5615 Cypress Ln · Machesney Park, IL 61115

$108,000

3 bd · 2.5 ba · 1,848 sqft · Manufactured · 198 Days on market

Built 1999 Est $94k · 15% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your New Forever Home Just Sent You a Friend Request! It's a House Version of a Double Espresso. .. Bright, Energizing & Gets You Moving. This double-wide modular charmer offers 3 roomy Bedrooms (with a walk-in and dual closets for the fashion enthusiast), plus 2.5 sparkling baths, including a primary suite with double sinks and built-in linen storage so your towels can live their best life. The heart of the home? A "Family Kitchen" that’s part culinary command center, part casual dining hub, and part family hangout. It's complete with NEW stainless steel appliances, a show-stopping tile backsplash, and fresh hardware & lighting everywhere you look. Luxury vinyl plank flooring keeps it stylish and easy to clean, while specialty living room windows flood the space with natural light (perfect for plants or dramatic selfies). Need a place for your hobbies? You’ll flip over the attached 2.5-car garage with endless workspace. WARNING: This Florida Room May Cause Excessive Relaxation. It opens right to a concrete patio and a fenced yard, a rare perk in this neighborhood where new fences are a no-go. Other brag-worthy updates include a NEW Furnace & AC (2023), 6-panel doors, a first-floor laundry with a bonus half bath, and the fact that there are no neighbors behind, and a green space across the road for extra breathing room. All this in a well-kept 55+ community that’s as friendly as it is peaceful. This one’s spotlessly clean, meticulously cared for, and ready for someone who loves comfort with a side of character.

Key facts

• Natural light
• Plank flooring
• Fenced in back yard

Tags

• STAINLESS STEEL APPLIANCES
• CHEFS KITCHEN
• PLANK FLOORING
• NATURAL LIGHT
• COVERED BACK REC ROOM
• FENCED IN BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $108k.

Deal economics

• At list price, monthly cash flow is $834 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 4.9% in Machesney Park — 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 74/100 on livability (#244 in IL, #4,425 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, schools F, commute F.
• Harlem UD 122 (suburban): math 17% / reading 23% proficiency, ranked #418 of 620 in IL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 94 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Winnebago County population projected at -20% 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 $30k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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.

Recommended offer $95,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.85% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.08%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $94,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5615 Cypress Ln	0.00mi	3/2.5	1,848 (0%)	8mo	$105,000	$57	94
8410 Hickory Tree Dr	0.13mi	3/2.0	1,848 (0%)	10mo	$95,000	$51	83
8415 Tamarack Dr	0.06mi	3/2.0	1,792 (-3%)	10mo	$84,900	$47	82
5371 Heartwood Ln	0.25mi	3/2.0	1,792 (-3%)	2mo	$95,000	$53	80
8411 Hickory Tree Dr	0.16mi	3/2.0	1,792 (-3%)	12mo	$81,000	$45	76
5332 Cypress Ln	0.24mi	3/2.5	1,926 (+4%)	8mo	$100,000	$52	75
5640 Irving Blvd	0.05mi	3/2.0	1,750 (-5%)	15mo	$86,000	$49	75
8535 Springwood Ct	0.12mi	3/2.0	1,600 (-13%)	3mo	$90,000	$56	68
8571 Summerwood Dr	0.31mi	3/2.0	1,904 (+3%)	13mo	$49,000	$26	68
5631 Irving Blvd	0.07mi	4/3.0 (+1)	2,052 (+11%)	7mo	$110,000	$54	66
5456 White Pine Ln	0.33mi	3/2.0	1,680 (-9%)	7mo	$63,000	$38	62
8715 Springwood Ct	0.29mi	2/2.0 (-1)	1,692 (-8%)	19mo	$61,000	$36	50

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: 28.3%
• Equity multiple: 2.18×
• Total profit: $35,624
• Equity at exit: $16,103

10-year hold

• IRR: 35.7%
• Equity multiple: 4.29×
• Total profit: $99,512
• Equity at exit: $9,338

Cash invested: $30,240 (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 61115

• Home prices YoY: -34.6%
• Active inventory: 94
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$566
• Tax est. 1.5%: −$135 /mo · $1,620/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $834

Break-even live

Break-even rent $945

Max offer price $108,000

Occupancy floor 53%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6410 Harvest Ln Machesney Park, IL	2.0–3.0	2.0	1535	$2,000	$1.30	13d	2	0.96mi

Listing history 12 events

1. 2026-06-03
   days on market $108,000 Active 198 DOM
2. 2026-06-02
   days on market $108,000 Active 197 DOM
3. 2026-06-01
   days on market $108,000 Active 196 DOM
4. 2026-05-31
   days on market $108,000 Active 195 DOM
5. 2026-05-30
   days on market $108,000 Active 194 DOM
6. 2025-11-17
   listed $108,000 Active
7. 2025-11-04
   soldstatus $105,000 Closed 1588-char remark

   Show marketing remark (1588 chars)

   Your New Forever Home Just Sent You a Friend Request! It's a House Version of a Double Espresso. .. Bright, Energizing & Gets You Moving. This double-wide modular charmer offers 3 roomy Bedrooms (with a walk-in and dual closets for the fashion enthusiast), plus 2.5 sparkling baths, including a primary suite with double sinks and built-in linen storage so your towels can live their best life. The heart of the home? A "Family Kitchen" that’s part culinary command center, part casual dining hub, and part family hangout. It's complete with NEW stainless steel appliances, a show-stopping tile backsplash, and fresh hardware & lighting everywhere you look. Luxury vinyl plank flooring keeps it stylish and easy to clean, while specialty living room windows flood the space with natural light (perfect for plants or dramatic selfies). Need a place for your hobbies? You’ll flip over the attached 2.5-car garage with endless workspace. WARNING: This Florida Room May Cause Excessive Relaxation. It opens right to a concrete patio and a fenced yard, a rare perk in this neighborhood where new fences are a no-go. Other brag-worthy updates include a NEW Furnace & AC (2023), 6-panel doors, a first-floor laundry with a bonus half bath, and the fact that there are no neighbors behind, and a green space across the road for extra breathing room. All this in a well-kept 55+ community that’s as friendly as it is peaceful. This one’s spotlessly clean, meticulously cared for, and ready for someone who loves comfort with a side of character.

8. 2025-09-06
   status Pending 1588-char remark

   Show marketing remark (1588 chars)

   Your New Forever Home Just Sent You a Friend Request! It's a House Version of a Double Espresso. .. Bright, Energizing & Gets You Moving. This double-wide modular charmer offers 3 roomy Bedrooms (with a walk-in and dual closets for the fashion enthusiast), plus 2.5 sparkling baths, including a primary suite with double sinks and built-in linen storage so your towels can live their best life. The heart of the home? A "Family Kitchen" that’s part culinary command center, part casual dining hub, and part family hangout. It's complete with NEW stainless steel appliances, a show-stopping tile backsplash, and fresh hardware & lighting everywhere you look. Luxury vinyl plank flooring keeps it stylish and easy to clean, while specialty living room windows flood the space with natural light (perfect for plants or dramatic selfies). Need a place for your hobbies? You’ll flip over the attached 2.5-car garage with endless workspace. WARNING: This Florida Room May Cause Excessive Relaxation. It opens right to a concrete patio and a fenced yard, a rare perk in this neighborhood where new fences are a no-go. Other brag-worthy updates include a NEW Furnace & AC (2023), 6-panel doors, a first-floor laundry with a bonus half bath, and the fact that there are no neighbors behind, and a green space across the road for extra breathing room. All this in a well-kept 55+ community that’s as friendly as it is peaceful. This one’s spotlessly clean, meticulously cared for, and ready for someone who loves comfort with a side of character.

9. 2025-08-30
   listed $108,000 Active 1588-char remark

   Show marketing remark (1588 chars)

   Your New Forever Home Just Sent You a Friend Request! It's a House Version of a Double Espresso. .. Bright, Energizing & Gets You Moving. This double-wide modular charmer offers 3 roomy Bedrooms (with a walk-in and dual closets for the fashion enthusiast), plus 2.5 sparkling baths, including a primary suite with double sinks and built-in linen storage so your towels can live their best life. The heart of the home? A "Family Kitchen" that’s part culinary command center, part casual dining hub, and part family hangout. It's complete with NEW stainless steel appliances, a show-stopping tile backsplash, and fresh hardware & lighting everywhere you look. Luxury vinyl plank flooring keeps it stylish and easy to clean, while specialty living room windows flood the space with natural light (perfect for plants or dramatic selfies). Need a place for your hobbies? You’ll flip over the attached 2.5-car garage with endless workspace. WARNING: This Florida Room May Cause Excessive Relaxation. It opens right to a concrete patio and a fenced yard, a rare perk in this neighborhood where new fences are a no-go. Other brag-worthy updates include a NEW Furnace & AC (2023), 6-panel doors, a first-floor laundry with a bonus half bath, and the fact that there are no neighbors behind, and a green space across the road for extra breathing room. All this in a well-kept 55+ community that’s as friendly as it is peaceful. This one’s spotlessly clean, meticulously cared for, and ready for someone who loves comfort with a side of character.

10. 2022-12-21
    soldstatus $62,000 Closed 729-char remark

    Show marketing remark (729 chars)

    This modular home has over 1800 square feet of open living space. The home offers a large family room that opens to the eat in kitchen with center island, pantry, vinyl flooring and skylights bringing in lots of natural light and a slider to a wonderful three season sunroom! The laundry room and a ? bath are just off the kitchen. A dining room and formal living room are just off the family room! The living room offers built in shelving! There are three bedrooms, and two full baths. The main bedroom has a large walk through closet! Off the sunroom is a patio which overlooks the fenced backyard with a pear tree! All appliances are included. The home is located across from a green space and is also in a 55+ community.

11. 2022-11-18
    status Pending 729-char remark

    Show marketing remark (729 chars)

    This modular home has over 1800 square feet of open living space. The home offers a large family room that opens to the eat in kitchen with center island, pantry, vinyl flooring and skylights bringing in lots of natural light and a slider to a wonderful three season sunroom! The laundry room and a ? bath are just off the kitchen. A dining room and formal living room are just off the family room! The living room offers built in shelving! There are three bedrooms, and two full baths. The main bedroom has a large walk through closet! Off the sunroom is a patio which overlooks the fenced backyard with a pear tree! All appliances are included. The home is located across from a green space and is also in a 55+ community.

12. 2022-11-04
    listed $65,000 Active 729-char remark

    Show marketing remark (729 chars)

    This modular home has over 1800 square feet of open living space. The home offers a large family room that opens to the eat in kitchen with center island, pantry, vinyl flooring and skylights bringing in lots of natural light and a slider to a wonderful three season sunroom! The laundry room and a ? bath are just off the kitchen. A dining room and formal living room are just off the family room! The living room offers built in shelving! There are three bedrooms, and two full baths. The main bedroom has a large walk through closet! Off the sunroom is a patio which overlooks the fenced backyard with a pear tree! All appliances are included. The home is located across from a green space and is also in a 55+ community.

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 15 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: $24,000
• − Mortgage interest: −$6,050
• − Property taxes: −$1,620
• − Insurance: −$540
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$3,142
• Taxable income: $8,809
• Est. tax owed @ 24.0%: −$2,114
• After-tax cash flow: $7,890/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: Harlem UD 122
• NCES district ID: 1718240
• Math proficiency: 17% ▼ -8.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $51,228
• Composite: 18.01/100
• National rank: #8982
• State rank: #418 of 620 in IL

Livability — Machesney Park

• Score: 74/100
• State rank: #244
• US rank: #4425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Machesney Park, IL
• City population: 22,424
• Population (ZIP): 22,424

Population outlook (Winnebago County) Hauer SSP2

• Today (2025): 271,080 people
• By 2030: 260,684 · -3.8%
• By 2040: 238,405 · -12.1%
• By 2050: 216,129 · -20.3%
• By 2075: 172,882 · -36.2%
• By 2100: 135,336 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 7% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 2% Italian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Winnebago

• 2024 margin: Toss-up / Even · D 49.5% · R 49.0% · Other 1.5%
• 2008→2024 swing: -12.2pp toward R · 2008: 12.8pp · 2024: 0.6pp
• All cycles: 2024: D+0.6 2020: D+2.5 2016: R+1.2 2012: D+5.7 2008: D+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.28%
• Current HPI: 272.5522
• 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

+66.2% since first listed

7 events — show timeline

• 2025-11-17 Listed $108,000 ForSaleByOwner.com
• 2025-11-04 Sold (MLS) $105,000 NWIAR
• 2025-09-06 Pending — NWIAR
• 2025-08-30 Listed $108,000 NWIAR
• 2022-12-21 Sold (MLS) $62,000 NWIAR
• 2022-11-18 Pending — NWIAR
• 2022-11-04 Listed $65,000 NWIAR