51 W 4th St · Dallas City, IL 62330

$62,900

3 bd · 1.0 ba · 1,215 sqft · SingleFamily · 522 Days on market

Built 1899 0.28 ac lot $52/sqft · 20% below area Est $78k · 20% under ↓ 10% since listing

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Why this score? — see what drove the A- 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
• Appreciation +5.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy the character and charm of this one story home in Dallas City! This home offers a nice sized living room, dining room, kitchen, full bath, and 3 bedrooms. The home has NG/FA heat, CA, and some beautiful hardwood floors. There is a full/unfinished basement where the laundry area can also be found. There is an open porch across the front of the home along with a second open porch on the rear of the home. The lot dimensions are 100 x 120 and include a large garden area. There is a 24 x 24 detached garage. This property will be selling in "AS IS" condition.

Key facts

• Open porch
• Hardwood floors
• Large garden area

Tags

• HARDWOOD FLOORS
• FULL UNFINISHED BASEMENT
• OPEN PORCH
• LARGE GARDEN AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#549 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools F.
• Illini West H S District 307 (town): math 25% / reading 25% proficiency, ranked #611 of 919 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $673 of equity ($435 loan paydown + $238 appreciation (0.4% local appreciation)).
• Hancock County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 522 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 522 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 1899 — 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 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?
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: 1.75% ✓
• Cap rate: 15.11%
• Cash-on-cash: 31.49%
• DSCR: 2.40
• GRM: 4.8

CMA / ARV

• ARV (median comp): $78,414
• List price: $62,900
• Delta: -19.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 W 5th St	0.10mi	2/2.0 (-1)	1,200 (-1%)	3mo	$210,000	$175	81
90 E 5th St	0.14mi	4/2.0 (+1)	1,200 (-1%)	5mo	$32,000	$27	78
840 W 4th St	0.71mi	3/1.0	1,200 (-1%)	9mo	$100,000	$83	58
590 W 3rd	0.49mi	3/1.5	1,292 (+6%)	13mo	$47,500	$37	53
590 E 1st St	0.68mi	3/2.0	1,209 (-0%)	14mo	$88,000	$73	52
750 W 3rd St	0.64mi	2/1.0 (-1)	1,080 (-11%)	15mo	$45,000	$42	34

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

Projected returns pro-forma

0.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.8%
• Equity multiple: 2.63×
• Total profit: $28,722
• Equity at exit: $19,466

10-year hold

• IRR: 35.8%
• Equity multiple: 5.11×
• Total profit: $72,457
• Equity at exit: $24,380

Cash invested: $17,612 (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 62330

• Home prices YoY: 0.3%
• Active inventory: 17
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$51 /mo · $607/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $462

Break-even live

Break-even rent $515

Max offer price $62,900

Occupancy floor 53%

Sensitivity live

Price	-10% $498	-5% $480	+0% $462	+5% $444	+10% $427
Rent	-10% $375	-5% $419	+0% $462	+5% $506	+10% $549
Rate	-1.0pp $494	-0.5pp $478	base $462	+0.5pp $446	+1.0pp $429

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: $15,725
• Closing costs: $1,887
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $62,900 Active 522 DOM
2. 2026-06-19
   days on market $62,900 Active 521 DOM
3. 2026-06-18
   days on market $62,900 Active 520 DOM
4. 2026-06-17
   days on market $62,900 Active 519 DOM
5. 2026-06-16
   days on market $62,900 Active 518 DOM
6. 2026-06-15
   days on market $62,900 Active 517 DOM
7. 2026-06-13
   days on market $62,900 Active 515 DOM
8. 2026-06-12
   days on marketlisting id $62,900 Active 514 DOM
9. 2026-06-09
   days on market $62,900 Active 511 DOM
10. 2026-06-08
    days on market $62,900 Active 510 DOM
11. 2026-06-07
    days on market $62,900 Active 509 DOM
12. 2026-06-07
    days on market $62,900 Active 508 DOM
13. 2026-06-05
    days on market $62,900 Active 507 DOM
14. 2026-06-03
    days on market $62,900 Active 505 DOM
15. 2026-06-02
    days on market $62,900 Active 504 DOM
16. 2026-06-01
    days on market $62,900 Active 503 DOM
17. 2026-05-31
    days on market $62,900 Active 502 DOM
18. 2026-05-30
    days on market $62,900 Active 501 DOM
19. 2025-11-03
    price $62,900 576-char remark

    Show marketing remark (582 chars)

    Enjoy the character and charm of this one story home in Dallas City! This home offers a nice sized living room, dining room, kitchen, full bath, and 3 bedrooms. The home has NG/FA heat, CA, and some beautiful hardwood floors. There is a full/unfinished basement where the laundry area can also be found. There is an open porch across the front of the home along with a second open porch on the rear of the home. The lot dimensions are 100 x 120 and include a large garden area. There is a 24 x 24 detached garage. This property will be selling in "AS IS" condition.

20. 2025-11-03
    price $62,900 582-char remark

    Show marketing remark (582 chars)

    Enjoy the character and charm of this one story home in Dallas City! This home offers a nice sized living room, dining room, kitchen, full bath, and 3 bedrooms. The home has NG/FA heat, CA, and some beautiful hardwood floors. There is a full/unfinished basement where the laundry area can also be found. There is an open porch across the front of the home along with a second open porch on the rear of the home. The lot dimensions are 100 x 120 and include a large garden area. There is a 24 x 24 detached garage. This property will be selling in "AS IS" condition.

21. 2025-07-08
    price $67,900 582-char remark

    Show marketing remark (576 chars)

    Enjoy the character and charm of this one story home in Dallas City! This home offers a nice sized living room, dining room, kitchen, full bath, and 3 bedrooms. The home has NG/FA heat, CA, and some beautiful hardwood floors. There is a full/unfinished basement where the laundry area can also be found. There is an open porch across the front of the home along with a second open porch on the rear of the home. The lot dimensions are 100 x 120 and include a large garden area. There is a 24 x 24 detached garage. This property will be selling in "AS IS" condition.

22. 2025-07-08
    price $67,900 576-char remark

    Show marketing remark (576 chars)

    Enjoy the character and charm of this one story home in Dallas City! This home offers a nice sized living room, dining room, kitchen, full bath, and 3 bedrooms. The home has NG/FA heat, CA, and some beautiful hardwood floors. There is a full/unfinished basement where the laundry area can also be found. There is an open porch across the front of the home along with a second open porch on the rear of the home. The lot dimensions are 100 x 120 and include a large garden area. There is a 24 x 24 detached garage. This property will be selling in "AS IS" condition.

23. 2025-01-14
    listed $69,900 Active 576-char remark

    Show marketing remark (582 chars)

    Enjoy the character and charm of this one story home in Dallas City! This home offers a nice sized living room, dining room, kitchen, full bath, and 3 bedrooms. The home has NG/FA heat, CA, and some beautiful hardwood floors. There is a full/unfinished basement where the laundry area can also be found. There is an open porch across the front of the home along with a second open porch on the rear of the home. The lot dimensions are 100 x 120 and include a large garden area. There is a 24 x 24 detached garage. This property will be selling in "AS IS" condition.

24. 2025-01-14
    listed $69,900 Active 582-char remark

    Show marketing remark (582 chars)

    Enjoy the character and charm of this one story home in Dallas City! This home offers a nice sized living room, dining room, kitchen, full bath, and 3 bedrooms. The home has NG/FA heat, CA, and some beautiful hardwood floors. There is a full/unfinished basement where the laundry area can also be found. There is an open porch across the front of the home along with a second open porch on the rear of the home. The lot dimensions are 100 x 120 and include a large garden area. There is a 24 x 24 detached garage. This property will be selling 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.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $607 · $51/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$410/yr (+$34/mo · 67.6%)

ⓘ 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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,197
• − Mortgage interest: −$3,523
• − Property taxes: −$607
• − Insurance: −$314
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,830
• Taxable income: $4,810
• Est. tax owed @ 24.0%: −$1,155
• After-tax cash flow: $4,391/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: Illini West H S District 307
• NCES district ID: 1701384
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $47,745
• Composite: 24.88/100
• National rank: #12997
• State rank: #611 of 919 in IL

Livability — Dallas City

• Score: 66/100
• State rank: #549
• US rank: #11621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallas City, IL
• Population (ZIP): 1,548

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 17,042 people
• By 2030: 16,056 · -5.8%
• By 2040: 13,912 · -18.4%
• By 2050: 11,879 · -30.3%
• By 2075: 8,302 · -51.3%
• By 2100: 5,846 · -65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 4% Italian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.8%
• 2008→2024 swing: -39.2pp toward R · 2008: -10.8pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.9 2016: R+50.8 2012: R+19.0 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.38%
• Current HPI: 133.3962
• 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

-10.0% since first listed

6 events — show timeline

• 2025-11-03 Price Changed $62,900 Quincy AOR
• 2025-11-03 Price Changed $62,900 MRED as Distributed by MLS Grid
• 2025-07-08 Price Changed $67,900 MRED as Distributed by MLS Grid
• 2025-07-08 Price Changed $67,900 Quincy AOR
• 2025-01-14 Listed $69,900 Quincy AOR
• 2025-01-14 Listed $69,900 MRED as Distributed by MLS Grid

Property tax history

-3.4%/yr

Latest (2024): $607 · +5.1% YoY. Source: county tax records.