540 16th Ave · East Moline, IL 61244

$84,900

3 bd · 2.0 ba · 1,134 sqft · Other public records · 46 Days on market

Built 1918 4,800 sqft lot

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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 +23.1/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 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

Charming 1.5-story home offering comfort, space, and great potential! This 3-bedroom property features the convenience of main-level lbathroom and laundry. The spacious kitchen provides ample room for cooking, gathering, and storage-perfect for everyday living or entertaining. Upstairs, you'll find additional living space with 3 bedrooms, 2nd bathroom. Front porch needs a little TLC and then it would be ready to enjoy relaxing mornings on the inviting front porch, and take advantage of the long driveway with plenty of off-street parking. The alley access provides an excellent opportunity to add a future garage. Recent updates include brand new carpet and flooring throughout, giving the hom

Key facts

• Alley access
• Main-level bathroom
• Spacious kitchen

Tags

• MAIN-LEVEL BATHROOM
• SPACIOUS KITCHEN
• FRONT PORCH
• LONG DRIVEWAY
• OFF-STREET PARKING
• ALLEY ACCESS

Property features AI

Finance

• Other: Property not currently leased; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: 6 parking spaces; Alley access; Owned parking
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Built over 100 years ago; Listed as built before 1978
• Construction: Frame construction with aluminum siding
• Exterior features: Front porch; Level lot; Lot dimensions approximately 40 x 120; Lot size less than 0.25 acre

Interior

• Kitchen: Range; Refrigerator; Eating area / table space
• Bedrooms: Master bedroom (second level); Bedroom 2 (second level); Bedroom 3 (second level)
• Flooring: Carpet in living areas and bedrooms; Laminate in kitchen and laundry
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas
• Interior features: 6 total rooms; Separate dining room; Unfinished full basement; School bus service
• Laundry & utility: Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 $587 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 23y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.37% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 6.1

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-3,917
• Equity at exit: $12,659

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $9,611
• Equity at exit: $7,341

Cash invested: $23,772 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,159 high
• Mortgage (P&I): −$445
• Tax from tax record: −$283 /mo · $3,394/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $153

Break-even live

Break-even rent $966

Max offer price $84,900

Occupancy floor 82%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 17th Ave East Moline, IL	2.0	1.0	1186	$1,100	$0.93	13d	1	0.17mi
777 20th Ave Unit 1 East Moline, IL	2.0	1.0	1030	$1,090	$1.06	21d	1	0.33mi
625 25th Ave Unit 625 East Moline, IL	2.0	1.0	888	$900	$1.01	21d	1	0.52mi
171 15th Ave East Moline, IL	3.0	1.0	1400	$1,395	$1.00	21d	1	0.53mi
801 Bend Blvd East Moline, IL	2.0	1.0	600	$1,599	$2.67	13d	1	0.66mi
3341 5th St Unit 1 East Moline, IL	2.0	1.0	850	$1,300	$1.53	21d	1	1.12mi
123 3rd St Unit House Silvis, IL	2.0	1.0	1017	$1,150	$1.13	21d	1	1.30mi
1842 28th Ave East Moline, IL	2.0	1.0	914	$1,100	$1.20	13d	1	1.36mi

Listing history 26 events

1. 2026-05-30
   status $84,900 Pending 46 DOM
2. 2026-05-24
   status Active
3. 2026-05-23
   status Active
4. 2026-05-08
   price $84,900
5. 2026-04-13
   listed $89,900 Active
6. 2026-01-21
   historical
7. 2026-01-21
   historical
8. 2026-01-08
   status Active
9. 2026-01-06
   historical
10. 2026-01-05
    historical
11. 2025-08-29
    listed Active
12. 2024-01-29
    historical $1,000
13. 2024-01-18
    listed $1,000
14. 2021-08-06
    historical
15. 2021-08-06
    historical
16. 2017-04-18
    soldstatus $92,600
17. 2010-10-04
    soldstatus $53,500
18. 2010-05-12
    soldstatus $25,500
19. 2010-05-12
    soldstatus $25,500
20. 2010-02-04
    listed $32,900
21. 2010-02-04
    listed $32,900
22. 2004-12-30
    soldstatus $64,500
23. 2004-12-29
    soldstatus $64,425
24. 2004-12-06
    listed $63,900
25. 2004-04-15
    soldstatus $32,000
26. 2003-12-16
    listed $42,500

ⓘ 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: $3,394 · $283/mo
• Projected year-2 tax: $3,394 · $283/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $13,914
• − Mortgage interest: −$4,756
• − Property taxes: −$3,394
• − Insurance: −$424
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$2,470
• Taxable income: $643
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $1,676/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

+99.8% since first listed

25 events — show timeline

• 2026-05-24 Relisted — MRED as Distributed by MLS Grid
• 2026-05-23 Relisted — MRED as Distributed by MLS Grid
• 2026-05-08 Price Changed $84,900 MRED as Distributed by MLS Grid
• 2026-04-13 Listed $89,900 MRED as Distributed by MLS Grid
• 2026-01-21 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-21 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-08-29 Listed — RMLSA as Distributed by MLS Grid
• 2024-01-29 Rental Removed $1,000 APPFOLIO
• 2024-01-18 Listed for Rent $1,000 APPFOLIO
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2017-04-18 Sold (Public Records) $92,600 Public Records
• 2010-10-04 Sold (Public Records) $53,500 Public Records
• 2010-05-12 Sold (MLS) $25,500 MRED as Distributed by MLS Grid
• 2010-05-12 Sold (MLS) $25,500 RMLSA as Distributed by MLS Grid
• 2010-02-04 Listed $32,900 MRED as Distributed by MLS Grid
• 2010-02-04 Listed $32,900 RMLSA as Distributed by MLS Grid
• 2004-12-30 Sold (Public Records) $64,500 Public Records
• 2004-12-29 Sold (MLS) $64,425 RMLSA as Distributed by MLS Grid
• 2004-12-06 Listed $63,900 RMLSA as Distributed by MLS Grid
• 2004-04-15 Sold (MLS) $32,000 RMLSA as Distributed by MLS Grid
• 2003-12-16 Listed $42,500 RMLSA as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2024): $3,394 · +5.9% YoY. Source: county tax records.