65 E 3rd St · Dallas City, IL 62330

$52,000

3 bd · 1.0 ba · 1,672 sqft · SingleFamily · 14 Days on market

Built 1900 0.28 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Consider this property as a rental investment or a possible starter home for your family!! The main level includes a kitchen, bathroom, enclosed back porch with laundry area, a living room, a dining room, and a bedroom. Two additional bedrooms are located upstairs. This home offers open front porches, small storage building in back yard, 100 ampere electrical service, double hung windows with storms, metal roof, and vinyl siding exterior. This property will be selling in "AS IS" condition.

Key facts

• Enclosed back porch
• Metal roof
• Double hung windows

Tags

• ENCLOSED BACK PORCH
• SMALL STORAGE BUILDING
• 100 AMPERE ELECTRICAL SERVICE
• DOUBLE HUNG WINDOWS
• METAL ROOF
• VINYL SIDING EXTERIOR

Property features AI

Exterior

• Utilities: Public water
• Home design: Detached single-family home; Two-story
• Construction: Metal roof; Vinyl siding
• Exterior features: Porch; Lot dimensions approximately 100 x 120; Zoned single-family

Interior

• Kitchen: Kitchen with vinyl flooring
• Bedrooms: Three bedrooms (one on main level, two on second level)
• Flooring: Carpet in living, dining and bedrooms; Vinyl in kitchen; Stone in laundry
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Ceiling fan(s); Unfinished partial basement; Basement area of 640; Porch
• Laundry & utility: Main-level laundry (15 x 8) with stone flooring; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).

Location & tenants

• Location reads 66/100 on livability (#549 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Illini West H S District 307 (town): math 25% / reading 25% proficiency, ranked #611 of 919 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Illini West High School (math 17% / reading 27%, grade F, #319 of 693 statewide, top 50%, 342 students, 0% FRL).
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $557 of equity ($360 loan paydown + $197 appreciation (0.4% local appreciation)).
• Hancock County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,000

Questions for the listing agent

1. Built in 1900 — 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 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. 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.
6. 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.
7. 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: 2.30% ✓
• Cap rate: 17.75%
• Cash-on-cash: 40.93%
• DSCR: 2.82
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $170,544
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 W 4th St	0.16mi	4/1.5 (+1)	1,771 (+6%)	11mo	$123,000	$69	66
810 Oak St	0.29mi	3/2.0	1,600 (-4%)	15mo	$225,000	$141	63
491 Cedar St	0.18mi	2/1.0 (-1)	1,437 (-14%)	2mo	$147,000	$102	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.6%
• Equity multiple: 3.14×
• Total profit: $31,114
• Equity at exit: $16,092

10-year hold

• IRR: 45.2%
• Equity multiple: 6.22×
• Total profit: $76,013
• Equity at exit: $20,155

Cash invested: $14,560 (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 62330

• Home prices YoY: 0.3%
• Active inventory: 17
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$273
• Tax from tax record: −$155 /mo · $1,866/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $497

Break-even live

Break-even rent $569

Max offer price $52,000

Occupancy floor 54%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $52,000 Active 14 DOM
2. 2026-06-18
   days on market $52,000 Active 13 DOM
3. 2026-06-17
   days on market $52,000 Active 12 DOM
4. 2026-06-16
   days on market $52,000 Active 11 DOM
5. 2026-06-15
   days on market $52,000 Active 10 DOM
6. 2026-06-13
   days on market $52,000 Active 8 DOM
7. 2026-06-12
   days on market $52,000 Active 7 DOM
8. 2026-06-09
   days on market $52,000 Active 4 DOM
9. 2026-06-08
   days on market $52,000 Active 3 DOM
10. 2026-06-07
    days on market $52,000 Active 2 DOM
11. 2026-06-07
    remarks 495-char remark
12. 2026-06-07
    listed $52,000 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: $1,866 · $155/mo
• Projected year-2 tax: $1,866 · $155/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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,376
• − Mortgage interest: −$2,913
• − Property taxes: −$1,866
• − Insurance: −$260
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$1,513
• Taxable income: $5,525
• Est. tax owed @ 24.0%: −$1,326
• After-tax cash flow: $4,633/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: Illini West H S District 307
• NCES district ID: 1701384
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $47,745
• Composite: 24.88/100
• National rank: #12997
• State rank: #611 of 919 in IL

Livability — Dallas City

• Score: 66/100
• State rank: #549
• US rank: #11621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallas City, IL
• Population (ZIP): 1,548

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 17,042 people
• By 2030: 16,056 · -5.8%
• By 2040: 13,912 · -18.4%
• By 2050: 11,879 · -30.3%
• By 2075: 8,302 · -51.3%
• By 2100: 5,846 · -65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 4% Italian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.8%
• 2008→2024 swing: -39.2pp toward R · 2008: -10.8pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.9 2016: R+50.8 2012: R+19.0 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.38%
• Current HPI: 133.3962
• 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

1 event — show timeline

• 2026-06-03 Listed $52,000 MRED as Distributed by MLS Grid

Property tax history

+1.1%/yr

Latest (2024): $1,866 · +5.1% YoY. Source: county tax records.