26 Aqueduct Dr · Diamond, IL 60416

$135,999

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 239 Days on market

Built 2025 Fair condition

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Why this score? — see what drove the C 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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing this pristine home with 3 bedrooms and 2 bathrooms that harmoniously combines comfort, affordability, and contemporary living. You'll appreciate the spacious open floor plan, brand-new appliances, and the added benefit of access to community facilities. Don't let this opportunity slip away to claim this enchanting and affordable residence as your own. Contact us to arrange a viewing today! * All photos and renderings shown are for illustration purposes only. Actual home may vary.

Key facts

• Built 2025
• Listed 238 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $136k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $120k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#697 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: health & safety C-, schools F, amenities F.
• Coal City CUSD 1 (town): math 46% / reading 50% proficiency, ranked #65 of 620 in IL (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 42 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 84 units permitted in Grundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $940 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Grundy County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($120k) is reasonable based on typical stale-listing flexibility.

Recommended offer $119,679 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.11% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 7.5

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-6,045
• Equity at exit: $20,278

10-year hold

• IRR: 5.5%
• Equity multiple: 1.40×
• Total profit: $15,392
• Equity at exit: $11,759

Cash invested: $38,080 (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 60416

• Active inventory: 42
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,507 medium
• Mortgage (P&I): −$713
• Tax est. 1.5%: −$170 /mo · $2,040/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $251

Break-even live

Break-even rent $1,190

Max offer price $135,999

Occupancy floor 78%

Sensitivity live

Price	-10% $345	-5% $298	+0% $251	+5% $204	+10% $157
Rent	-10% $132	-5% $191	+0% $251	+5% $310	+10% $370
Rate	-1.0pp $319	-0.5pp $285	base $251	+0.5pp $216	+1.0pp $180

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2364 Cherry Tree Ln Diamond, IL	2.0	1.5	1200	$1,550	$1.29	3d	1	0.26mi
300 N Daley St Diamond, IL	3.0	2.0	1216	$1,199	$0.99	2d	1	0.30mi
480 N 3rd Ave Coal City, IL	3.0	1.5	1300	$2,300	$1.77	44d	1	0.99mi

Listing history 3 events

1. 2026-05-12
   price $135,999 496-char remark

   Show marketing remark (496 chars)

   Introducing this pristine home with 3 bedrooms and 2 bathrooms that harmoniously combines comfort, affordability, and contemporary living. You'll appreciate the spacious open floor plan, brand-new appliances, and the added benefit of access to community facilities. Don't let this opportunity slip away to claim this enchanting and affordable residence as your own. Contact us to arrange a viewing today! * All photos and renderings shown are for illustration purposes only. Actual home may vary.

2. 2026-04-02
   price $134,999 496-char remark

   Show marketing remark (496 chars)

   Introducing this pristine home with 3 bedrooms and 2 bathrooms that harmoniously combines comfort, affordability, and contemporary living. You'll appreciate the spacious open floor plan, brand-new appliances, and the added benefit of access to community facilities. Don't let this opportunity slip away to claim this enchanting and affordable residence as your own. Contact us to arrange a viewing today! * All photos and renderings shown are for illustration purposes only. Actual home may vary.

3. 2025-10-04
   listed $134,900 Active 496-char remark

   Show marketing remark (496 chars)

   Introducing this pristine home with 3 bedrooms and 2 bathrooms that harmoniously combines comfort, affordability, and contemporary living. You'll appreciate the spacious open floor plan, brand-new appliances, and the added benefit of access to community facilities. Don't let this opportunity slip away to claim this enchanting and affordable residence as your own. Contact us to arrange a viewing today! * All photos and renderings shown are for illustration purposes only. Actual home may vary.

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

Taxation est. · year 1

• Rental income: $18,085
• − Mortgage interest: −$7,618
• − Property taxes: −$2,040
• − Insurance: −$680
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$3,956
• Taxable income: $897
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $2,794/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.

Condition & rehab AI · 1 photo

Fair 45/100 Cosmetic rehab

This manufactured home offers a fair condition with minor repairs needed, making it a good candidate for cosmetic updates to boost its value.

Repairs flagged

• Minor Paint — Paint appears slightly faded
• Minor Flooring — Flooring shows some wear

Value-add opportunities

• Resale Paint — Fresh paint enhances curb appeal
• Rental Flooring — New flooring improves tenant satisfaction

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears slightly faded	Minor	$500–3,000
Flooring · Flooring shows some wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint — Fresh paint enhances curb appeal ↑
• Rental Flooring — New flooring improves tenant satisfaction ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Coal City CUSD 1
• NCES district ID: 1710530
• Math proficiency: 46% ▬ 0.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $67,347
• Composite: 42.77/100
• National rank: #3151
• State rank: #65 of 620 in IL

Livability — Diamond

• Score: 64/100
• State rank: #697
• US rank: #14220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diamond, IL
• Population (ZIP): 9,277

Population outlook (Grundy County) Hauer SSP2

• Today (2025): 50,716 people
• By 2030: 50,218 · -1.0%
• By 2040: 48,599 · -4.2%
• By 2050: 46,212 · -8.9%
• By 2075: 40,033 · -21.1%
• By 2100: 32,966 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 12% Iranian 4% Portuguese 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Grundy

• 2024 margin: Strong R (+29.6) · D 34.5% · R 64.0% · Other 1.5%
• 2008→2024 swing: -31.3pp toward R · 2008: 1.7pp · 2024: -29.6pp
• All cycles: 2024: R+29.6 2020: R+25.8 2016: R+23.6 2012: R+9.0 2008: D+1.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.40%
• Current HPI: 154.913
• 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

+0.8% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $135,999 Zillow
• 2026-04-02 Price Changed $134,999 Zillow
• 2025-10-04 Listed $134,900 Zillow