901 Kingsley Dr · Machesney Park, IL 61115

$119,900

2 bd · 1.0 ba · 714 sqft · SingleFamily public records · 10 Days on market

Built 1952 7,405 sqft lot Est $103k · 17% over

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Why this score? — see what drove the C- 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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2 Bedroom House in Machesney Park. New interior and exterior paint. New carpet. Vinyl windows. Laundry hook-ups located in the Mud Room. Partially fenced backyard. Concrete patio. Above grade access door to access the crawl space. 1.5 car detached garage. Cheaper than rent. This is the perfect starter home for a renter who wants to own their own place, downsizer, or investment property. Move in ready. Harlem Schools/low taxes. Priced to sell quick, don't miss it! Agent Related.

Key facts

• Dedicated mudroom
• Newer vinyl windows
• Concrete patio

Tags

• DEDICATED MUDROOM
• NEW KITCHEN APPLIANCES
• NEWER VINYL WINDOWS
• PARTIALLY FENCED YARD
• CONCRETE PATIO
• OVERSIZED DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage (1.5 spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residential house
• Construction: Partial basement
• Exterior features: Shingle roof; Public water; Public sewer

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Refrigerator
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating
• Interior features: Electric cooktop; Dishwasher; Microwave; Refrigerator; Gas water heater; Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.2% vs local median 4.9% in Machesney Park — 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 74/100 on livability (#244 in IL, #4,425 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, 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: Windsor Elem School (math 13% / reading 20%, grade F, #1,224 of 2,056 statewide, top 60%, 365 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: 94 active listings in the ZIP; 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 $829 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 17y ago 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.
• Current owner paid $80k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1952 — 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: 1.18% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.42%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $102,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 Kingsley Dr	0.00mi	2/1.0	714 (0%)	0mo	$119,900	$168	100
929 Kingsley Dr	0.07mi	2/1.0	673 (-6%)	3mo	$160,000	$238	85
721 Sycamore Ln	0.24mi	2/1.0	668 (-6%)	16mo	$131,600	$197	65
650 Drexel Blvd	0.21mi	2/1.0	748 (+5%)	23mo	$87,500	$117	63
841 Wood Ave	0.26mi	2/1.0	768 (+8%)	19mo	$105,000	$137	60
337 Superior Ave	0.65mi	2/1.0	712 (-0%)	13mo	$120,500	$169	58
541 Wood Ave	0.39mi	2/1.0	646 (-10%)	10mo	$70,000	$108	57
433 Huron Rd	0.54mi	2/1.0	683 (-4%)	18mo	$65,750	$96	52
706 Wood Ave	0.28mi	2/1.0	786 (+10%)	22mo	$65,000	$83	51
740 Marie Ave	0.31mi	1/1.0 (-1)	796 (+12%)	17mo	$73,000	$92	47
232 Huron Rd	0.68mi	2/1.0	679 (-5%)	20mo	$97,500	$144	44
6312 1st St	0.68mi	2/1.0	768 (+8%)	23mo	$135,000	$176	36

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-846
• Equity at exit: $17,877

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $23,248
• Equity at exit: $10,367

Cash invested: $33,572 (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 61115

• Home prices YoY: -34.6%
• Active inventory: 94
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$148 /mo · $1,771/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $291

Break-even live

Break-even rent $1,046

Max offer price $119,900

Occupancy floor 74%

Sensitivity live

Price	-10% $359	-5% $325	+0% $291	+5% $258	+10% $224
Rent	-10% $180	-5% $236	+0% $291	+5% $347	+10% $403
Rate	-1.0pp $352	-0.5pp $322	base $291	+0.5pp $260	+1.0pp $229

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-11
   status Pending
2. 2026-05-01
   listed $119,900 Active
3. 2022-03-24
   soldstatus $80,000 487-char remark

   Show marketing remark (487 chars)

   Cute 2 Bedroom House in Machesney Park. New interior and exterior paint. New carpet. Vinyl windows. Laundry hook-ups located in the Mud Room. Partially fenced backyard. Concrete patio. Above grade access door to access the crawl space. 1.5 car detached garage. Cheaper than rent. This is the perfect starter home for a renter who wants to own their own place, downsizer, or investment property. Move in ready. Harlem Schools/low taxes. Priced to sell quick, don't miss it! Agent Related.

4. 2022-03-24
   soldstatus $80,000 Closed 487-char remark

   Show marketing remark (487 chars)

   Cute 2 Bedroom House in Machesney Park. New interior and exterior paint. New carpet. Vinyl windows. Laundry hook-ups located in the Mud Room. Partially fenced backyard. Concrete patio. Above grade access door to access the crawl space. 1.5 car detached garage. Cheaper than rent. This is the perfect starter home for a renter who wants to own their own place, downsizer, or investment property. Move in ready. Harlem Schools/low taxes. Priced to sell quick, don't miss it! Agent Related.

5. 2022-02-15
   status Pending 487-char remark

   Show marketing remark (487 chars)

   Cute 2 Bedroom House in Machesney Park. New interior and exterior paint. New carpet. Vinyl windows. Laundry hook-ups located in the Mud Room. Partially fenced backyard. Concrete patio. Above grade access door to access the crawl space. 1.5 car detached garage. Cheaper than rent. This is the perfect starter home for a renter who wants to own their own place, downsizer, or investment property. Move in ready. Harlem Schools/low taxes. Priced to sell quick, don't miss it! Agent Related.

6. 2022-02-11
   status Active 487-char remark

   Show marketing remark (487 chars)

   Cute 2 Bedroom House in Machesney Park. New interior and exterior paint. New carpet. Vinyl windows. Laundry hook-ups located in the Mud Room. Partially fenced backyard. Concrete patio. Above grade access door to access the crawl space. 1.5 car detached garage. Cheaper than rent. This is the perfect starter home for a renter who wants to own their own place, downsizer, or investment property. Move in ready. Harlem Schools/low taxes. Priced to sell quick, don't miss it! Agent Related.

7. 2022-02-11
   status Active 487-char remark

   Show marketing remark (487 chars)

   Cute 2 Bedroom House in Machesney Park. New interior and exterior paint. New carpet. Vinyl windows. Laundry hook-ups located in the Mud Room. Partially fenced backyard. Concrete patio. Above grade access door to access the crawl space. 1.5 car detached garage. Cheaper than rent. This is the perfect starter home for a renter who wants to own their own place, downsizer, or investment property. Move in ready. Harlem Schools/low taxes. Priced to sell quick, don't miss it! Agent Related.

8. 2022-02-05
   status Pending 487-char remark

   Show marketing remark (487 chars)

   Cute 2 Bedroom House in Machesney Park. New interior and exterior paint. New carpet. Vinyl windows. Laundry hook-ups located in the Mud Room. Partially fenced backyard. Concrete patio. Above grade access door to access the crawl space. 1.5 car detached garage. Cheaper than rent. This is the perfect starter home for a renter who wants to own their own place, downsizer, or investment property. Move in ready. Harlem Schools/low taxes. Priced to sell quick, don't miss it! Agent Related.

9. 2022-02-03
   listed $80,000 487-char remark

   Show marketing remark (487 chars)

   Cute 2 Bedroom House in Machesney Park. New interior and exterior paint. New carpet. Vinyl windows. Laundry hook-ups located in the Mud Room. Partially fenced backyard. Concrete patio. Above grade access door to access the crawl space. 1.5 car detached garage. Cheaper than rent. This is the perfect starter home for a renter who wants to own their own place, downsizer, or investment property. Move in ready. Harlem Schools/low taxes. Priced to sell quick, don't miss it! Agent Related.

10. 2022-02-03
    listed $80,000 Active 487-char remark

    Show marketing remark (487 chars)

    Cute 2 Bedroom House in Machesney Park. New interior and exterior paint. New carpet. Vinyl windows. Laundry hook-ups located in the Mud Room. Partially fenced backyard. Concrete patio. Above grade access door to access the crawl space. 1.5 car detached garage. Cheaper than rent. This is the perfect starter home for a renter who wants to own their own place, downsizer, or investment property. Move in ready. Harlem Schools/low taxes. Priced to sell quick, don't miss it! Agent Related.

11. 2010-04-17
    historical
12. 2009-11-01
    status Active
13. 2009-11-01
    historical
14. 2009-10-21
    listed New
15. 1993-12-17
    soldstatus $34,000
16. 1993-12-17
    soldstatus $34,000

ⓘ 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: $1,771 · $148/mo
• Projected year-2 tax: $2,247 · $187/mo
• Expected delta: +$475/yr (+$40/mo · 26.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $16,979
• − Mortgage interest: −$6,716
• − Property taxes: −$1,771
• − Insurance: −$600
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$3,488
• Taxable income: $1,687
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $3,093/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 — Machesney Park

• Score: 74/100
• State rank: #244
• US rank: #4425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Machesney Park, IL
• City population: 22,424
• Population (ZIP): 22,424

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 7% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 2% Italian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% 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: ▼ -144.28%
• Current HPI: 272.5522
• 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

+252.6% since first listed

16 events — show timeline

• 2026-05-11 Pending — NWIAR
• 2026-05-01 Listed $119,900 NWIAR
• 2022-03-24 Sold (MLS) $80,000 MRED as Distributed by MLS Grid
• 2022-03-24 Sold (MLS) $80,000 NWIAR
• 2022-02-15 Pending — MRED as Distributed by MLS Grid
• 2022-02-11 Relisted — MRED as Distributed by MLS Grid
• 2022-02-11 Relisted — MRED as Distributed by MLS Grid
• 2022-02-05 Pending — MRED as Distributed by MLS Grid
• 2022-02-03 Listed $80,000 MRED as Distributed by MLS Grid
• 2022-02-03 Listed $80,000 NWIAR
• 2010-04-17 Listing Removed — MRED as Distributed by MLS Grid
• 2009-11-01 Relisted — MRED as Distributed by MLS Grid
• 2009-11-01 Listing Removed — MRED as Distributed by MLS Grid
• 2009-10-21 Listed — MRED as Distributed by MLS Grid
• 1993-12-17 Sold (Public Records) $34,000 Public Records
• 1993-12-17 Sold (Public Records) $34,000 Public Records

Property tax history

-0.4%/yr

Latest (2024): $1,771 · +7.5% YoY. Source: county tax records.