806 18th St · Rapids City, IL 61278

$89,900

4 bd · 1.0 ba · 1,404 sqft · SingleFamily public records

Built 1972

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Garage
• Built 1972

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).

Location & tenants

• Location reads 73/100 on livability (#295 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Riverdale CUSD 100 (rural): math 26% / reading 38% proficiency, ranked #206 of 620 in IL (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Riverdale Sr High School (math 27% / reading 32%, grade F, #187 of 693 statewide, top 30%, 312 students, 0% FRL) — zoned schools average 0% FRL vs 20% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 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 $3k of equity ($622 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k 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.
• 4 sale attempts; this cycle's ask is 6321% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $63k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.74% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.96%
• DSCR: 1.89
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $261,144
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 18th St	0.00mi	4/1.0	1,404 (0%)	5mo	$62,800	$45	96
807 18th St	0.02mi	4/2.0	1,368 (-3%)	10mo	$209,900	$153	82
1719 7th Ave A	0.14mi	3/2.0 (-1)	1,454 (+4%)	3mo	$370,000	$254	76
905 17th St	0.07mi	3/2.0 (-1)	1,536 (+9%)	19mo	$285,000	$186	56

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: 26.3%
• Equity multiple: 2.50×
• Total profit: $37,635
• Equity at exit: $40,423

10-year hold

• IRR: 27.1%
• Equity multiple: 4.85×
• Total profit: $96,822
• Equity at exit: $62,297

Cash invested: $25,172 (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 61278

• Active inventory: 13
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$307 /mo · $3,687/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $419

Break-even live

Break-even rent $1,033

Max offer price $89,900

Occupancy floor 68%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-24
   status Pending
2. 2026-05-23
   status Pending
3. 2026-03-09
   historical $1,400
4. 2026-02-21
   listed $1,400
5. 2026-02-20
   historical $1,400
6. 2026-02-03
   soldstatus $63,000
7. 2026-02-02
   soldstatus $62,800 Closed
8. 2026-02-02
   soldstatus $62,800 Closed
9. 2026-02-02
   soldstatus $62,800 Closed
10. 2026-01-08
    status Pending
11. 2026-01-05
    historical
12. 2025-09-25
    listed $1,400
13. 2025-09-22
    status Pending
14. 2025-09-09
    historical
15. 2025-09-09
    historical
16. 2025-08-29
    listed $89,900
17. 2025-08-29
    listed Active

ⓘ 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: $3,687 · $307/mo
• Projected year-2 tax: $3,687 · $307/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,756
• − Mortgage interest: −$5,036
• − Property taxes: −$3,687
• − Insurance: −$450
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$2,615
• Taxable income: $3,967
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $4,071/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: Riverdale CUSD 100
• NCES district ID: 1733930
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 38% ▼ -12.00%
• Median HH income: $66,006
• Composite: 29.35/100
• National rank: #6536
• State rank: #206 of 620 in IL

Livability — Rapids City

• Score: 73/100
• State rank: #295
• US rank: #5668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rapids City, IL
• City population: 671
• Population (ZIP): 671

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: English 4% Portuguese 3% Lithuanian 2%
• Foreign-born: 3% · South Korea, China, Canada
• Languages at home: 99% English-only · Korean 1%

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: —
• Current HPI: —
• 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

-98.4% since first listed

17 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-23 Pending — MRED as Distributed by MLS Grid
• 2026-03-09 Rental Removed $1,400 APPFOLIO
• 2026-02-21 Listed for Rent $1,400 APPFOLIO
• 2026-02-20 Rental Removed $1,400 APPFOLIO
• 2026-02-03 Sold (Public Records) $63,000 Public Records
• 2026-02-02 Sold (MLS) $62,800 MRED as Distributed by MLS Grid
• 2026-02-02 Sold (MLS) $62,800 MRED as Distributed by MLS Grid
• 2026-02-02 Sold (MLS) $62,800 MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-25 Listed for Rent $1,400 APPFOLIO
• 2025-09-22 Pending — RMLSA as Distributed by MLS Grid
• 2025-09-09 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-09-09 Listing Removed — MRED as Distributed by MLS Grid
• 2025-08-29 Listed — RMLSA as Distributed by MLS Grid
• 2025-08-29 Listed $89,900 MRED as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2024): $3,687 · +5.4% YoY. Source: county tax records.