149 State Rd · Rockbridge, IL 62081

$130,000

3 bd · 2.0 ba · 1,152 sqft · Other · 5 Days on market

Built 1977 10,798 sqft lot

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Why this score? — see what drove the D 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 +12.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.8/10.0
• 1% rule +3.1/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Well-maintained ranch-style home offering comfortable one-level living with plenty of garage and workshop space. The exterior features low-maintenance vinyl siding, a durable metal roof on both the home and garage, central air conditioning, a covered front porch, concrete patio, gravel and grass driveway, and an 18' x 12' detached metal storage shed. Inside, you'll find a spacious living room a large eat-in kitchen, providing plenty of room for gatherings. The convenient mudroom/laundry room offers direct access to the backyard and patio. The main level includes three bedrooms, including a primary suite with a private 3/4 bath featuring a step-in shower with built-in bench seat. Two addit

Key facts

• Durable metal roof
• Covered front porch
• Concrete patio

Tags

• LOW-MAINTENANCE VINYL SIDING
• DURABLE METAL ROOF
• CENTRAL AIR CONDITIONING
• COVERED FRONT PORCH
• CONCRETE PATIO
• DETACHED METAL STORAGE SHED

Property features AI

Finance

• Other: Assessor-provided above-grade finished area: 1,152
• Financial info: Lease not considered; No second mortgage reported

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Propane available; Electricity, water and sewer available
• Home design: Residential manufactured home; One level
• Construction: Vinyl siding; Metal roof; Slab foundation; House structure
• Exterior features: Back yard; Front yard; Some trees; Covered front porch

Interior

• Kitchen: Kitchen
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Living room; Covered front porch
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $-11 ($-129/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (19.2% below list).
• Recommended offer: $105k (19.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#1,173 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B; Watch: crime F, amenities F, commute F.
• Greenfield CUSD 10 (rural): math 30% / reading 30% proficiency, ranked #490 of 919 in IL (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Greenfield Elem School (math 17% / reading 22%, grade F, #1,054 of 2,056 statewide, top 54%, 312 students, 0% FRL); Greenfield High School (math 15% / reading 15%, grade F, #462 of 693 statewide, top 68%, 119 students, 0% FRL) — zoned schools average 0% FRL vs 38% district-wide (38 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 17% at this address vs 30% district-wide (-13 pts) — the specific schools serving this property underperform the Greenfield CUSD 10 average; the district grade overstates school quality for this exact location.
• Market conditions: 3 active listings in the ZIP; 1 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($899 loan paydown + $4k appreciation (3.0% local appreciation)).
• Greene County population projected at -28% 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $104,985 (19.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.2%
• Equity multiple: 1.41×
• Total profit: $14,957
• Equity at exit: $58,454

10-year hold

• IRR: 9.9%
• Equity multiple: 2.49×
• Total profit: $54,197
• Equity at exit: $90,084

Cash invested: $36,400 (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 62081

• Active inventory: 3
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$104 /mo · $1,251/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-11

Break-even live

Break-even rent $1,063

Max offer price $128,106

Occupancy floor 96%

Sensitivity live

Price	-10% $63	-5% $26	+0% $-11	+5% $-48	+10% $-84
Rent	-10% $-94	-5% $-52	+0% $-11	+5% $31	+10% $72
Rate	-1.0pp $55	-0.5pp $22	base $-11	+0.5pp $-44	+1.0pp $-79

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-22
   days on market $130,000 Active 5 DOM
2. 2026-06-21
   days on market $130,000 Active 4 DOM
3. 2026-06-21
   days on market $130,000 Active 3 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-17
   listed $130,000 Active 1 DOM

ⓘ 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: $1,251 · $104/mo
• Projected year-2 tax: $2,101 · $175/mo
• Expected delta: +$850/yr (+$71/mo · 68.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,598
• − Mortgage interest: −$7,282
• − Property taxes: −$1,251
• − Insurance: −$650
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$3,782
• Taxable loss: −$2,382
• Est. tax savings @ 24.0%: +$572
• After-tax cash flow: $443/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: Greenfield CUSD 10
• NCES district ID: 1717670
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 30% ▼ -9.00%
• Median HH income: $48,286
• Composite: 28.87/100
• National rank: #11958
• State rank: #490 of 919 in IL

Livability — Rockbridge

• Score: 57/100
• State rank: #1173
• US rank: #22197

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockbridge, IL
• Population (ZIP): 293

Population outlook (Greene County) Hauer SSP2

• Today (2025): 12,137 people
• By 2030: 11,467 · -5.5%
• By 2040: 10,117 · -16.6%
• By 2050: 8,804 · -27.5%
• By 2075: 6,187 · -49.0%
• By 2100: 4,175 · -65.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Dominican 6%
• Common ancestry: Lithuanian 1%
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+57.8) · D 20.1% · R 78.0% · Other 1.9%
• 2008→2024 swing: -50.3pp toward R · 2008: -7.5pp · 2024: -57.8pp
• All cycles: 2024: R+57.8 2020: R+54.9 2016: R+53.0 2012: R+25.4 2008: R+7.5

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

+0.0% since first listed

2 events — show timeline

• 2026-06-17 Listed $130,000 MARIS as Distributed by MLS Grid
• 2026-06-17 Coming Soon $130,000 MARIS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2024): $1,251 · +0.1% YoY. Source: county tax records.