22757 Great River Rd · Port Byron, IL 52753

$150,000

2 bd · 2.0 ba · 2,322 sqft · SingleFamily public records · 23 Days on market

Built 1950 7,840 sqft lot

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

End user and non-profit buyers only for the first 20 days. Property has to be listed a minimum of 7 days before negotiations begin. Enjoy sitting on the large deck looking over the Mississippi River in your own back yard! This 2 bedroom, 1 1/2 bath home has an informal dining room, main level laundry and a 4 season porch that looks out over the river. 2 car detached garage.

Key facts

• 7,840 sq ft lot
• Built 1950
• Listed 23 days

Tags

• MISSISSIPPI RIVER FRONTAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#394 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Pleasant Valley Community School District (suburban): math 87% / reading 85% proficiency, ranked #5 of 289 in IA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Cody Elementary School (math 87% / reading 81%, grade A+, #41 of 616 statewide, top 6%, 457 students, 10% FRL); Pleasant Valley Junior High School (math 86% / reading 84%, grade A+, #9 of 246 statewide, top 3%, 856 students, 12% FRL); Pleasant Valley High School (math 83% / reading 87%, grade A, #12 of 336 statewide, top 4%, 1,658 students, 11% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: 805 units permitted in Scott County in 2024 (479 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Scott County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $50k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.62% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.76%
• DSCR: 2.10
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $357,588
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28003 230th St	0.29mi	3/2.5 (+1)	2,414 (+4%)	11mo	$372,500	$154	64

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,891
• Equity at exit: $22,365

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $36,293
• Equity at exit: $12,969

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 52753

• Home prices YoY: -31.0%
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,429 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$203 /mo · $2,434/yr
• Insurance: −$62
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $406

Break-even live

Break-even rent $1,914

Max offer price $150,000

Occupancy floor 78%

Sensitivity live

Price	-10% $491	-5% $449	+0% $406	+5% $364	+10% $321
Rent	-10% $214	-5% $310	+0% $406	+5% $502	+10% $598
Rate	-1.0pp $482	-0.5pp $444	base $406	+0.5pp $367	+1.0pp $328

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 18 events

1. 2026-06-21
   days on market $150,000 Active 23 DOM
2. 2026-06-18
   days on market $150,000 Active 20 DOM
3. 2026-06-17
   days on market $150,000 Active 19 DOM
4. 2026-06-16
   days on market $150,000 Active 18 DOM
5. 2026-06-15
   pricedays on market $150,000 Active 17 DOM
6. 2026-06-14
   days on market $200,000 Active 15 DOM
7. 2026-06-13
   days on market $200,000 Active 14 DOM
8. 2026-06-10
   days on market $200,000 Active 12 DOM
9. 2026-06-09
   days on market $200,000 Active 11 DOM
10. 2026-06-08
    days on market $200,000 Active 10 DOM
11. 2026-06-07
    days on market $200,000 Active 9 DOM
12. 2026-06-05
    days on market $200,000 Active 6 DOM
13. 2026-06-03
    days on market $200,000 Active 5 DOM
14. 2026-06-02
    days on market $200,000 Active 4 DOM
15. 2026-06-01
    days on market $200,000 Active 3 DOM
16. 2026-05-31
    days on market $200,000 Active 2 DOM
17. 2026-05-30
    remarks 385-char remark
18. 2026-05-30
    listed $200,000 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: $2,434 · $203/mo
• Projected year-2 tax: $2,920 · $243/mo
• Expected delta: +$486/yr (+$40/mo · 19.9%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $29,142
• − Mortgage interest: −$8,402
• − Property taxes: −$2,434
• − Insurance: −$6,275
• − Repairs & maintenance: −$2,331
• − Management: −$2,331
• − Depreciation: −$4,364
• Taxable income: $3,004
• Est. tax owed @ 24.0%: −$721
• After-tax cash flow: $4,153/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: Pleasant Valley Community School District
• NCES district ID: 1923110
• Math proficiency: 87% ▼ -4.00%
• Reading proficiency: 85% ▼ -2.00%
• Median HH income: $80,716
• Composite: 75.59/100
• National rank: #130
• State rank: #5 of 289 in IA

Livability — Port Byron

• Score: 69/100
• State rank: #394
• US rank: #8267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,111

Population outlook (Scott County) Hauer SSP2

• Today (2025): 188,878 people
• By 2030: 196,648 · +4.1%
• By 2040: 210,860 · +11.6%
• By 2050: 224,359 · +18.8%
• By 2075: 258,884 · +37.1%
• By 2100: 286,447 · +51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Asian 2% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Italian 3% Slovak 2%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Scott

• 2024 margin: Toss-up / Even · D 47.3% · R 51.2% · Other 1.4%
• 2008→2024 swing: -18.4pp toward R · 2008: 14.6pp · 2024: -3.9pp
• All cycles: 2024: R+3.9 2020: D+3.5 2016: D+1.4 2012: D+13.8 2008: D+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.47%
• Current HPI: 203.798
• 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

+11.2% since first listed

10 events — show timeline

• 2026-05-29 Listed $200,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2019-02-20 Sold (MLS) $153,000 RMLSA as Distributed by MLS Grid
• 2019-02-20 Sold (MLS) $153,000 MRED as Distributed by MLS Grid
• 2018-12-19 Listed $149,900 RMLSA as Distributed by MLS Grid
• 2018-12-19 Listed $149,900 MRED as Distributed by MLS Grid
• 2004-07-29 Sold (Public Records) $169,000 Public Records
• 2004-07-16 Sold (MLS) $169,500 RMLSA as Distributed by MLS Grid
• 2004-01-12 Listed $179,900 RMLSA as Distributed by MLS Grid
• 2003-12-30 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-2.7%/yr

Latest (2025): $2,434 · -3.3% YoY. Source: county tax records.