5900 Longest Dr · South Beloit, IL 61080

$209,900

3 bd · 2.0 ba · 1,508 sqft · SingleFamily

Built 1998 0.27 ac lot Est $296k · 29% under

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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 +17.3/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +5.4/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SBR

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 7.2% vs local median 4.0% in South Beloit — 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 (#260 in IL, #4,831 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D, amenities D-, commute F.
• Hononegah Chd 207 (suburban): math 46% / reading 53% proficiency, ranked #55 of 620 in IL (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 1 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $209,900

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 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?
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.17%
• DSCR: 1.14
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $295,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5900 Longest Dr	0.00mi	3/2.0	1,508 (0%)	1mo	$209,900	$139	99
5836 Longest Dr	0.07mi	3/2.0	1,300 (-14%)	2mo	$260,000	$200	72
15044 Yellowstone Dr	0.54mi	3/2.0	1,564 (+4%)	1mo	$306,000	$196	68
5476 Bastian Blvd	0.47mi	3/2.0	1,495 (-1%)	11mo	$199,000	$133	67
5757 Reidenbach Rd	0.22mi	3/2.0	1,343 (-11%)	8mo	$270,000	$201	65
5709 Pierce Ln	0.23mi	3/2.0	1,665 (+10%)	11mo	$280,000	$168	63
5637 Longest Dr	0.27mi	3/2.0	1,329 (-12%)	8mo	$256,000	$193	60
5604 Longest Dr	0.31mi	3/3.0	1,304 (-14%)	10mo	$275,000	$211	50
15557 Finley Way	0.39mi	3/2.0	1,716 (+14%)	11mo	$359,900	$210	49
15059 Yellowstone Dr	0.50mi	4/2.0 (+1)	1,580 (+5%)	18mo	$285,000	$180	49
5505 Wynmere Dr	0.71mi	3/2.0	1,423 (-6%)	15mo	$275,000	$193	45
5623 Daniel Dr	0.73mi	3/2.0	1,299 (-14%)	8mo	$295,000	$227	36

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-23,999
• Equity at exit: $31,297

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-7,686
• Equity at exit: $18,148

Cash invested: $58,772 (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 61080

• Home prices YoY: -8.9%
• Active inventory: 32
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$394 /mo · $4,732/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $155

Break-even live

Break-even rent $2,003

Max offer price $209,900

Occupancy floor 88%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15581 Finley Way South Beloit, IL	3.0	2.0	1450	$2,200	$1.52	13d	1	0.40mi

Listing history 7 events

1. 2026-04-17
   listed $209,900 3-char remark

   Show marketing remark (3 chars)

   SBR

2. 2026-04-17
   historical 3-char remark

   Show marketing remark (3 chars)

   SBR

3. 2026-04-17
   listed $209,900

   Show marketing remark (3 chars)

   SBR

4. 2026-04-17
   historical

   Show marketing remark (3 chars)

   SBR

5. 1996-06-26
   soldstatus $539,500
6. 1989-11-02
   soldstatus $67,000
7. 1989-11-02
   soldstatus $67,000

ⓘ 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: $4,732 · $394/mo
• Projected year-2 tax: $4,749 · $396/mo
• Expected delta: +$16/yr (+$1/mo · 0.3%)

ⓘ 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 ≥101°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: $26,400
• − Mortgage interest: −$11,758
• − Property taxes: −$4,732
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$6,106
• Taxable loss: −$1,470
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $2,218/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: Hononegah Chd 207
• NCES district ID: 1719620
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $70,776
• Composite: 44.33/100
• National rank: #2824
• State rank: #55 of 620 in IL

Livability — South Beloit

• Score: 74/100
• State rank: #260
• US rank: #4831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Beloit, IL
• Population (ZIP): 11,062

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 8% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 88% English-only · Spanish 10% Chinese 1% Other Asian/Pacific 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: ▼ -29.89%
• Current HPI: 304.4624
• 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

+213.3% since first listed

7 events — show timeline

• 2026-04-17 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-17 Listed $209,900 MRED as Distributed by MLS Grid
• 2026-04-17 Delisted — NWIAR
• 2026-04-17 Listed $209,900 NWIAR
• 1996-06-26 Sold (Public Records) $539,500 Public Records
• 1989-11-02 Sold (Public Records) $67,000 Public Records
• 1989-11-02 Sold (Public Records) $67,000 Public Records

Property tax history

+2.3%/yr

Latest (2024): $4,732 · +3.6% YoY. Source: county tax records.