80 W 4th St · Dallas City, IL 62330

$49,900

2 bd · 1.0 ba · 900 sqft · SingleFamily · 17 Days on market

Built 1917 Fair condition 6,098 sqft lot Est $75k · 33% under

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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 +2.2/5.0

Listing remarks

Take a look at this adorable 2 bedroom home with 1 full bath! This would make a great rental investment or a starter home! It offers a nice sized living room, dining room, 2 bedrooms, kitchen with wood cabinetry, and 1 full bath. There is a partial/unfinished basement. Enjoy the outside air on the open front porch or the back covered patio. There is a one car detached garage just east of the house and a larger garage on the back of the lot (needs some renovations). Interior offers some original woodwork and pocket doors. The back yard is fenced in and great for having a pet!

Key facts

• Pocket doors
• Open front porch
• Fenced in back yard

Tags

• OPEN FRONT PORCH
• BACK COVERED PATIO
• PARTIAL UNFINISHED BASEMENT
• ORIGINAL WOODWORK
• POCKET DOORS
• FENCED IN BACK YARD

Property features AI

Finance

• Other: Possession: Tenant's rights

Exterior

• Parking: Detached garage (1 garage space, 1 total parking space)
• Utilities: Public water
• Home design: Detached single-family home; One-story
• Construction: Vinyl siding; Asphalt roof; Partial unfinished basement
• Exterior features: Front porch; Fenced yard; Lot roughly 50 x 120

Interior

• Kitchen: Kitchen on main level (11 x 12)
• Bedrooms: Two bedrooms on the main level (12 x 10 and 9 x 10)
• Flooring: Carpet in living room and bedrooms; Vinyl in kitchen and dining room
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Ceiling fan(s); Unfinished partial basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($855 rent vs $50k).
• Recommended offer: $49k (1.5% 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+, amenities 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.
• Zoned schools: Dallas City Elem School (math 12% / reading 17%, grade F, #1,278 of 2,056 statewide, top 65%, 169 students, 0% FRL); Illini West High School (math 17% / reading 27%, grade F, #319 of 693 statewide, top 50%, 342 students, 0% FRL).
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $534 of equity ($345 loan paydown + $189 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1917 — 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. 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: 1.71% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.42%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $74,700
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
489 E 3rd St	0.51mi	2/1.0	1,013 (+13%)	19mo	$84,500	$83	40

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: 29.6%
• Equity multiple: 2.47×
• Total profit: $20,527
• Equity at exit: $15,442

10-year hold

• IRR: 32.8%
• Equity multiple: 4.77×
• Total profit: $52,644
• Equity at exit: $19,341

Cash invested: $13,972 (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: 19
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $331

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 56%

Sensitivity live

Price	-10% $365	-5% $348	+0% $331	+5% $314	+10% $296
Rent	-10% $263	-5% $297	+0% $331	+5% $365	+10% $399
Rate	-1.0pp $356	-0.5pp $344	base $331	+0.5pp $318	+1.0pp $305

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-22
   days on market $49,900 Active 17 DOM
2. 2026-06-21
   days on market $49,900 Active 16 DOM
3. 2026-06-21
   days on market $49,900 Active 15 DOM
4. 2026-06-19
   days on market $49,900 Active 14 DOM
5. 2026-06-18
   days on market $49,900 Active 13 DOM
6. 2026-06-17
   days on market $49,900 Active 12 DOM
7. 2026-06-16
   days on market $49,900 Active 11 DOM
8. 2026-06-15
   days on market $49,900 Active 10 DOM
9. 2026-06-13
   days on market $49,900 Active 8 DOM
10. 2026-06-12
    days on market $49,900 Active 7 DOM
11. 2026-06-09
    days on market $49,900 Active 4 DOM
12. 2026-06-08
    days on market $49,900 Active 3 DOM
13. 2026-06-07
    days on market $49,900 Active 2 DOM
14. 2026-06-07
    remarks 583-char remark
15. 2026-06-07
    listed $49,900 Active 1 DOM

ⓘ 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 (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: $10,265
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$1,452
• Taxable income: $3,378
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $3,161/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 2-bedroom home requires moderate renovations to improve its condition and appeal. Painting, updating the kitchen, and landscaping can significantly enhance its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn and outdated appearance
• Moderate Bathroom fixtures — Dated and small size
• Minor Front porch — Some discoloration on siding

Value-add opportunities

• Resale Painting and updating kitchen cabinets — Fresh paint and updated cabinets can significantly improve curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances the home's exterior and can attract more potential buyers or renters
• Resale Upgrading bathroom fixtures — Modernizing the bathroom can increase the home's value and appeal to a broader range of buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and outdated appearance	Moderate	$3,000–15,000
Bathroom fixtures · Dated and small size	Moderate	$3,000–15,000
Front porch · Some discoloration on siding	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale Painting and updating kitchen cabinets — Fresh paint and updated cabinets can significantly improve curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances the home's exterior and can attract more potential buyers or renters ↑
• Resale Upgrading bathroom fixtures — Modernizing the bathroom can increase the home's value and appeal to a broader range of buyers ↑

ⓘ 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: 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

1 event — show timeline

• 2026-06-05 Listed $49,900 MRED as Distributed by MLS Grid