516 N Williams St · Reynolds, IL 61279

$125,000

3 bd · 1.5 ba · 1,160 sqft · SingleFamily public records

Built 1930 10,500 sqft lot Est $140k · 11% under

---

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 +14.6/30.0
• ARV discount +12.4/15.0
• Appreciation +7.3/10.0
• 1% rule +4.6/10.0
• DSCR +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 Bedroom, 1 and half bath, main floor laundry, 2 car garage, large yard close to the American legion in Reynolds. This home has a lot of character and charm! Needs a little TLC but will make a perfect home for the buyer looking for that small town living. All the mechanicals are newer. Furnace, A/C, hot water heater, electrical panel and the half bath was added after seller purchased this home. Home is being sold as is.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $29 ($348/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (3.6% below list).
• Recommended offer: $120k (3.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#660 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Rockridge CUSD 300 (rural): math 25% / reading 29% proficiency, ranked #257 of 620 in IL (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Andalusia Elem School (math 18% / reading 27%, grade F, #934 of 2,056 statewide, top 46%, 236 students, 0% FRL); Rockridge Jr High School (math 25% / reading 26%, grade F, #322 of 665 statewide, top 49%, 233 students, 0% FRL); Rockridge High School (math 42% / reading 42%, grade F, #76 of 693 statewide, top 12%, 343 students, 0% FRL) — zoned schools average 0% FRL vs 16% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 116 units permitted in Rock Island County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($864 loan paydown + $6k appreciation (4.6% local appreciation)).
• Rock Island County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,456 (3.6% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.96% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $140,360
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Hartman St	0.13mi	3/2.0	1,188 (+2%)	13mo	$146,000	$123	77
507 N Bush St	0.21mi	3/1.5	1,203 (+4%)	13mo	$230,000	$191	73
606 W Edgington St	0.40mi	3/2.0	1,176 (+1%)	10mo	$133,500	$114	68
704 W Edgington St	0.43mi	3/1.5	1,112 (-4%)	13mo	$135,100	$121	62
711 W Main St	0.51mi	3/1.0	1,298 (+12%)	10mo	$149,500	$115	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.79×
• Total profit: $27,585
• Equity at exit: $67,510

10-year hold

• IRR: 13.8%
• Equity multiple: 3.39×
• Total profit: $83,476
• Equity at exit: $113,852

Cash invested: $35,000 (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 61279

• Home prices YoY: 3.4%
• Active inventory: 4
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$215 /mo · $2,580/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $29

Break-even live

Break-even rent $1,168

Max offer price $125,000

Occupancy floor 93%

Sensitivity live

Price	-10% $100	-5% $64	+0% $29	+5% $-6	+10% $-42
Rent	-10% $-66	-5% $-19	+0% $29	+5% $77	+10% $124
Rate	-1.0pp $92	-0.5pp $61	base $29	+0.5pp $-3	+1.0pp $-36

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-23
   status Pending
4. 2026-02-03
   soldstatus $125,000
5. 2026-02-02
   soldstatus $125,000 Closed
6. 2026-02-02
   soldstatus $125,000 Closed
7. 2026-02-02
   soldstatus $125,000 Closed
8. 2026-02-02
   soldstatus $125,000 Closed
9. 2026-01-08
   status Pending
10. 2026-01-06
    historical
11. 2025-11-24
    status Pending
12. 2025-11-22
    historical
13. 2025-11-22
    historical
14. 2025-10-09
    listed $125,000
15. 2025-10-09
    listed Active
16. 2023-09-15
    soldstatus $82,400 429-char remark

    Show marketing remark (429 chars)

    3 Bedroom, 1 and half bath, main floor laundry, 2 car garage, large yard close to the American legion in Reynolds. This home has a lot of character and charm! Needs a little TLC but will make a perfect home for the buyer looking for that small town living. All the mechanicals are newer. Furnace, A/C, hot water heater, electrical panel and the half bath was added after seller purchased this home. Home is being sold as is.

17. 2023-09-15
    soldstatus $82,400 Closed 429-char remark

    Show marketing remark (429 chars)

    3 Bedroom, 1 and half bath, main floor laundry, 2 car garage, large yard close to the American legion in Reynolds. This home has a lot of character and charm! Needs a little TLC but will make a perfect home for the buyer looking for that small town living. All the mechanicals are newer. Furnace, A/C, hot water heater, electrical panel and the half bath was added after seller purchased this home. Home is being sold as is.

18. 2023-08-10
    status Pending 429-char remark

    Show marketing remark (429 chars)

    3 Bedroom, 1 and half bath, main floor laundry, 2 car garage, large yard close to the American legion in Reynolds. This home has a lot of character and charm! Needs a little TLC but will make a perfect home for the buyer looking for that small town living. All the mechanicals are newer. Furnace, A/C, hot water heater, electrical panel and the half bath was added after seller purchased this home. Home is being sold as is.

19. 2023-07-13
    listed $89,000 429-char remark

    Show marketing remark (429 chars)

    3 Bedroom, 1 and half bath, main floor laundry, 2 car garage, large yard close to the American legion in Reynolds. This home has a lot of character and charm! Needs a little TLC but will make a perfect home for the buyer looking for that small town living. All the mechanicals are newer. Furnace, A/C, hot water heater, electrical panel and the half bath was added after seller purchased this home. Home is being sold as is.

20. 2023-07-13
    listed $89,000 Active 429-char remark

    Show marketing remark (429 chars)

    3 Bedroom, 1 and half bath, main floor laundry, 2 car garage, large yard close to the American legion in Reynolds. This home has a lot of character and charm! Needs a little TLC but will make a perfect home for the buyer looking for that small town living. All the mechanicals are newer. Furnace, A/C, hot water heater, electrical panel and the half bath was added after seller purchased this home. Home is being sold as is.

21. 2021-08-06
    historical
22. 2015-09-30
    soldstatus $75,000
23. 2015-09-30
    soldstatus $75,000
24. 2015-09-30
    soldstatus $75,000
25. 2015-05-28
    listed $79,900
26. 2015-05-28
    listed $79,900
27. 2005-09-16
    soldstatus $79,500
28. 2005-09-06
    soldstatus $79,500
29. 2005-05-11
    listed $82,000
30. 2004-06-11
    soldstatus $75,000
31. 2004-06-10
    soldstatus $75,000
32. 2004-03-18
    listed $79,900

ⓘ 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: $2,580 · $215/mo
• Projected year-2 tax: $2,709 · $226/mo
• Expected delta: +$129/yr (+$11/mo · 5.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,455
• − Mortgage interest: −$7,002
• − Property taxes: −$2,580
• − Insurance: −$625
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$3,636
• Taxable loss: −$1,702
• Est. tax savings @ 24.0%: +$408
• After-tax cash flow: $756/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: Rockridge CUSD 300
• NCES district ID: 1734440
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $68,124
• Composite: 25.44/100
• National rank: #7451
• State rank: #257 of 620 in IL

Livability — Reynolds

• Score: 65/100
• State rank: #660
• US rank: #13542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reynolds, IL
• Population (ZIP): 960

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: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: English 8% Serbian 2% Portuguese 1%
• Foreign-born: 1% · China, Vietnam

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: ▲ 4.56%
• Current HPI: 139.5821
• 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

+56.4% since first listed

32 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-23 Pending — MRED as Distributed by MLS Grid
• 2026-02-03 Sold (Public Records) $125,000 Public Records
• 2026-02-02 Sold (MLS) $125,000 MRED as Distributed by MLS Grid
• 2026-02-02 Sold (MLS) $125,000 MRED as Distributed by MLS Grid
• 2026-02-02 Sold (MLS) $125,000 MRED as Distributed by MLS Grid
• 2026-02-02 Sold (MLS) $125,000 MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-24 Pending — RMLSA as Distributed by MLS Grid
• 2025-11-22 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-11-22 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-09 Listed — RMLSA as Distributed by MLS Grid
• 2025-10-09 Listed $125,000 MRED as Distributed by MLS Grid
• 2023-09-15 Sold (MLS) $82,400 RMLSA as Distributed by MLS Grid
• 2023-09-15 Sold (MLS) $82,400 MRED as Distributed by MLS Grid
• 2023-08-10 Pending — RMLSA as Distributed by MLS Grid
• 2023-07-13 Listed $89,000 RMLSA as Distributed by MLS Grid
• 2023-07-13 Listed $89,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2015-09-30 Sold (Public Records) $75,000 Public Records
• 2015-09-30 Sold (MLS) $75,000 MRED as Distributed by MLS Grid
• 2015-09-30 Sold (MLS) $75,000 RMLSA as Distributed by MLS Grid
• 2015-05-28 Listed $79,900 MRED as Distributed by MLS Grid
• 2015-05-28 Listed $79,900 RMLSA as Distributed by MLS Grid
• 2005-09-16 Sold (Public Records) $79,500 Public Records
• 2005-09-06 Sold (MLS) $79,500 RMLSA as Distributed by MLS Grid
• 2005-05-11 Listed $82,000 RMLSA as Distributed by MLS Grid
• 2004-06-11 Sold (Public Records) $75,000 Public Records
• 2004-06-10 Sold (MLS) $75,000 RMLSA as Distributed by MLS Grid
• 2004-03-18 Listed $79,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2024): $2,580 · +8.7% YoY. Source: county tax records.