931 18th Ave · East Moline, IL 61244

$54,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 7 Days on market

Built 1920 3,484 sqft 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
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well kept home in downtown area of East Moline. New dishwasher, electrical updated, hi-efficiency furnace. 1 bedroom on main level and 2 rooms up; must walk through one to get to the other. Garage and carport.

Key facts

• One car garage
• Large eat in kitchen
• One car carport

Tags

• ENCLOSED FRONT PORCH
• FENCED IN YARD
• ONE CAR GARAGE
• ONE CAR CARPORT
• LARGE EAT IN KITCHEN
• DEN

Property features AI

Finance

• Other: Property not currently leased; Built prior to 1978
• HOA & community: No master association fee required

Exterior

• Parking: Detached owned garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story layout; Fee simple ownership; Built over 100 years ago; Asphalt roof
• Construction: Aluminum siding; Foundation: Other
• Exterior features: Level lot; Fenced yard; Lot dimensions approximately 41 x 81 x 43 x 94; Less than 0.25 acre

Interior

• Kitchen: Range; Dishwasher; Kitchen on main level
• Bedrooms: Master bedroom (main level) — carpeted; Bedroom 2 (second level) — 10 x 15, carpeted; Bedroom 3 (second level); Bedroom 4
• Flooring: Carpet in living areas, kitchen, and bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; Unfinished full basement
• Laundry & utility: Laundry room in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $54k).
• Cap rate 13.3% vs local median 3.5% in East Moline — 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 62/100 on livability (#870 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, schools F.
• United Twp Hsd 30 (suburban): math 12% / reading 15% proficiency, ranked #536 of 620 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 124 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 116 units permitted in Rock Island County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $373 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Rock Island County population projected at -12% 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 $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y ago; this cycle's ask is 4220% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,000

Questions for the listing agent

1. Built in 1920 — 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: 1.84% ✓
• Cap rate: 13.30%
• Cash-on-cash: 25.01%
• DSCR: 2.11
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $115,824
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1136 20th Ave	0.23mi	2/1.0	886 (-3%)	6mo	$133,000	$150	79
539 15th Ave	0.47mi	3/1.0 (+1)	1,013 (+11%)	1mo	$90,000	$89	54
1026 13th St	0.67mi	2/1.0	904 (-1%)	23mo	$93,600	$104	48
2340 6th Street Ct	0.58mi	2/1.0	980 (+8%)	20mo	$98,000	$100	44
1509 Kennedy Dr	0.68mi	3/1.0 (+1)	816 (-10%)	6mo	$57,100	$70	40
2187 18th St	0.64mi	2/2.0	864 (-5%)	22mo	$117,500	$136	39
2526 7 1/2 St	0.64mi	2/1.0	998 (+9%)	21mo	$127,000	$127	37
1316 23rd Ave	0.54mi	3/1.0 (+1)	1,044 (+14%)	23mo	$140,000	$134	26
507 23rd Ave	0.67mi	3/2.0 (+1)	1,040 (+14%)	16mo	$235,000	$226	23

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: 18.6%
• Equity multiple: 1.75×
• Total profit: $11,396
• Equity at exit: $8,052

10-year hold

• IRR: 27.0%
• Equity multiple: 3.39×
• Total profit: $36,068
• Equity at exit: $4,669

Cash invested: $15,120 (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 61244

• Active inventory: 124
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $992 high
• Mortgage (P&I): −$283
• Tax from tax record: −$163 /mo · $1,951/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $315

Break-even live

Break-even rent $593

Max offer price $54,000

Occupancy floor 63%

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
777 20th Ave Unit 1 East Moline, IL	2.0	1.0	1030	$1,090	$1.06	21d	1	0.20mi
735 20th Ave Unit 3 East Moline, IL	2.0	1.0	690	$790	$1.14	21d	1	0.22mi
625 25th Ave Unit 625 East Moline, IL	2.0	1.0	888	$900	$1.01	21d	1	0.63mi
1454 18th St East Moline, IL	2.0	1.5	650	$995	$1.53	21d	1	0.70mi
123 3rd St Unit House Silvis, IL	2.0	1.0	1017	$1,150	$1.13	21d	1	0.89mi
801 Bend Blvd East Moline, IL	2.0	1.0	600	$1,599	$2.67	13d	1	1.00mi
1842 28th Ave East Moline, IL	2.0	1.0	914	$1,100	$1.20	13d	1	1.07mi
3341 5th St Unit 1 East Moline, IL	2.0	1.0	850	$1,300	$1.53	21d	1	1.28mi

Listing history 8 events

1. 2026-05-13
   listed $1,250
2. 2026-05-11
   status Pending
3. 2026-05-02
   listed $54,000 Active
4. 2016-08-05
   soldstatus $58,500 209-char remark

   Show marketing remark (209 chars)

   Well kept home in downtown area of East Moline. New dishwasher, electrical updated, hi-efficiency furnace. 1 bedroom on main level and 2 rooms up; must walk through one to get to the other. Garage and carport.

5. 2016-08-05
   soldstatus $58,500 209-char remark

   Show marketing remark (209 chars)

   Well kept home in downtown area of East Moline. New dishwasher, electrical updated, hi-efficiency furnace. 1 bedroom on main level and 2 rooms up; must walk through one to get to the other. Garage and carport.

6. 2016-08-05
   soldstatus $58,500

   Show marketing remark (209 chars)

   Well kept home in downtown area of East Moline. New dishwasher, electrical updated, hi-efficiency furnace. 1 bedroom on main level and 2 rooms up; must walk through one to get to the other. Garage and carport.

7. 2016-06-15
   listed $62,500 209-char remark

   Show marketing remark (209 chars)

   Well kept home in downtown area of East Moline. New dishwasher, electrical updated, hi-efficiency furnace. 1 bedroom on main level and 2 rooms up; must walk through one to get to the other. Garage and carport.

8. 2016-06-15
   listed $62,500 209-char remark

   Show marketing remark (209 chars)

   Well kept home in downtown area of East Moline. New dishwasher, electrical updated, hi-efficiency furnace. 1 bedroom on main level and 2 rooms up; must walk through one to get to the other. Garage and carport.

ⓘ 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: $1,951 · $163/mo
• Projected year-2 tax: $1,951 · $163/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 17 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: $11,901
• − Mortgage interest: −$3,025
• − Property taxes: −$1,951
• − Insurance: −$270
• − Repairs & maintenance: −$952
• − Management: −$952
• − Depreciation: −$1,571
• Taxable income: $3,179
• Est. tax owed @ 24.0%: −$763
• After-tax cash flow: $3,019/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: United Twp Hsd 30
• NCES district ID: 1739870
• Math proficiency: 12% ▼ -5.00%
• Reading proficiency: 15% ▼ -6.00%
• Median HH income: $43,647
• Composite: 11.91/100
• National rank: #9670
• State rank: #536 of 620 in IL

Livability — East Moline

• Score: 62/100
• State rank: #870
• US rank: #16964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Moline, IL
• County: Rock Island County · 103,822 people
• City population: 23,308
• Metro: Davenport-Moline-Rock Island, IA-IL
• Population (ZIP): 23,308
• Household income: $63,819
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 746.0

Population outlook (Rock Island County) Hauer SSP2

• Today (2025): 140,982 people
• By 2030: 137,705 · -2.3%
• By 2040: 130,512 · -7.4%
• By 2050: 123,841 · -12.2%
• By 2075: 109,851 · -22.1%
• By 2100: 90,922 · -35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 19% Black 18% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: English 3% Lithuanian 2% Romanian 2%
• Foreign-born: 13% · Canada, United Kingdom, Philippines
• Languages at home: 78% English-only · Spanish 12% French/Haitian/Cajun 3% Other Asian/Pacific 2%

Political lean MEDSL · Rock Island

• 2024 margin: Lean D (+9.6) · D 53.9% · R 44.4% · Other 1.7%
• 2008→2024 swing: -15.0pp toward R · 2008: 24.6pp · 2024: 9.6pp
• All cycles: 2024: D+9.6 2020: D+12.1 2016: D+8.4 2012: D+21.9 2008: D+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.05%
• Current HPI: 154.4012
• Rent YoY: —
• Metro: Davenport-Moline-Rock Island, IA-IL
• 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

-98.0% since first listed

8 events — show timeline

• 2026-05-13 Listed for Rent $1,250 APPFOLIO
• 2026-05-11 Pending — MRED as Distributed by MLS Grid
• 2026-05-02 Listed $54,000 MRED as Distributed by MLS Grid
• 2016-08-05 Sold (Public Records) $58,500 Public Records
• 2016-08-05 Sold (MLS) $58,500 MRED as Distributed by MLS Grid
• 2016-08-05 Sold (MLS) $58,500 RMLSA as Distributed by MLS Grid
• 2016-06-15 Listed $62,500 MRED as Distributed by MLS Grid
• 2016-06-15 Listed $62,500 RMLSA as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2024): $1,951 · +8.8% YoY. Source: county tax records.