5488 Mahogany Ln · Roscoe, IL 61073

$65,000

3 bd · 2.0 ba · 1,860 sqft · Manufactured · 136 Days on market

Built 1995 Est $95k · 31% under $705/mo HOA · 35% of rent ↓ 19% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious 3-bedroom, 2-bath 1995 Champion mobile home located in a desirable 55+ community. With an open, airy layout and generous room sizes throughout, this home offers comfortable living and great potential. The large primary suite provides a private retreat with ample space and a full en-suite bath. The additional bedrooms are well-sized and perfect for guests, hobbies, or a home office. The open living and dining areas flow nicely, creating an inviting space for everyday living or entertaining. With a few updates and your personal touch, this home could truly shine. Affordable, roomy, and full of possibilities—don’t miss this opportunity to create a love

Key facts

• 2 garage spots
• Built 1995
• Listed 135 days

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $705

Exterior

• Parking: Attached 2-car garage
• Home design: Residential mobile home
• Exterior features: Shingle roof; Public water; Public sewer

Interior

• Kitchen: Dishwasher
• Bathrooms: Two full bathrooms; Two main-level bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Walk-in closets; Wood-burning fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 2.8% in Roscoe — 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 82/100 on livability (#61 in IL, #1,071 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Harlem UD 122 (suburban): math 17% / reading 23% proficiency, ranked #418 of 620 in IL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Olson Park Elem School (math 29% / reading 37%, grade F, #577 of 2,056 statewide, top 28%, 343 students, 0% FRL); Harlem High School (math 18% / reading 23%, grade F, #350 of 693 statewide, top 51%, 1,875 students, 0% FRL) — zoned schools average 0% FRL vs 45% district-wide (45 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 115 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.08% ✓
• Cap rate: 14.15%
• Cash-on-cash: 28.07%
• DSCR: 2.25
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $94,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5371 Heartwood Ln	0.18mi	3/2.0	1,792 (-4%)	2mo	$95,000	$53	84
5615 Cypress Ln	0.24mi	3/2.5	1,848 (-1%)	8mo	$105,000	$57	80
8571 Summerwood Dr	0.19mi	3/2.0	1,904 (+2%)	13mo	$49,000	$26	76
8410 Hickory Tree Dr	0.33mi	3/2.0	1,848 (-1%)	10mo	$95,000	$51	75
8415 Tamarack Dr	0.25mi	3/2.0	1,792 (-4%)	10mo	$84,900	$47	74
5456 White Pine Ln	0.09mi	3/2.0	1,680 (-10%)	7mo	$63,000	$38	74
5332 Cypress Ln	0.25mi	3/2.5	1,926 (+4%)	8mo	$100,000	$52	74
8535 Springwood Ct	0.13mi	3/2.0	1,600 (-14%)	3mo	$90,000	$56	69
8411 Hickory Tree Dr	0.34mi	3/2.0	1,792 (-4%)	12mo	$81,000	$45	68
5640 Irving Blvd	0.28mi	3/2.0	1,750 (-6%)	15mo	$86,000	$49	64
8715 Springwood Ct	0.10mi	2/2.0 (-1)	1,692 (-9%)	19mo	$61,000	$36	59
5631 Irving Blvd	0.31mi	4/3.0 (+1)	2,052 (+10%)	7mo	$110,000	$54	54

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: 22.7%
• Equity multiple: 1.94×
• Total profit: $17,050
• Equity at exit: $9,692

10-year hold

• IRR: 31.0%
• Equity multiple: 3.84×
• Total profit: $51,650
• Equity at exit: $5,620

Cash invested: $18,200 (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 61073

• Home prices YoY: -34.5%
• Active inventory: 115
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$705
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $426

Break-even live

Break-even rent $1,461

Max offer price $65,000

Occupancy floor 74%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6410 Harvest Ln Machesney Park, IL	2.0–3.0	2.0	1535	$2,000	$1.30	13d	2	1.13mi

HOA detail

• Monthly dues: $705 · $8,460/yr

Listing history 19 events

1. 2026-06-19
   days on market $65,000 Active 136 DOM
2. 2026-06-18
   days on market $65,000 Active 135 DOM
3. 2026-06-17
   days on market $65,000 Active 134 DOM
4. 2026-06-16
   days on market $65,000 Active 133 DOM
5. 2026-06-15
   days on market $65,000 Active 132 DOM
6. 2026-06-14
   days on market $65,000 Active 130 DOM
7. 2026-06-13
   days on market $65,000 Active 129 DOM
8. 2026-06-10
   days on market $65,000 Active 127 DOM
9. 2026-06-09
   days on market $65,000 Active 126 DOM
10. 2026-06-08
    days on market $65,000 Active 125 DOM
11. 2026-06-07
    days on market $65,000 Active 124 DOM
12. 2026-06-03
    days on market $65,000 Active 120 DOM
13. 2026-06-02
    days on market $65,000 Active 119 DOM
14. 2026-06-01
    days on market $65,000 Active 118 DOM
15. 2026-05-31
    days on market $65,000 Active 117 DOM
16. 2026-05-30
    days on market $65,000 Active 116 DOM
17. 2026-04-29
    price $65,000
18. 2026-02-28
    price $70,000
19. 2026-02-03
    listed $80,000 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 ≥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: $24,000
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$8,460
• − Depreciation: −$1,891
• Taxable income: $4,868
• Est. tax owed @ 24.0%: −$1,168
• After-tax cash flow: $3,941/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: Harlem UD 122
• NCES district ID: 1718240
• Math proficiency: 17% ▼ -8.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $51,228
• Composite: 18.01/100
• National rank: #8982
• State rank: #418 of 620 in IL

Livability — Roscoe

• Score: 82/100
• State rank: #61
• US rank: #1071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roscoe, IL
• City population: 20,008
• Population (ZIP): 20,008

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 6% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 6% Portuguese 3% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -131.22%
• Current HPI: 248.8712
• 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

-18.8% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $65,000 NWIAR
• 2026-02-28 Price Changed $70,000 NWIAR
• 2026-02-03 Listed $80,000 NWIAR