2120 Jackson St · Prairie du Rocher, IL 62279

$15,000

2 bd · 2.0 ba · 810 sqft · SingleFamily public records · 1 Days on market

Built 1880 10,240 sqft lot Est $15k · at est. ↓ 54% since listing

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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 +15.0/30.0
• ARV discount +8.6/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +3.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.24 acre lot
• Garage
• Built 1880

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Electricity connected; Electric service (other); Private sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Aluminum siding
• Exterior features: Back yard

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $15k).

Location & tenants

• Location reads 55/100 on livability (#1,250 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities F.
• Waterloo CUSD 5 (town): math 38% / reading 46% proficiency, ranked #109 of 620 in IL (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Waterloo High School (math 37% / reading 37%, grade F, #107 of 693 statewide, top 17%, 895 students, 0% FRL) — zoned schools average 0% FRL vs 16% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP; 62 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $554 of equity ($104 loan paydown + $450 appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $15,000

Questions for the listing agent

1. Built in 1880 — 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. 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?
5. 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.
6. 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.
7. 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: 5.73% ✓
• Cap rate: 52.33%
• Cash-on-cash: 164.40%
• DSCR: 8.32
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $15,390
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2120 Jackson St	0.00mi	2/1.5	810 (0%)	0mo	$15,000	$19	98

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: —
• Equity multiple: 10.16×
• Total profit: $38,468
• Equity at exit: $6,745

10-year hold

• IRR: —
• Equity multiple: 21.38×
• Total profit: $85,603
• Equity at exit: $10,394

Cash invested: $4,200 (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 62279

• Active inventory: 1
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $575

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 28%

Sensitivity live

Price	-10% $586	-5% $581	+0% $575	+5% $570	+10% $565
Rent	-10% $508	-5% $541	+0% $575	+5% $609	+10% $643
Rate	-1.0pp $583	-0.5pp $579	base $575	+0.5pp $572	+1.0pp $568

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-05
   status Pending
2. 2026-05-05
   listed $15,000 Active
3. 2009-07-09
   soldstatus $32,500

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,315
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$436
• Taxable income: $7,088
• Est. tax owed @ 24.0%: −$1,701
• After-tax cash flow: $5,204/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: Waterloo CUSD 5
• NCES district ID: 1741070
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 46% ▼ -15.00%
• Median HH income: $68,468
• Composite: 37.89/100
• National rank: #4317
• State rank: #109 of 620 in IL

Livability — Prairie du Rocher

• Score: 55/100
• State rank: #1250
• US rank: #23493

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 69

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 35,776 people
• By 2030: 36,437 · +1.8%
• By 2040: 36,967 · +3.3%
• By 2050: 36,310 · +1.5%
• By 2075: 34,133 · -4.6%
• By 2100: 28,857 · -19.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+36.3) · D 31.0% · R 67.3% · Other 1.7%
• 2008→2024 swing: -25.6pp toward R · 2008: -10.7pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+35.7 2016: R+37.2 2012: R+26.9 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-53.8% since first listed

3 events — show timeline

• 2026-05-05 Pending — MARIS as Distributed by MLS Grid
• 2026-05-05 Listed $15,000 MARIS as Distributed by MLS Grid
• 2009-07-09 Sold (Public Records) $32,500 Public Records

Property tax history

+4.5%/yr

Latest (2024): $805 · +1.4% YoY. Source: county tax records.