716 S Jackson St · Mount Carroll, IL 61053

$150,000

5 bd · 2.0 ba · 2,280 sqft · Other public records · 5 Days on market

Built 1903 6,500 sqft lot

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Why this score? — see what drove the D 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 +11.1/30.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

This 2 Story, 3 to 4 bedroom, 2 bath home offering over 2200 finished square feet is a spacious and functional home designed for comfort and entertainment. Updates include shingles in 2018, carpet, luxury vinyl plank & laminate flooring in 2024. The main level consists of a living room, dining room, efficient kitchen, office area, laundry, rec room, and a family room or primary en suite with bathroom, walk-closet and back yard access. The second floor is accessed from an open staircase. There are three bedrooms, the second full bath and a walk-in storage closet on this level. The basement features a fun, Teke-themed bar room, adding a unique and fun element. This home offers a great blend of practical spaces and special features, making it ideal for both everyday living and entertaining.

Key facts

• Plenty of storage
• Flexible floor plan
• Spacious kitchen

Tags

• FLEXIBLE FLOOR PLAN
• MULTIPLE LIVING AREAS
• SPACIOUS KITCHEN
• PLENTY OF STORAGE
• RECENT FLOORING UPDATES
• BACKYARD SPACE

Property features AI

Finance

• Other: Possession at closing; Living area is estimated
• HOA & community: No master association fee required

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2 stories; Fee simple ownership; Home is over 100 years old; Built before 1978
• Construction: Aluminum siding
• Exterior features: Lot dimensions approximately 50 x 130; Lot smaller than 0.25 acre; Asphalt parking surface

Interior

• Kitchen: Kitchen on main level (10 x 10)
• Bedrooms: 4 bedrooms (Master on main level; three additional bedrooms on second level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (Natural gas and electric); Central air conditioning
• Interior features: Partially finished basement; Total of 8 rooms
• Laundry & utility: Main-level laundry (10 x 9)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $-60 ($-724/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (11.4% below list).
• Recommended offer: $133k (11.4% below list) — sets the bar for 1% rule.

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: amenities F, commute F, health & safety 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.
• Zoned schools: West Carroll Primary (math 12% / reading 17%, grade F, #1,278 of 2,056 statewide, top 65%, 416 students, 0% FRL); West Carroll Middle School (math 10% / reading 24%, grade F, #460 of 665 statewide, top 72%, 193 students, 0% FRL); West Carroll High School (math 15% / reading 15%, grade F, #462 of 693 statewide, top 68%, 286 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $13k of equity ($1k loan paydown + $12k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $77k; list at $150k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,953 (11.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.1%
• Equity multiple: 2.42×
• Total profit: $59,799
• Equity at exit: $115,855

10-year hold

• IRR: 17.9%
• Equity multiple: 5.20×
• Total profit: $176,572
• Equity at exit: $231,803

Cash invested: $42,000 (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 61053

• Home prices YoY: 5.4%
• Active inventory: 21
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$262 /mo · $3,138/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-60

Break-even live

Break-even rent $1,406

Max offer price $139,348

Occupancy floor 100%

Sensitivity live

Price	-10% $25	-5% $-18	+0% $-60	+5% $-103	+10% $-145
Rent	-10% $-165	-5% $-113	+0% $-60	+5% $-8	+10% $45
Rate	-1.0pp $15	-0.5pp $-22	base $-60	+0.5pp $-99	+1.0pp $-139

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-22
   days on market $150,000 Active 5 DOM
2. 2026-06-21
   days on market $150,000 Active 4 DOM
3. 2026-06-19
   days on market $150,000 Active 2 DOM
4. 2026-06-17
   remarks 498-char remark
5. 2026-06-17
   listed $150,000 Active 1 DOM

ⓘ 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: $3,138 · $262/mo
• Projected year-2 tax: $3,272 · $273/mo
• Expected delta: +$133/yr (+$11/mo · 4.3%)

ⓘ 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 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: $15,954
• − Mortgage interest: −$8,402
• − Property taxes: −$3,138
• − Insurance: −$750
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$4,364
• Taxable loss: −$3,252
• Est. tax savings @ 24.0%: +$781
• After-tax cash flow: $57/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

+87.5% since first listed

7 events — show timeline

• 2026-06-17 Listed $150,000 MRED as Distributed by MLS Grid
• 2025-02-05 Sold (Public Records) $77,000 Public Records
• 2025-02-04 Sold (MLS) $77,000 NWIAR
• 2025-01-21 Pending — NWIAR
• 2024-11-18 Price Changed $79,900 NWIAR
• 2024-08-13 Listed $89,900 NWIAR
• 2005-04-04 Sold (Public Records) $80,000 Public Records

Property tax history

+4.8%/yr

Latest (2024): $3,138 · +3.1% YoY. Source: county tax records.