897 20th Ave · Roseville, IL 61473

$75,000

2 bd · 1.0 ba · 1,360 sqft · SingleFamily · 262 Days on market

Built 1950 0.30 ac lot ↓ 28% 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
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Charming Rural Home Enjoy this 2-bedroom country home. Nestled in a peaceful country setting this property offers both convenience and tranquility. The home features a practical layout with two bedrooms, living room and kitchen all on main floor, making daily living simple and accessible. Step outside to discover plenty of room for gardening, outdoor activities, or simply relaxing and taking in the fresh country air. Whether you’re looking for a starter home, a downsizing option, or a property with space to grow, this home provides endless possibilities.

Key facts

• Practical layout
• Outdoor activities
• 0.3 acre lot

Tags

• PRACTICAL LAYOUT
• OUTDOOR ACTIVITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#863 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, employment D.
• Monmouth-Roseville CUSD 238 (town): math 10% / reading 21% proficiency, ranked #511 of 620 in IL (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 43 units permitted in Warren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($519 loan paydown + $802 appreciation (1.1% local appreciation)).
• Warren County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $29k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
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: 1.47% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.02%
• DSCR: 1.98
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.25×
• Total profit: $26,197
• Equity at exit: $25,873

10-year hold

• IRR: 27.0%
• Equity multiple: 4.28×
• Total profit: $68,800
• Equity at exit: $34,592

Cash invested: $21,000 (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 61473

• Home prices YoY: 0.8%
• Active inventory: 10
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $385

Break-even live

Break-even rent $614

Max offer price $75,000

Occupancy floor 60%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $75,000 Active 262 DOM
2. 2026-06-17
   days on market $75,000 Active 261 DOM
3. 2026-06-16
   days on market $75,000 Active 260 DOM
4. 2026-06-15
   days on market $75,000 Active 259 DOM
5. 2026-06-13
   days on market $75,000 Active 257 DOM
6. 2026-06-12
   days on market $75,000 Active 256 DOM
7. 2026-06-09
   days on market $75,000 Active 253 DOM
8. 2026-06-08
   days on market $75,000 Active 252 DOM
9. 2026-06-07
   days on market $75,000 Active 251 DOM
10. 2026-06-07
    days on market $75,000 Active 250 DOM
11. 2026-06-04
    days on market $75,000 Active 247 DOM
12. 2026-06-02
    days on market $75,000 Active 246 DOM
13. 2026-06-01
    days on market $75,000 Active 245 DOM
14. 2026-05-31
    days on market $75,000 Active 244 DOM
15. 2026-05-31
    days on market $75,000 Active 243 DOM
16. 2026-04-20
    price $75,000 568-char remark

    Show marketing remark (568 chars)

    Charming Rural Home Enjoy this 2-bedroom country home. Nestled in a peaceful country setting this property offers both convenience and tranquility. The home features a practical layout with two bedrooms, living room and kitchen all on main floor, making daily living simple and accessible. Step outside to discover plenty of room for gardening, outdoor activities, or simply relaxing and taking in the fresh country air. Whether you’re looking for a starter home, a downsizing option, or a property with space to grow, this home provides endless possibilities.

17. 2026-02-20
    price $69,900 568-char remark

    Show marketing remark (568 chars)

    Charming Rural Home Enjoy this 2-bedroom country home. Nestled in a peaceful country setting this property offers both convenience and tranquility. The home features a practical layout with two bedrooms, living room and kitchen all on main floor, making daily living simple and accessible. Step outside to discover plenty of room for gardening, outdoor activities, or simply relaxing and taking in the fresh country air. Whether you’re looking for a starter home, a downsizing option, or a property with space to grow, this home provides endless possibilities.

18. 2025-11-21
    price $75,000 568-char remark

    Show marketing remark (568 chars)

    Charming Rural Home Enjoy this 2-bedroom country home. Nestled in a peaceful country setting this property offers both convenience and tranquility. The home features a practical layout with two bedrooms, living room and kitchen all on main floor, making daily living simple and accessible. Step outside to discover plenty of room for gardening, outdoor activities, or simply relaxing and taking in the fresh country air. Whether you’re looking for a starter home, a downsizing option, or a property with space to grow, this home provides endless possibilities.

19. 2025-11-03
    price $80,000 568-char remark

    Show marketing remark (568 chars)

    Charming Rural Home Enjoy this 2-bedroom country home. Nestled in a peaceful country setting this property offers both convenience and tranquility. The home features a practical layout with two bedrooms, living room and kitchen all on main floor, making daily living simple and accessible. Step outside to discover plenty of room for gardening, outdoor activities, or simply relaxing and taking in the fresh country air. Whether you’re looking for a starter home, a downsizing option, or a property with space to grow, this home provides endless possibilities.

20. 2025-10-22
    price $85,000 568-char remark

    Show marketing remark (568 chars)

    Charming Rural Home Enjoy this 2-bedroom country home. Nestled in a peaceful country setting this property offers both convenience and tranquility. The home features a practical layout with two bedrooms, living room and kitchen all on main floor, making daily living simple and accessible. Step outside to discover plenty of room for gardening, outdoor activities, or simply relaxing and taking in the fresh country air. Whether you’re looking for a starter home, a downsizing option, or a property with space to grow, this home provides endless possibilities.

21. 2025-10-10
    price $93,900 568-char remark

    Show marketing remark (568 chars)

    Charming Rural Home Enjoy this 2-bedroom country home. Nestled in a peaceful country setting this property offers both convenience and tranquility. The home features a practical layout with two bedrooms, living room and kitchen all on main floor, making daily living simple and accessible. Step outside to discover plenty of room for gardening, outdoor activities, or simply relaxing and taking in the fresh country air. Whether you’re looking for a starter home, a downsizing option, or a property with space to grow, this home provides endless possibilities.

22. 2025-09-29
    listed $103,900 Active 568-char remark

    Show marketing remark (568 chars)

    Charming Rural Home Enjoy this 2-bedroom country home. Nestled in a peaceful country setting this property offers both convenience and tranquility. The home features a practical layout with two bedrooms, living room and kitchen all on main floor, making daily living simple and accessible. Step outside to discover plenty of room for gardening, outdoor activities, or simply relaxing and taking in the fresh country air. Whether you’re looking for a starter home, a downsizing option, or a property with space to grow, this home provides endless possibilities.

23. 2023-08-26
    historical
24. 2023-05-25
    listed Active

ⓘ 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: $724 · $60/mo
• Projected year-2 tax: $1,213 · $101/mo
• Expected delta: +$489/yr (+$41/mo · 67.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,220
• − Mortgage interest: −$4,201
• − Property taxes: −$724
• − Insurance: −$375
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$2,182
• Taxable income: $3,622
• Est. tax owed @ 24.0%: −$869
• After-tax cash flow: $3,755/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: Monmouth-Roseville CUSD 238
• NCES district ID: 1700320
• Math proficiency: 10% ▼ -6.00%
• Reading proficiency: 21% ▼ -8.00%
• Median HH income: $40,228
• Composite: 13.21/100
• National rank: #9552
• State rank: #511 of 620 in IL

Livability — Roseville

• Score: 62/100
• State rank: #863
• US rank: #16860

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,269

Population outlook (Warren County) Hauer SSP2

• Today (2025): 17,168 people
• By 2030: 16,771 · -2.3%
• By 2040: 15,988 · -6.9%
• By 2050: 15,471 · -9.9%
• By 2075: 15,053 · -12.3%
• By 2100: 14,513 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 2% Black 1%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 2%
• Languages at home: 93% English-only · German/W. Germanic 4% Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Warren

• 2024 margin: Strong R (+25.1) · D 36.5% · R 61.6% · Other 1.9%
• 2008→2024 swing: -33.2pp toward R · 2008: 8.1pp · 2024: -25.1pp
• All cycles: 2024: R+25.1 2020: R+20.0 2016: R+16.7 2012: D+5.8 2008: D+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.07%
• Current HPI: 139.2248
• 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

-27.8% since first listed

9 events — show timeline

• 2026-04-20 Price Changed $75,000 RMLSA as Distributed by MLS Grid
• 2026-02-20 Price Changed $69,900 RMLSA as Distributed by MLS Grid
• 2025-11-21 Price Changed $75,000 RMLSA as Distributed by MLS Grid
• 2025-11-03 Price Changed $80,000 RMLSA as Distributed by MLS Grid
• 2025-10-22 Price Changed $85,000 RMLSA as Distributed by MLS Grid
• 2025-10-10 Price Changed $93,900 RMLSA as Distributed by MLS Grid
• 2025-09-29 Listed $103,900 RMLSA as Distributed by MLS Grid
• 2023-08-26 Listing Removed — RMLSA as Distributed by MLS Grid
• 2023-05-25 Listed — RMLSA as Distributed by MLS Grid

Property tax history

-1.9%/yr

Latest (2024): $724 · -2.1% YoY. Source: county tax records.