301 Ash Ave · Morrison, IL 61270

$152,900

4 bd · 1.5 ba · 2,304 sqft · SingleFamily public records · 4 Days on market

Built 2003 0.25 ac lot Est $150k · at est.

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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 +13.4/30.0
• ARV discount +6.6/15.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity! This home was rehabbed in 2003 - 2006. It is a spacious family home on a 60' x 153' lot. The main floor offers 1 bedroom, 1/2 bath and laundry besides living and family room areas. Upstairs are 3 bedrooms and a full bath. Off the rear deck is a small pond. Lots of back yard space. There is a newer a/c unit. Carpeting was new in 2020. Quick possession is available on this one.

Key facts

• Fresh flooring
• Brand new appliances
• Convenient dog run

Tags

• RECENT RENOVATIONS
• FRESH FLOORING
• BRAND NEW APPLIANCES
• NEWLY INSTALLED CARPET
• REBUILT FRONT DECK
• CONVENIENT DOG RUN

Property features AI

Finance

• HOA & community: No master association fees required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Entry on main level
• Construction: Built 21–25 years ago; Vinyl siding; Asphalt roof; Block foundation
• Exterior features: Level lot; Less than 1/4 acre

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 4 bedrooms (master on main level; three additional bedrooms on second level)
• Flooring: Luxury vinyl flooring in main living areas (living room, family room, kitchen, dining, laundry); Carpet in bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Partially finished full basement; Total of 9 rooms
• Laundry & utility: Washer; Dryer; Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $3 ($42/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (15.3% below list).
• Recommended offer: $129k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.6% in Morrison — 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 81/100 on livability (#85 in IL, #1,376 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Morrison CUSD 6 (town): math 22% / reading 31% proficiency, ranked #292 of 620 in IL (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Northside School (252 students, 0% FRL); Morrison Jr High School (math 21% / reading 27%, grade F, #364 of 665 statewide, top 56%, 220 students, 0% FRL); Morrison High School (math 22% / reading 32%, grade F, #218 of 693 statewide, top 35%, 296 students, 0% FRL) — zoned schools average 0% FRL vs 32% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 36 active listings in the ZIP; 19 units permitted in Whiteside 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 $5k of value loss. Plan a longer hold.
• Whiteside County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 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.
• Current owner paid $87k; list at $153k implies a 76% gain — meaningful room to come down on a strong offer.

Recommended offer $129,481 (15.3% below list)

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. 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?
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: 0.85% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $149,760
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Ash Ave	0.00mi	4/1.5	2,368 (+3%)	9mo	$87,000	$37	88
201 E Morris St	0.25mi	4/2.0	2,192 (-5%)	9mo	$115,000	$52	71
401 Ash Ave	0.06mi	5/2.0 (+1)	2,484 (+8%)	10mo	$125,000	$50	69
630 Genesee Ave	0.44mi	4/2.0	2,300 (-0%)	14mo	$195,000	$85	66
406 S Genesee St	0.33mi	4/1.5	2,044 (-11%)	3mo	$99,000	$48	63
507 E Lincolnway Rd	0.24mi	4/2.0	2,480 (+8%)	14mo	$160,000	$65	63
602 S Jackson St	0.29mi	3/2.5 (-1)	2,023 (-12%)	11mo	$199,000	$98	48
503 W Winfield St	0.67mi	3/2.0 (-1)	2,100 (-9%)	5mo	$157,000	$75	43
108 Prospect St	0.68mi	3/3.0 (-1)	2,250 (-2%)	14mo	$227,000	$101	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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-24,558
• Equity at exit: $22,798

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-21,113
• Equity at exit: $13,220

Cash invested: $42,812 (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 61270

• Home prices YoY: -22.4%
• Active inventory: 36
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$802
• Tax from tax record: −$154 /mo · $1,847/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $3

Break-even live

Break-even rent $1,290

Max offer price $152,900

Occupancy floor 95%

Sensitivity live

Price	-10% $90	-5% $47	+0% $3	+5% $-40	+10% $-83
Rent	-10% $-99	-5% $-48	+0% $3	+5% $55	+10% $106
Rate	-1.0pp $80	-0.5pp $42	base $3	+0.5pp $-36	+1.0pp $-76

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: $38,225
• Closing costs: $4,587
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-04
   statusdays on market $152,900 Pending 4 DOM
2. 2026-06-02
   days on market $152,900 Active 3 DOM
3. 2026-06-01
   days on market $152,900 Active 2 DOM
4. 2026-05-31
   remarks 699-char remark
5. 2026-05-31
   listed $152,900 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: $1,847 · $154/mo
• Projected year-2 tax: $2,659 · $222/mo
• Expected delta: +$812/yr (+$68/mo · 44.0%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,538
• − Mortgage interest: −$8,565
• − Property taxes: −$1,847
• − Insurance: −$764
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$4,448
• Taxable loss: −$2,572
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $659/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: Morrison CUSD 6
• NCES district ID: 1726710
• Math proficiency: 22% ▼ -10.00%
• Reading proficiency: 31% ▼ -12.00%
• Median HH income: $51,562
• Composite: 23.42/100
• National rank: #7889
• State rank: #292 of 620 in IL

Livability — Morrison

• Score: 81/100
• State rank: #85
• US rank: #1376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morrison, IL
• Population (ZIP): 7,067

Population outlook (Whiteside County) Hauer SSP2

• Today (2025): 53,736 people
• By 2030: 51,657 · -3.9%
• By 2040: 47,169 · -12.2%
• By 2050: 42,613 · -20.7%
• By 2075: 32,691 · -39.2%
• By 2100: 22,638 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 4% Black 1%
• Common ancestry: Iranian 14% Lithuanian 4% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1%

Political lean MEDSL · Whiteside

• 2024 margin: R (+14.7) · D 41.7% · R 56.4% · Other 2.0%
• 2008→2024 swing: -32.3pp toward R · 2008: 17.6pp · 2024: -14.7pp
• All cycles: 2024: R+14.7 2020: R+8.3 2016: R+6.3 2012: D+17.3 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.25%
• Current HPI: 146.0419
• 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

+39.0% since first listed

5 events — show timeline

• 2026-05-30 Listed $152,900 MRED as Distributed by MLS Grid
• 2025-09-19 Sold (MLS) $87,000 MRED as Distributed by MLS Grid
• 2025-09-02 Contingent — MRED as Distributed by MLS Grid
• 2025-08-25 Listed $89,900 MRED as Distributed by MLS Grid
• 2006-11-22 Sold (Public Records) $110,000 Public Records

Property tax history

-4.0%/yr

Latest (2024): $1,847 · +10.2% YoY. Source: county tax records.