17122 10th Ave · Carbon Cliff, IL 61239

$32,000

3 bd · 1.0 ba · 1,014 sqft · SingleFamily · 84 Days on market

Built 1954 Fair condition 9,147 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 +15.0/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0

Listing remarks

Set near the scenic Rock River, this property offers a peaceful setting with some land and outstanding investment potential for an array of things. The spacious lot provides ample room to create a beautiful outdoor retreat, entertaining space, or explore future expansion possibilities. The existing single-level slab home features a bright, open living area filled with natural light and serves as an excellent foundation for your vision. Whether you choose to refresh the current residence, reimagine the space with a custom remodel, the possibilities here are wide open. With its desirable location, generous yard, and long-term potential, this is a rare opportunity for investors or buyers looki

Key facts

• Scenic location
• Great size yard
• Spacious living area

Tags

• SPACIOUS LIVING AREA
• GREAT SIZE YARD
• SCENIC LOCATION

Property features AI

Finance

• Other: Living area source: Assessor; Property listed with eXp Realty
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 garage space, 1 total parking space)
• Utilities: Sewer: Other; Electric: Circuit breakers
• Home design: Detached single-family home; One-story; Fee simple ownership; Built before 1978
• Construction: Vinyl siding; Concrete perimeter foundation; Approximately 71–80 years old
• Exterior features: Level lot; Lot dimensions about 100 x 100; Less than 0.25 acre

Interior

• Kitchen: Kitchen on main level, approximately 8 x 8
• Bedrooms: Master bedroom (Main level), approximately 12 x 12; Bedroom 2 (Main level), approximately 9 x 12; Bedroom 3 (Main level), approximately 12 x 11
• Flooring: Other flooring throughout
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; Flood zone
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $32k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $30k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#502 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A-; Watch: schools D+, amenities F, commute F.
• United Twp Hsd 30 (suburban): math 12% / reading 15% proficiency, ranked #536 of 620 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 16 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 116 units permitted in Rock Island County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($221 loan paydown + $2k appreciation (5.8% local appreciation)).
• Rock Island County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($30k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,080 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.20% ✓
• Cap rate: 37.84%
• Cash-on-cash: 112.66%
• DSCR: 6.01
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $123,708
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 State St	0.29mi	2/1.0 (-1)	987 (-3%)	10mo	$95,000	$96	69
111 5th St	0.11mi	2/1.5 (-1)	906 (-11%)	10mo	$129,000	$142	62
16808 10th Ave	0.39mi	3/1.0	912 (-10%)	11mo	$112,500	$123	56
206 Cliff Dr	0.43mi	3/1.0	1,107 (+9%)	14mo	$135,000	$122	53
116 State St	0.28mi	2/1.0 (-1)	864 (-15%)	19mo	$105,000	$122	41

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

Projected returns pro-forma

5.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.97×
• Total profit: $62,450
• Equity at exit: $19,709

10-year hold

• IRR: —
• Equity multiple: 16.84×
• Total profit: $141,891
• Equity at exit: $35,394

Cash invested: $8,960 (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 61239

• Home prices YoY: 4.6%
• Active inventory: 16
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$168
• Tax est. 1.5%: −$40 /mo · $480/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $841

Break-even live

Break-even rent $280

Max offer price $32,000

Occupancy floor 32%

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3402 Orchard Ln Carbon Cliff, IL	1.0–3.0	1.0–1.5	941	$1,385	$1.47	13d	11	1.11mi
1810 14th St Silvis, IL	3.0	1.0	1100	$1,300	$1.18	13d	1	1.22mi

Listing history 15 events

1. 2026-06-18
   days on market $32,000 Active 84 DOM
2. 2026-06-17
   days on market $32,000 Active 83 DOM
3. 2026-06-16
   days on market $32,000 Active 82 DOM
4. 2026-06-15
   days on market $32,000 Active 81 DOM
5. 2026-06-14
   days on market $32,000 Active 79 DOM
6. 2026-06-13
   days on market $32,000 Active 78 DOM
7. 2026-06-10
   days on market $32,000 Active 76 DOM
8. 2026-06-09
   days on market $32,000 Active 75 DOM
9. 2026-06-08
   days on market $32,000 Active 74 DOM
10. 2026-06-07
    days on market $32,000 Active 73 DOM
11. 2026-06-02
    days on market $32,000 Active 68 DOM
12. 2026-06-01
    days on market $32,000 Active 67 DOM
13. 2026-05-31
    days on market $32,000 Active 66 DOM
14. 2026-05-30
    days on market $32,000 Active 65 DOM
15. 2026-03-26
    listed $32,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,136
• − Mortgage interest: −$1,792
• − Property taxes: −$480
• − Insurance: −$160
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$931
• Taxable income: $10,191
• Est. tax owed @ 24.0%: −$2,446
• After-tax cash flow: $7,648/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate repairs and maintenance to improve its condition and increase its resale and rental value.

Repairs flagged

• Moderate roof — Signs of wear
• Moderate exterior siding — Weathered and paint peeling
• Major flooring — Damaged and uneven
• Major interior walls — Paint peeling and walls worn

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Seal and repair roof — Prevents water damage and extends life
• Both Replace flooring — Improves living space and value
• Both Paint interior walls — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear	Moderate	$3,000–15,000
exterior siding · Weathered and paint peeling	Moderate	$3,000–15,000
flooring · Damaged and uneven	Major	$15,000–50,000
interior walls · Paint peeling and walls worn	Major	$15,000–50,000
Total estimated repair cost · 4 items		$36,000–130,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Seal and repair roof — Prevents water damage and extends life ↑
• Both Replace flooring — Improves living space and value ↑
• Both Paint interior walls — Enhances interior appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: United Twp Hsd 30
• NCES district ID: 1739870
• Math proficiency: 12% ▼ -5.00%
• Reading proficiency: 15% ▼ -6.00%
• Median HH income: $43,647
• Composite: 11.91/100
• National rank: #9670
• State rank: #536 of 620 in IL

Livability — Carbon Cliff

• Score: 67/100
• State rank: #502
• US rank: #10342

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carbon Cliff, IL
• City population: 1,138
• Population (ZIP): 1,138

Population outlook (Rock Island County) Hauer SSP2

• Today (2025): 140,982 people
• By 2030: 137,705 · -2.3%
• By 2040: 130,512 · -7.4%
• By 2050: 123,841 · -12.2%
• By 2075: 109,851 · -22.1%
• By 2100: 90,922 · -35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 18% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 3% English 3% Slovak 2%
• Foreign-born: 11% · United Kingdom
• Languages at home: 91% English-only · French/Haitian/Cajun 4%

Political lean MEDSL · Rock Island

• 2024 margin: Lean D (+9.6) · D 53.9% · R 44.4% · Other 1.7%
• 2008→2024 swing: -15.0pp toward R · 2008: 24.6pp · 2024: 9.6pp
• All cycles: 2024: D+9.6 2020: D+12.1 2016: D+8.4 2012: D+21.9 2008: D+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.80%
• Current HPI: 132.7
• 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

1 event — show timeline

• 2026-03-26 Listed $32,000 MRED as Distributed by MLS Grid