920 Belle Aire Ave · Marseilles, IL 61341

$25,900

3 bd · 2.0 ba · 924 sqft · Manufactured · 9 Days on market

Built 2002 Good condition

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Very well kept mobile home on a rentable lot in Belle Aire Mobile home park Marseilles IL Washer Dryer Stove Refrigerator shed stay. Buyer must apply and be accepted to park management. Monthly Lot rent $620. per park management. Please confirm with Belle Aire Mobile Home Park Management.

Key facts

• Rentable lot
• Built 2002
• Listed 9 days

Tags

• RENTABLE LOT
• BELLE AIRE MOBILE HOME PARK

Property features AI

Finance

• Financial info: Annual tax: $70

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential mobile home

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bathrooms: 2 full bathrooms; 2 bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $26k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).

Location & tenants

• Location reads 69/100 on livability (#438 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Ottawa Twp Hsd 140 (town): math 25% / reading 30% proficiency, ranked #545 of 919 in IL (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 54 active listings in the ZIP; 82 units permitted in LaSalle County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $179 of loan paydown is wiped out by about $777 of value loss. Plan a longer hold.
• LaSalle County population projected at -16% 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $25,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 4.74% ✓
• Cap rate: 42.95%
• Cash-on-cash: 130.90%
• DSCR: 6.82
• GRM: 1.8

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: —
• Equity multiple: 7.37×
• Total profit: $46,206
• Equity at exit: $3,862

10-year hold

• IRR: —
• Equity multiple: 15.50×
• Total profit: $105,188
• Equity at exit: $2,239

Cash invested: $7,252 (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 61341

• Home prices YoY: -26.2%
• Active inventory: 54
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$136
• Tax est. 1.5%: −$32 /mo · $388/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $791

Break-even live

Break-even rent $227

Max offer price $25,900

Occupancy floor 31%

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: $6,475
• Closing costs: $777
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-14
   statusdays on market $25,900 Pending 9 DOM
2. 2026-06-12
   remarks 289-char remark
3. 2026-06-12
   days on market $25,900 Active 8 DOM
4. 2026-06-09
   days on market $25,900 Active 5 DOM
5. 2026-06-08
   days on market $25,900 Active 4 DOM
6. 2026-06-07
   days on market $25,900 Active 3 DOM
7. 2026-06-05
   remarks 185-char remark
8. 2026-06-05
   listed $25,900 Active 1 DOM

ⓘ 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: $14,735
• − Mortgage interest: −$1,451
• − Property taxes: −$388
• − Insurance: −$130
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$753
• Taxable income: $9,655
• Est. tax owed @ 24.0%: −$2,317
• After-tax cash flow: $7,176/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 · 13 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with some minor repairs and maintenance needed. It has a good foundation and structure, and the exterior appears well-maintained. The interior walls and flooring could benefit from some updates to increase its value.

Repairs flagged

• Minor Paint — Interior walls show some wear.
• Minor Flooring — Carpeted flooring appears slightly worn.
• Minor Landscaping — Some areas of the lawn could benefit from trimming and fertilization.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and increase its value.
• Both Replace carpeted flooring — New flooring can enhance the home's appeal and increase its value.
• Both Landscaping improvements — A well-maintained lawn and landscaping can increase curb appeal and property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Interior walls show some wear.	Minor	$500–3,000
Flooring · Carpeted flooring appears slightly worn.	Minor	$500–3,000
Landscaping · Some areas of the lawn could benefit from trimming and fertilization.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the home's appearance and increase its value. ↑
• Both Replace carpeted flooring — New flooring can enhance the home's appeal and increase its value. ↑
• Both Landscaping improvements — A well-maintained lawn and landscaping can increase curb appeal and property value. ↑

ⓘ 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: Ottawa Twp Hsd 140
• NCES district ID: 1730330
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $47,828
• Composite: 26.85/100
• National rank: #12528
• State rank: #545 of 919 in IL

Livability — Marseilles

• Score: 69/100
• State rank: #438
• US rank: #8954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marseilles, IL
• Population (ZIP): 7,249

Population outlook (LaSalle County) Hauer SSP2

• Today (2025): 107,080 people
• By 2030: 104,196 · -2.7%
• By 2040: 97,413 · -9.0%
• By 2050: 90,294 · -15.7%
• By 2075: 76,252 · -28.8%
• By 2100: 61,339 · -42.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 11% Lithuanian 7% Romanian 4%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Spanish 2% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · LaSalle

• 2024 margin: R (+18.5) · D 40.1% · R 58.6% · Other 1.3%
• 2008→2024 swing: -29.6pp toward R · 2008: 11.1pp · 2024: -18.5pp
• All cycles: 2024: R+18.5 2020: R+14.3 2016: R+14.4 2012: R+0.4 2008: D+11.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.60%
• Current HPI: 178.9377
• 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

1 event — show timeline

• 2026-06-03 Listed $25,900 NWIAR