404 Mckibben St · Rossville, IL 60963

$46,900

4 bd · 2.5 ba · 1,657 sqft · SingleFamily · 29 Days on market

Built 1920 9,583 sqft lot

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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 +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

This 4-bedroom, 2.5-bathroom home has so much potential! The curb appeal is pristine, and the backyard is perfect for your pets. The roof was replaced in 2015, and both bathrooms were completely redone in 2017. There is a primary bedroom on the main level, and the extra flooring to finish the upstairs bedrooms will stay with the home. The above-ground pool is only 3 years old, and the sand filter was new in 2020. All appliances and the shed will stay. The grade school is Rossville, and the high school is Bismarck, so call today to schedule your private showing! Being sold as-is.

Key facts

• Oversized shed
• Large yard
• 9,583 sq ft lot

Tags

• LARGE YARD
• OVERSIZED SHED
• DEDICATED GARDEN AREA

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story
• Construction: Vinyl siding
• Exterior features: Shingle roof; Gravel road access

Interior

• Kitchen: Oven; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Window-unit cooling; No central heating
• Interior features: Fireplace (1)
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $46k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#665 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
• Rossville-Alvin CUSD 7 (rural): math 20% / reading 15% proficiency, ranked #731 of 919 in IL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rossville-Alvin Elem School (math 17% / reading 22%, grade F, #1,054 of 2,056 statewide, top 54%, 258 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 11 active listings in the ZIP; 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $324 of loan paydown is wiped out by about $884 of value loss. Plan a longer hold.
• Vermilion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.9% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $38k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,196 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 2.63% ✓
• Cap rate: 19.96%
• Cash-on-cash: 48.81%
• DSCR: 3.17
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $99,420
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 E Mckibben St	0.24mi	3/1.0 (-1)	1,644 (-1%)	10mo	$18,000	$11	68
107 Maple St	0.39mi	4/1.5	1,684 (+2%)	14mo	$80,000	$48	63
504 S Chicago St S	0.35mi	3/1.5 (-1)	1,756 (+6%)	2mo	$280,000	$159	63
113 Benton St	0.54mi	3/1.0 (-1)	1,700 (+3%)	6mo	$30,000	$18	54
204 E Mckibben St	0.23mi	3/1.5 (-1)	1,500 (-10%)	14mo	$89,900	$60	52
210 Holmes Ave	0.43mi	3/1.0 (-1)	1,602 (-3%)	14mo	$55,700	$35	52
104 Stewart St	0.31mi	3/1.0 (-1)	1,445 (-13%)	8mo	$31,500	$22	47
4 Greenwood Dr	0.39mi	3/1.0 (-1)	1,596 (-4%)	22mo	$155,000	$97	46
304 Green St	0.56mi	3/2.0 (-1)	1,800 (+9%)	12mo	$151,000	$84	43
405 N Chicago St	0.72mi	3/1.0 (-1)	1,500 (-10%)	2mo	$100,000	$67	38

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

Projected returns pro-forma

-1.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.9%
• Equity multiple: 3.19×
• Total profit: $28,732
• Equity at exit: $9,361

10-year hold

• IRR: 52.5%
• Equity multiple: 6.42×
• Total profit: $71,184
• Equity at exit: $8,241

Cash invested: $13,132 (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 60963

• Home prices YoY: -0.8%
• Active inventory: 11
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$246
• Tax from tax record: −$175 /mo · $2,098/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $534

Break-even live

Break-even rent $557

Max offer price $46,900

Occupancy floor 52%

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: $11,725
• Closing costs: $1,407
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $46,900 Active 29 DOM
2. 2026-06-17
   days on market $46,900 Active 28 DOM
3. 2026-06-16
   days on market $46,900 Active 27 DOM
4. 2026-06-15
   days on market $46,900 Active 26 DOM
5. 2026-06-13
   days on market $46,900 Active 24 DOM
6. 2026-06-12
   days on market $46,900 Active 23 DOM
7. 2026-06-09
   days on market $46,900 Active 20 DOM
8. 2026-06-08
   days on market $46,900 Active 19 DOM
9. 2026-06-07
   days on market $46,900 Active 18 DOM
10. 2026-06-07
    days on market $46,900 Active 17 DOM
11. 2026-06-04
    days on market $46,900 Active 14 DOM
12. 2026-06-02
    days on market $46,900 Active 13 DOM
13. 2026-06-01
    days on market $46,900 Active 12 DOM
14. 2026-05-31
    days on market $46,900 Active 11 DOM
15. 2026-05-31
    days on market $46,900 Active 10 DOM
16. 2026-05-19
    listed $46,900 Active
17. 2021-10-15
    soldstatus $37,900 585-char remark

    Show marketing remark (585 chars)

    This 4-bedroom, 2.5-bathroom home has so much potential! The curb appeal is pristine, and the backyard is perfect for your pets. The roof was replaced in 2015, and both bathrooms were completely redone in 2017. There is a primary bedroom on the main level, and the extra flooring to finish the upstairs bedrooms will stay with the home. The above-ground pool is only 3 years old, and the sand filter was new in 2020. All appliances and the shed will stay. The grade school is Rossville, and the high school is Bismarck, so call today to schedule your private showing! Being sold as-is.

18. 2021-10-15
    soldstatus $37,900 585-char remark

    Show marketing remark (585 chars)

    This 4-bedroom, 2.5-bathroom home has so much potential! The curb appeal is pristine, and the backyard is perfect for your pets. The roof was replaced in 2015, and both bathrooms were completely redone in 2017. There is a primary bedroom on the main level, and the extra flooring to finish the upstairs bedrooms will stay with the home. The above-ground pool is only 3 years old, and the sand filter was new in 2020. All appliances and the shed will stay. The grade school is Rossville, and the high school is Bismarck, so call today to schedule your private showing! Being sold as-is.

19. 2021-08-09
    listed $39,900 585-char remark

    Show marketing remark (585 chars)

    This 4-bedroom, 2.5-bathroom home has so much potential! The curb appeal is pristine, and the backyard is perfect for your pets. The roof was replaced in 2015, and both bathrooms were completely redone in 2017. There is a primary bedroom on the main level, and the extra flooring to finish the upstairs bedrooms will stay with the home. The above-ground pool is only 3 years old, and the sand filter was new in 2020. All appliances and the shed will stay. The grade school is Rossville, and the high school is Bismarck, so call today to schedule your private showing! Being sold as-is.

20. 2021-08-09
    listed $39,900 585-char remark

    Show marketing remark (585 chars)

    This 4-bedroom, 2.5-bathroom home has so much potential! The curb appeal is pristine, and the backyard is perfect for your pets. The roof was replaced in 2015, and both bathrooms were completely redone in 2017. There is a primary bedroom on the main level, and the extra flooring to finish the upstairs bedrooms will stay with the home. The above-ground pool is only 3 years old, and the sand filter was new in 2020. All appliances and the shed will stay. The grade school is Rossville, and the high school is Bismarck, so call today to schedule your private showing! Being sold as-is.

21. 1995-04-27
    soldstatus $43,000
22. 1992-06-02
    soldstatus $28,000

ⓘ 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: $2,098 · $175/mo
• Projected year-2 tax: $2,098 · $175/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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,802
• − Mortgage interest: −$2,627
• − Property taxes: −$2,098
• − Insurance: −$234
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$1,364
• Taxable income: $6,109
• Est. tax owed @ 24.0%: −$1,466
• After-tax cash flow: $4,943/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: Rossville-Alvin CUSD 7
• NCES district ID: 1734870
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 15% ▼ -10.00%
• Median HH income: $51,877
• Composite: 19.38/100
• National rank: #13950
• State rank: #731 of 919 in IL

Livability — Rossville

• Score: 64/100
• State rank: #665
• US rank: #13639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rossville, IL
• Population (ZIP): 1,456

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 72,775 people
• By 2030: 69,235 · -4.9%
• By 2040: 62,360 · -14.3%
• By 2050: 55,539 · -23.7%
• By 2075: 40,606 · -44.2%
• By 2100: 26,985 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 14% Two or more races 4%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+35.7) · D 31.4% · R 67.0% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: 0.6pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.9 2016: R+29.2 2012: R+15.7 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.89%
• Current HPI: 236.0102
• 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

+67.5% since first listed

7 events — show timeline

• 2026-05-19 Listed $46,900 CIBR
• 2021-10-15 Sold (MLS) $37,900 MRED as Distributed by MLS Grid
• 2021-10-15 Sold (MLS) $37,900 CIBR
• 2021-08-09 Listed $39,900 MRED as Distributed by MLS Grid
• 2021-08-09 Listed $39,900 CIBR
• 1995-04-27 Sold (Public Records) $43,000 Public Records
• 1992-06-02 Sold (Public Records) $28,000 Public Records

Property tax history

+4.4%/yr

Latest (2024): $2,098 · +11.5% YoY. Source: county tax records.