205 Railroad St · New Boston, IL 61272

$48,000

2 bd · 1.0 ba · 996 sqft · Other · 65 Days on market

Built 1970 0.25 ac lot $48/sqft · 46% below area Est $89k · 46% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Mississippi River and recreational amenities, this property allows you to combine lifestyle and opportunity in one place, delivering a unique and highly desirable combination of comfort, recreation, and potential. Affordable river living located less than 100 yards from the Mississippi River and Sturgeon Bay, known for excellent fishing, boating, and duck hunting. This updated two-bedroom, one-bath mobile home sits on approximately 0.25 acres and offers a comfortable and livable space that works perfectly as a starter home, hunting and fishing cabin, river retreat, or affordable full-time residence that is often cheaper than rent. The home features abundant natural light, fresh paint, new vinyl flooring throughout, updated light fixtures, serviced furnace and AC, and approximately 1,000 square feet of usable space including three additional room add-ons. These flexible spaces include storage and gardening areas, a room with water hookup believed to have previously been used for fish cleaning, and additional storage for tools and outdoor equipment. An attached garage provides space for multiple vehicles, while indoor-outdoor carpet leads to the welcoming front entry. Outdoor living is where this property really shines, with a fully fenced backyard, newly landscaped rock and clean sand for low-maintenance living, a lighted concrete patio perfect for entertaining, a concrete block bonfire pit, and a sand volleyball area for outdoor fun. Two large carports behind the home offer excellent storage for boats, campers, and recreational equipment. Privacy fencing and a newly added gate create a quiet and secure setting, making it easy to enjoy the peaceful river lifestyle. Whether you are looking for a weekend getaway, affordable year-round living, a hunting and fishing cabin, or a potential Airbnb investment, this property offers flexibility, recreation, and value in a desirable Mississippi River community. Property is being sold as-is

Key facts

• Updated mobile home
• Ac
• Serviced furnace

Tags

• UPDATED MOBILE HOME
• ABUNDANT NATURAL LIGHT
• NEW VINYL FLOORING
• UPDATED LIGHT FIXTURES
• SERVICED FURNACE
• AC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $48k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($911 rent vs $48k).
• Recommended offer: $45k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,142 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D+, schools F, crime D-.
• Mercer County School District 404 (town): math 14% / reading 24% proficiency, ranked #439 of 620 in IL (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 15 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($332 loan paydown + $2k appreciation (4.2% local appreciation)).
• Mercer County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $30k; list at $48k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $45,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
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: 1.90% ✓
• Cap rate: 15.80%
• Cash-on-cash: 33.95%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (median comp): $89,100
• List price: $48,000
• Delta: -46.13%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

4.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.6%
• Equity multiple: 3.47×
• Total profit: $33,211
• Equity at exit: $24,977

10-year hold

• IRR: 40.3%
• Equity multiple: 7.00×
• Total profit: $80,582
• Equity at exit: $41,372

Cash invested: $13,440 (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 61272

• Home prices YoY: 4.2%
• Active inventory: 9
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $911 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $380

Break-even live

Break-even rent $429

Max offer price $48,000

Occupancy floor 53%

Sensitivity live

Price	-10% $407	-5% $394	+0% $380	+5% $367	+10% $353
Rent	-10% $308	-5% $344	+0% $380	+5% $416	+10% $452
Rate	-1.0pp $404	-0.5pp $392	base $380	+0.5pp $368	+1.0pp $355

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-03-23
   listed $48,000 Active 1965-char remark

   Show marketing remark (1965 chars)

   Mississippi River and recreational amenities, this property allows you to combine lifestyle and opportunity in one place, delivering a unique and highly desirable combination of comfort, recreation, and potential. Affordable river living located less than 100 yards from the Mississippi River and Sturgeon Bay, known for excellent fishing, boating, and duck hunting. This updated two-bedroom, one-bath mobile home sits on approximately 0.25 acres and offers a comfortable and livable space that works perfectly as a starter home, hunting and fishing cabin, river retreat, or affordable full-time residence that is often cheaper than rent. The home features abundant natural light, fresh paint, new vinyl flooring throughout, updated light fixtures, serviced furnace and AC, and approximately 1,000 square feet of usable space including three additional room add-ons. These flexible spaces include storage and gardening areas, a room with water hookup believed to have previously been used for fish cleaning, and additional storage for tools and outdoor equipment. An attached garage provides space for multiple vehicles, while indoor-outdoor carpet leads to the welcoming front entry. Outdoor living is where this property really shines, with a fully fenced backyard, newly landscaped rock and clean sand for low-maintenance living, a lighted concrete patio perfect for entertaining, a concrete block bonfire pit, and a sand volleyball area for outdoor fun. Two large carports behind the home offer excellent storage for boats, campers, and recreational equipment. Privacy fencing and a newly added gate create a quiet and secure setting, making it easy to enjoy the peaceful river lifestyle. Whether you are looking for a weekend getaway, affordable year-round living, a hunting and fishing cabin, or a potential Airbnb investment, this property offers flexibility, recreation, and value in a desirable Mississippi River community. Property is being sold as-is

2. 2025-12-17
   historical
3. 2025-12-05
   historical
4. 2025-10-22
   price
5. 2025-09-05
   price
6. 2025-08-07
   price
7. 2025-07-11
   price
8. 2025-06-20
   listed Active
9. 2025-06-20
   historical
10. 2023-10-02
    soldstatus $30,000
11. 2019-11-26
    soldstatus $40,000

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $949 · $79/mo
• Expected delta: +$140/yr (+$12/mo · 17.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,927
• − Mortgage interest: −$2,689
• − Property taxes: −$809
• − Insurance: −$240
• − Repairs & maintenance: −$874
• − Management: −$874
• − Depreciation: −$1,396
• Taxable income: $4,045
• Est. tax owed @ 24.0%: −$971
• After-tax cash flow: $3,592/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: Mercer County School District 404
• NCES district ID: 1701395
• Math proficiency: 14% ▼ -5.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $46,980
• Composite: 16.76/100
• National rank: #9158
• State rank: #439 of 620 in IL

Livability — New Boston

• Score: 57/100
• State rank: #1142
• US rank: #21547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Boston, IL
• Population (ZIP): 1,463

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 14,595 people
• By 2030: 13,846 · -5.1%
• By 2040: 12,335 · -15.5%
• By 2050: 10,893 · -25.4%
• By 2075: 8,238 · -43.6%
• By 2100: 6,111 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Iranian 4% Portuguese 3% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Mercer

• 2024 margin: Strong R (+27.1) · D 35.4% · R 62.5% · Other 2.2%
• 2008→2024 swing: -39.0pp toward R · 2008: 11.9pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+24.0 2016: R+20.7 2012: D+7.4 2008: D+11.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.23%
• Current HPI: 105.731
• 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

+20.0% since first listed

11 events — show timeline

• 2026-03-23 Listed $48,000 MRED as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-05 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-22 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-05 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-08-07 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-07-11 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-06-20 Listing Removed — MRED as Distributed by MLS Grid
• 2025-06-20 Listed — RMLSA as Distributed by MLS Grid
• 2023-10-02 Sold (Public Records) $30,000 Public Records
• 2019-11-26 Sold (Public Records) $40,000 Public Records

Property tax history

-1.4%/yr

Latest (2024): $809 · +10.7% YoY. Source: county tax records.