521 12th St · Erie, IL 61250

$84,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 9 Days on market

Built 1999 0.41 ac lot Est $74k · 15% over

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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 +20.1/30.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks

Will this house be your next Home? With sweat and vision you can make this Cozy 2 bedroom house into your next home! Just under half an acre there is plenty of room for Gardening or just relaxation. Just needs your updates and touches to make it your very own! Sold As Is. Estate Court approval for sale

Key facts

• Half an acre
• Room for gardening
• 0.41 acre lot

Tags

• HALF AN ACRE
• ROOM FOR GARDENING

Property features AI

Finance

• Other: Property not currently leased; Total finished + unfinished area approximately 1,920 total (960 finished on main level, 960 unfinished basement)
• HOA & community: No master association fee required

Exterior

• Parking: Gravel driveway with off-street parking (owned)
• Utilities: Public sewer; 200+ amp electric service
• Home design: Detached single-family; One-story; Fee simple ownership
• Construction: Built about 26–30 years ago; Vinyl siding; Asphalt roof; Block foundation
• Exterior features: Deck; Patio; Level lot; Lot dimensions approximately 133 x 133

Interior

• Kitchen: Kitchen on main level (8 x 13)
• Bedrooms: Master bedroom on main level (11 x 13); Second bedroom on main level (10 x 11); Two additional bedrooms listed
• Flooring: Laminate in dining room and kitchen; Carpet in living room
• Bathrooms: 1 full bathroom; Accessible shower, no tub
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: 5 total rooms; Unfinished full basement; Ceiling fan(s); Sump pump; Electric water heater
• Laundry & utility: Washer and dryer; Electric dryer hookup; Laundry in kitchen / laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($876 rent vs $85k).

Location & tenants

• Location reads 72/100 on livability (#300 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Erie CUSD 1 (rural): math 35% / reading 38% proficiency, ranked #167 of 620 in IL (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 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 $587 of loan paydown is wiped out by about $3k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $84,900

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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $73,920
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
828 Main St	0.33mi	3/1.0 (+1)	944 (-2%)	7mo	$60,000	$64	71
421 7th Ave	0.61mi	2/1.0	985 (+3%)	1mo	$76,000	$77	67
1320 16th Ave	0.71mi	3/1.0 (+1)	1,066 (+11%)	12mo	$125,000	$117	34

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-7,058
• Equity at exit: $12,659

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $2,517
• Equity at exit: $7,341

Cash invested: $23,772 (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 61250

• Home prices YoY: -27.9%
• Active inventory: 20
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $105

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 83%

Sensitivity live

Price	-10% $164	-5% $134	+0% $105	+5% $76	+10% $46
Rent	-10% $36	-5% $70	+0% $105	+5% $140	+10% $174
Rate	-1.0pp $148	-0.5pp $127	base $105	+0.5pp $83	+1.0pp $61

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   statusdays on market $84,900 Pending 9 DOM
2. 2026-06-04
   days on market $84,900 Active 7 DOM
3. 2026-06-02
   days on market $84,900 Active 6 DOM
4. 2026-06-01
   days on market $84,900 Active 5 DOM
5. 2026-05-31
   days on market $84,900 Active 4 DOM
6. 2026-05-31
   days on market $84,900 Active 3 DOM
7. 2026-05-27
   listed $84,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°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: $10,507
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$2,470
• Taxable loss: −$98
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $1,283/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: Erie CUSD 1
• NCES district ID: 1714350
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 38% ▼ -17.00%
• Median HH income: $57,258
• Composite: 32.28/100
• National rank: #5752
• State rank: #167 of 620 in IL

Livability — Erie

• Score: 72/100
• State rank: #300
• US rank: #5810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Erie, IL
• Population (ZIP): 2,843

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Iranian 7% English 3% Scottish 2%
• Foreign-born: 0%

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: ▼ -57.73%
• Current HPI: 149.049
• 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

1 event — show timeline

• 2026-05-27 Listed $84,900 MRED as Distributed by MLS Grid

Property tax history

-0.0%/yr

Latest (2024): $19 · -0.1% YoY. Source: county tax records.