1914 Plateau Ave · Loves Park, IL 61111

$100,000

4 bd · 1.5 ba · 1,508 sqft · SingleFamily · 175 Days on market

Built 1971

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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
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! Lots of potential in this home. 4 bedrooms, 1.5 baths and a large 2 car detached garage. The main floor has a kitchen with eating area, living room, full bath & 1 large bedroom (was 2 bedrooms originally). In the lower level of this bi-level is 3 bedrooms, a half bath and a utility room. The utilities are off as repairs needs to be made. This is a short sale being handled by a professional short sale negotiator. Being sold "as is". UNDER CONTRACT PENDING LENDER APPROVAL, CONTINUE TO SHOW.

Key facts

• 2 garage spots
• Built 1971
• Listed 175 days

Property features AI

Finance

• HOA & community: No master association fees required

Exterior

• Parking: Detached garage (garage owned) with 2 garage spaces; 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family split-level home; Fee simple ownership; Built before 1978 (age ~51–60 years)
• Construction: Vinyl siding exterior
• Exterior features: Lot dimensions approximately 61 x 124.9 x 61 x 124.87; Lot is less than 0.25 acre

Interior

• Kitchen: Kitchen on main level (13 x 10)
• Bedrooms: Main level master bedroom (23 x 10); Basement bedroom (11 x 11); Basement bedroom (11 x 9); Basement bedroom (11 x 8); Up to 4 possible bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; Basement has a bathroom
• Heating & cooling: Natural gas heat; Central air conditioning
• Interior features: Partially finished full basement; 6 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 4.9% in Loves 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 (#255 in IL, #4,724 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment 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: 91 active listings in the ZIP; 2 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 $691 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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.
• Current owner paid $80k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 14.19%
• Cash-on-cash: 28.19%
• DSCR: 2.25
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $220,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1910 Plateau Ave	0.01mi	3/1.5 (-1)	1,512 (+0%)	4mo	$160,000	$106	90
7725 Boulder St	0.09mi	5/1.5 (+1)	1,508 (0%)	6mo	$220,000	$146	85
2020 Exeter Ave	0.38mi	4/1.5	1,568 (+4%)	7mo	$190,000	$121	70
7713 Mildred Rd	0.39mi	4/1.0	1,428 (-5%)	7mo	$76,000	$53	65
7701 Edwin Ln	0.16mi	3/2.0 (-1)	1,349 (-10%)	7mo	$205,000	$152	62
2009 Winters Dr	0.61mi	3/1.0 (-1)	1,530 (+2%)	3mo	$195,000	$127	59
7606 Buffalo Grove Rd	0.54mi	4/2.0	1,402 (-7%)	7mo	$240,000	$171	55
7418 Orion St	0.39mi	3/1.5 (-1)	1,304 (-14%)	1mo	$200,000	$153	54
8221 Eddington Dr	0.64mi	3/2.0 (-1)	1,560 (+3%)	7mo	$231,000	$148	51
1703 Evans Ave	0.50mi	4/2.0	1,695 (+12%)	6mo	$210,000	$124	49
7502 Buffalo Grove Rd	0.54mi	3/1.5 (-1)	1,332 (-12%)	2mo	$166,000	$125	48
4812 Pine-al Dr	0.58mi	3/2.0 (-1)	1,300 (-14%)	1mo	$245,000	$188	42

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: 22.4%
• Equity multiple: 1.92×
• Total profit: $25,783
• Equity at exit: $14,910

10-year hold

• IRR: 30.5%
• Equity multiple: 3.74×
• Total profit: $76,786
• Equity at exit: $8,646

Cash invested: $28,000 (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 61111

• Active inventory: 91
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$238 /mo · $2,852/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $658

Break-even live

Break-even rent $1,017

Max offer price $100,000

Occupancy floor 59%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5253 Harlem Rd Loves Park, IL	3.0	1.0	1600	$1,850	$1.16	20d	1	0.87mi
1028 Minns Dr Unit 1028-D Machesney Park, IL	3.0	2.0	1228	$1,850	$1.51	20d	1	1.16mi

Listing history 10 events

1. 2026-05-01
   status Pending 527-char remark

   Show marketing remark (527 chars)

   Investor Special! Lots of potential in this home. 4 bedrooms, 1.5 baths and a large 2 car detached garage. The main floor has a kitchen with eating area, living room, full bath & 1 large bedroom (was 2 bedrooms originally). In the lower level of this bi-level is 3 bedrooms, a half bath and a utility room. The utilities are off as repairs needs to be made. This is a short sale being handled by a professional short sale negotiator. Being sold "as is". UNDER CONTRACT PENDING LENDER APPROVAL, CONTINUE TO SHOW.

2. 2026-05-01
   status Pending

   Show marketing remark (527 chars)

   Investor Special! Lots of potential in this home. 4 bedrooms, 1.5 baths and a large 2 car detached garage. The main floor has a kitchen with eating area, living room, full bath & 1 large bedroom (was 2 bedrooms originally). In the lower level of this bi-level is 3 bedrooms, a half bath and a utility room. The utilities are off as repairs needs to be made. This is a short sale being handled by a professional short sale negotiator. Being sold "as is". UNDER CONTRACT PENDING LENDER APPROVAL, CONTINUE TO SHOW.

3. 2025-11-11
   status Active 527-char remark

   Show marketing remark (527 chars)

   Investor Special! Lots of potential in this home. 4 bedrooms, 1.5 baths and a large 2 car detached garage. The main floor has a kitchen with eating area, living room, full bath & 1 large bedroom (was 2 bedrooms originally). In the lower level of this bi-level is 3 bedrooms, a half bath and a utility room. The utilities are off as repairs needs to be made. This is a short sale being handled by a professional short sale negotiator. Being sold "as is". UNDER CONTRACT PENDING LENDER APPROVAL, CONTINUE TO SHOW.

4. 2025-11-11
   status Active

   Show marketing remark (527 chars)

   Investor Special! Lots of potential in this home. 4 bedrooms, 1.5 baths and a large 2 car detached garage. The main floor has a kitchen with eating area, living room, full bath & 1 large bedroom (was 2 bedrooms originally). In the lower level of this bi-level is 3 bedrooms, a half bath and a utility room. The utilities are off as repairs needs to be made. This is a short sale being handled by a professional short sale negotiator. Being sold "as is". UNDER CONTRACT PENDING LENDER APPROVAL, CONTINUE TO SHOW.

5. 2025-11-10
   status Pending 527-char remark

   Show marketing remark (527 chars)

   Investor Special! Lots of potential in this home. 4 bedrooms, 1.5 baths and a large 2 car detached garage. The main floor has a kitchen with eating area, living room, full bath & 1 large bedroom (was 2 bedrooms originally). In the lower level of this bi-level is 3 bedrooms, a half bath and a utility room. The utilities are off as repairs needs to be made. This is a short sale being handled by a professional short sale negotiator. Being sold "as is". UNDER CONTRACT PENDING LENDER APPROVAL, CONTINUE TO SHOW.

6. 2025-11-10
   historical Contingent - Continue to Show

   Show marketing remark (527 chars)

   Investor Special! Lots of potential in this home. 4 bedrooms, 1.5 baths and a large 2 car detached garage. The main floor has a kitchen with eating area, living room, full bath & 1 large bedroom (was 2 bedrooms originally). In the lower level of this bi-level is 3 bedrooms, a half bath and a utility room. The utilities are off as repairs needs to be made. This is a short sale being handled by a professional short sale negotiator. Being sold "as is". UNDER CONTRACT PENDING LENDER APPROVAL, CONTINUE TO SHOW.

7. 2025-11-07
   listed $100,000 Active 527-char remark

   Show marketing remark (527 chars)

   Investor Special! Lots of potential in this home. 4 bedrooms, 1.5 baths and a large 2 car detached garage. The main floor has a kitchen with eating area, living room, full bath & 1 large bedroom (was 2 bedrooms originally). In the lower level of this bi-level is 3 bedrooms, a half bath and a utility room. The utilities are off as repairs needs to be made. This is a short sale being handled by a professional short sale negotiator. Being sold "as is". UNDER CONTRACT PENDING LENDER APPROVAL, CONTINUE TO SHOW.

8. 2025-11-07
   listed $100,000 Active

   Show marketing remark (527 chars)

   Investor Special! Lots of potential in this home. 4 bedrooms, 1.5 baths and a large 2 car detached garage. The main floor has a kitchen with eating area, living room, full bath & 1 large bedroom (was 2 bedrooms originally). In the lower level of this bi-level is 3 bedrooms, a half bath and a utility room. The utilities are off as repairs needs to be made. This is a short sale being handled by a professional short sale negotiator. Being sold "as is". UNDER CONTRACT PENDING LENDER APPROVAL, CONTINUE TO SHOW.

9. 2017-12-07
   soldstatus $80,000 220-char remark

   Show marketing remark (220 chars)

   Conveniently located near shopping and parks! Harlem Township taxes! Priced to sell fast!. .. New roof and siding on the garage, new roof, windows and gutters on the house!The stove and washer are also new!!!! Come see

10. 2017-09-05
    listed $82,000 220-char remark

    Show marketing remark (220 chars)

    Conveniently located near shopping and parks! Harlem Township taxes! Priced to sell fast!. .. New roof and siding on the garage, new roof, windows and gutters on the house!The stove and washer are also new!!!! Come see

ⓘ 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: $2,852 · $238/mo
• Projected year-2 tax: $2,852 · $238/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 2/10 Low 7 d/yr ≥102°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: $22,200
• − Mortgage interest: −$5,602
• − Property taxes: −$2,852
• − Insurance: −$500
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$2,909
• Taxable income: $6,785
• Est. tax owed @ 24.0%: −$1,628
• After-tax cash flow: $6,264/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 — Loves Park

• Score: 74/100
• State rank: #255
• US rank: #4724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loves Park, IL
• City population: 22,838
• Population (ZIP): 22,838

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 (70%)
• Race & ethnicity: White 70% Two or more races 11% Hispanic / Latino 9% Black 8% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Romanian 4% Portuguese 3% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 3% Other Indo-European 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: ▼ -125.48%
• Current HPI: 222.3872
• 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

+22.0% since first listed

10 events — show timeline

• 2026-05-01 Pending — NWIAR
• 2026-05-01 Pending — MRED as Distributed by MLS Grid
• 2025-11-11 Relisted — NWIAR
• 2025-11-11 Relisted — MRED as Distributed by MLS Grid
• 2025-11-10 Pending — NWIAR
• 2025-11-10 Contingent — MRED as Distributed by MLS Grid
• 2025-11-07 Listed $100,000 MRED as Distributed by MLS Grid
• 2025-11-07 Listed $100,000 NWIAR
• 2017-12-07 Sold (MLS) $80,000 NWIAR
• 2017-09-05 Listed $82,000 NWIAR

Property tax history

+1.7%/yr

Latest (2024): $2,852 · +6.3% YoY. Source: county tax records.