% / reading 23%, grade F, #350 of 693 statewide, top 51%, 1,875 students, 0% FRL) — zoned schools average 0% FRL vs 45% district-wide (45 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 91 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• Winnebago County population projected at -20% 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 ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent.

Recommended offer $30,000

Questions for the listing agent

1. Built in 1973 — 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 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. 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: 4.33% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.93%
• DSCR: 1.89
• GRM: 1.9

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: 13.2%
• Equity multiple: 1.53×
• Total profit: $4,460
• Equity at exit: $4,473

10-year hold

• IRR: 22.7%
• Equity multiple: 3.04×
• Total profit: $17,101
• Equity at exit: $2,594

Cash invested: $8,400 (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 61111

• Active inventory: 91
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,300 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$680
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $139

Break-even live

Break-even rent $1,123

Max offer price $30,000

Occupancy floor 84%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4041 Rennhart Loves Park, IL	1.0–2.0	1.0	1027	$1,250	$1.22	13d	5	0.59mi
4112 Applewood Ln Loves Park, IL	1.0	1.0	975	$1,050	$1.08	13d	1	0.99mi
7705 Randy Rd Machesney Park, IL	3.0	1.0	760	$1,250	$1.64	13d	1	1.06mi
3273 Kimball Rd Unit 1 Rockford, IL	2.0	1.5	1100	$1,600	$1.45	43d	1	1.37mi
3273 Kimball Rd Rockford, IL	2.0	1.0	1100	$1,600	$1.45	43d	1	1.37mi

HOA detail

• Monthly dues: $680 · $8,160/yr

Listing history 17 events

1. 2026-06-19
   days on market $30,000 Active 3 DOM
2. 2026-06-18
   days on market $30,000 Active 2 DOM
3. 2026-06-17
   pricedays on marketlisting id $30,000 Active 1 DOM
4. 2026-06-10
   days on market $32,000 Active 149 DOM
5. 2026-06-09
   days on market $32,000 Active 148 DOM
6. 2026-06-08
   days on market $32,000 Active 147 DOM
7. 2026-06-07
   days on market $32,000 Active 146 DOM
8. 2026-06-03
   days on market $32,000 Active 142 DOM
9. 2026-06-02
   days on market $32,000 Active 141 DOM
10. 2026-06-01
    days on market $32,000 Active 140 DOM
11. 2026-05-31
    days on market $32,000 Active 139 DOM
12. 2026-05-30
    days on market $32,000 Active 138 DOM
13. 2026-05-01
    price $32,000
14. 2026-04-07
    price $34,000
15. 2026-03-07
    price $36,000
16. 2026-02-12
    price $37,000
17. 2026-01-12
    listed $39,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥102°F today · 15 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: $15,597
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − HOA: −$8,160
• − Depreciation: −$873
• Taxable income: $1,788
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $1,245/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: Harlem UD 122
• NCES district ID: 1718240
• Math proficiency: 17% ▼ -8.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $51,228
• Composite: 18.01/100
• National rank: #8982
• State rank: #418 of 620 in IL

Livability — Loves Park

• Score: 74/100
• State rank: #255
• US rank: #4724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loves Park, IL
• City population: 22,838
• Population (ZIP): 22,838

Population outlook (Winnebago County) Hauer SSP2

• Today (2025): 271,080 people
• By 2030: 260,684 · -3.8%
• By 2040: 238,405 · -12.1%
• By 2050: 216,129 · -20.3%
• By 2075: 172,882 · -36.2%
• By 2100: 135,336 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 11% Hispanic / Latino 9% Black 8% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Romanian 4% Portuguese 3% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 3% Other Indo-European 1%

Political lean MEDSL · Winnebago

• 2024 margin: Toss-up / Even · D 49.5% · R 49.0% · Other 1.5%
• 2008→2024 swing: -12.2pp toward R · 2008: 12.8pp · 2024: 0.6pp
• All cycles: 2024: D+0.6 2020: D+2.5 2016: R+1.2 2012: D+5.7 2008: D+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.48%
• Current HPI: 222.3872
• 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

-17.9% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $32,000 NWIAR
• 2026-04-07 Price Changed $34,000 NWIAR
• 2026-03-07 Price Changed $36,000 NWIAR
• 2026-02-12 Price Changed $37,000 NWIAR
• 2026-01-12 Listed $39,000 NWIAR