606 E Silk St · Mount Carroll, IL 61053

$79,900

3 bd · 1.0 ba · 1,217 sqft · SingleFamily public records · 4 Days on market

Built 1893 10,018 sqft lot $66/sqft · 13% above area Est $71k · 13% over ↓ 12% 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
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• 1% rule +8.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Schools +1.4/10.0

Listing remarks MLS

Charming and well-maintained 1.5-story saltbox-style home situated on a desirable corner lot! This inviting home offers a functional layout featuring a spacious main floor kitchen with ample cabinet and counter space, formal dining room, comfortable living room, main level primary bedroom, full bath, and convenient main floor laundry area. Upstairs you’ll find two additional bedrooms providing flexible living space. Enjoy relaxing on the covered front porch and appreciate the convenience of the 2-stall tandem detached garage with opener and concrete driveway. A solid home offering character, practicality, and great potential! Being sold in "AS-IS" condition.

Key facts

• Covered front porch
• Formal dining room
• Main floor kitchen

Tags

• CORNER LOT
• MAIN FLOOR KITCHEN
• FORMAL DINING ROOM
• COVERED FRONT PORCH
• TANDEM DETACHED GARAGE
• CONCRETE DRIVEWAY

Property features AI

Finance

• Other: Property not currently leased; Not rebuilt or rehabilitated; Built before 1978
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage; Tandem garage configuration; 2 garage spaces (2 total parking); Concrete driveway; Garage door opener; Garage owned
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Built more than 100 years ago; Living area reported from assessor
• Construction: Aluminum siding; Asphalt roof; Partial/unfinished basement
• Exterior features: Corner lot (approximately 115 x 90); Lot less than 0.25 acre

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: Main-level master bedroom (12 x 11); Second-level bedroom (18 x 14); Second-level bedroom (14 x 14)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Separate dining room; Unfinished partial basement; 6 total rooms
• Laundry & utility: Main-level laundry; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 67/100 on livability (#513 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• West Carroll CUSD 314 (rural): math 12% / reading 20% proficiency, ranked #498 of 620 in IL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 21 active listings in the ZIP; 23 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($552 loan paydown + $7k appreciation (8.2% local appreciation)).
• Carroll County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

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.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1893 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.36% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.51%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $70,595
• List price: $79,900
• Delta: 13.18%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 E Silk St	0.00mi	3/1.0	1,217 (0%)	1mo	$70,000	$58	100
606 E Silk St	0.00mi	3/1.0	1,217 (0%)	1mo	$70,000	$58	100
802 E Middle	0.05mi	2/1.0 (-1)	1,114 (-8%)	13mo	$105,000	$94	68
103 N Carroll St	0.60mi	2/1.0 (-1)	1,272 (+4%)	6mo	$97,500	$77	55
302 N Carroll St	0.66mi	3/1.0	1,338 (+10%)	9mo	$60,000	$45	45
202 N Carroll St	0.63mi	3/1.0	1,275 (+5%)	22mo	$69,000	$54	44
501 S Carroll St	0.71mi	2/1.5 (-1)	1,086 (-11%)	19mo	$85,000	$78	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 3.39×
• Total profit: $53,489
• Equity at exit: $61,712

10-year hold

• IRR: 29.5%
• Equity multiple: 7.29×
• Total profit: $140,703
• Equity at exit: $123,474

Cash invested: $22,372 (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 61053

• Home prices YoY: 5.4%
• Active inventory: 21
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $308

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 67%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-15
   status Pending 682-char remark

   Show marketing remark (682 chars)

   Charming and well-maintained 1.5-story saltbox-style home situated on a desirable corner lot! This inviting home offers a functional layout featuring a spacious main floor kitchen with ample cabinet and counter space, formal dining room, comfortable living room, main level primary bedroom, full bath, and convenient main floor laundry area. Upstairs you’ll find two additional bedrooms providing flexible living space. Enjoy relaxing on the covered front porch and appreciate the convenience of the 2-stall tandem detached garage with opener and concrete driveway. A solid home offering character, practicality, and great potential! Being sold in "AS-IS" condition.

2. 2026-05-15
   status Pending 676-char remark

   Show marketing remark (682 chars)

   Charming and well-maintained 1.5-story saltbox-style home situated on a desirable corner lot! This inviting home offers a functional layout featuring a spacious main floor kitchen with ample cabinet and counter space, formal dining room, comfortable living room, main level primary bedroom, full bath, and convenient main floor laundry area. Upstairs you’ll find two additional bedrooms providing flexible living space. Enjoy relaxing on the covered front porch and appreciate the convenience of the 2-stall tandem detached garage with opener and concrete driveway. A solid home offering character, practicality, and great potential! Being sold in "AS-IS" condition.

3. 2026-05-11
   listed $79,900 Active 682-char remark

   Show marketing remark (682 chars)

   Charming and well-maintained 1.5-story saltbox-style home situated on a desirable corner lot! This inviting home offers a functional layout featuring a spacious main floor kitchen with ample cabinet and counter space, formal dining room, comfortable living room, main level primary bedroom, full bath, and convenient main floor laundry area. Upstairs you’ll find two additional bedrooms providing flexible living space. Enjoy relaxing on the covered front porch and appreciate the convenience of the 2-stall tandem detached garage with opener and concrete driveway. A solid home offering character, practicality, and great potential! Being sold in "AS-IS" condition.

4. 2026-05-11
   listed $79,900 Active 676-char remark

   Show marketing remark (682 chars)

   Charming and well-maintained 1.5-story saltbox-style home situated on a desirable corner lot! This inviting home offers a functional layout featuring a spacious main floor kitchen with ample cabinet and counter space, formal dining room, comfortable living room, main level primary bedroom, full bath, and convenient main floor laundry area. Upstairs you’ll find two additional bedrooms providing flexible living space. Enjoy relaxing on the covered front porch and appreciate the convenience of the 2-stall tandem detached garage with opener and concrete driveway. A solid home offering character, practicality, and great potential! Being sold in "AS-IS" condition.

ⓘ 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 2/10 Low 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,064
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$2,324
• Taxable income: $2,576
• Est. tax owed @ 24.0%: −$618
• After-tax cash flow: $3,076/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: West Carroll CUSD 314
• NCES district ID: 1700310
• Math proficiency: 12% ▼ -5.00%
• Reading proficiency: 20% ▼ -3.00%
• Median HH income: $43,090
• Composite: 13.91/100
• National rank: #9483
• State rank: #498 of 620 in IL

Livability — Mount Carroll

• Score: 67/100
• State rank: #513
• US rank: #10633

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Carroll, IL
• Population (ZIP): 2,902

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 13,010 people
• By 2030: 12,150 · -6.6%
• By 2040: 10,462 · -19.6%
• By 2050: 9,078 · -30.2%
• By 2075: 6,704 · -48.5%
• By 2100: 5,004 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 2% Portuguese 2%
• Foreign-born: 1%
• Languages at home: 90% English-only · German/W. Germanic 8% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+31.7) · D 33.2% · R 64.8% · Other 2.0%
• 2008→2024 swing: -36.5pp toward R · 2008: 4.8pp · 2024: -31.7pp
• All cycles: 2024: R+31.7 2020: R+29.4 2016: R+27.1 2012: D+1.4 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.19%
• Current HPI: 160.8203
• 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

-12.4% since first listed

7 events — show timeline

• 2026-06-02 Sold (Public Records) $70,000 Public Records
• 2026-06-01 Sold (MLS) $70,000 MRED as Distributed by MLS Grid
• 2026-06-01 Sold (MLS) $70,000 NWIAR
• 2026-05-15 Pending — NWIAR
• 2026-05-15 Pending — MRED as Distributed by MLS Grid
• 2026-05-11 Listed $79,900 MRED as Distributed by MLS Grid
• 2026-05-11 Listed $79,900 NWIAR