34 3rd St · Savanna, IL 61074

$78,000

3 bd · 4.0 ba · 1,532 sqft · Other public records · 49 Days on market

Built 1883

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained duplex, close to downtown activities, and Riverwalk. Property has backyard. Main level apartment offers covered patio, Second level offers two bedrooms and is vacant. Apartments have separated, gas and electric landlord pays water.

Key facts

• 2 parking spots
• Built 1883
• Listed 48 days

Property features AI

Exterior

• Parking: 2 parking spaces
• Home design: Duplex (residential income property); 2-story
• Exterior features: Shingle roof

Interior

• Kitchen: Microwave; Refrigerator
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning; Microwave; Refrigerator; Electric water heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath other listed at $78k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $66k (14.8% below list).
• Meets the 1% rule at list price ($800 rent vs $78k).
• Recommended offer: $66k (14.8% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 6.4% in Savanna — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 64/100 on livability (#684 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment 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: 39 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 23 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Carroll County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1883 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,494 (14.8% 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. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1883 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.03% ✓
• Cap rate: 4.96%
• Cash-on-cash: -4.76%
• DSCR: 0.79
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -24.1%
• Equity multiple: 0.17×
• Total profit: $-18,033
• Equity at exit: $11,630

10-year hold

• IRR: -18.8%
• Equity multiple: -0.02×
• Total profit: $-22,307
• Equity at exit: $6,744

Cash invested: $21,840 (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 61074

• Home prices YoY: -14.6%
• Active inventory: 39
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$277 /mo · $3,325/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $-87

Break-even live

Break-even rent $910

Max offer price $66,494

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-65	+0% $-87	+5% $-109	+10% $-131
Rent	-10% $-150	-5% $-118	+0% $-87	+5% $-55	+10% $-23
Rate	-1.0pp $-47	-0.5pp $-67	base $-87	+0.5pp $-107	+1.0pp $-127

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 Chicago Ave Unit 1 Savanna, IL	3.0	1.5	1435	$800	$0.56	45d	1	0.29mi
512-514 Chicago Ave Savanna, IL	3.0	1.0	1435	$800	$0.56	45d	1	0.29mi

Listing history 31 events

1. 2026-06-22
   days on market $78,000 Active 49 DOM
2. 2026-06-21
   days on market $78,000 Active 48 DOM
3. 2026-06-19
   days on market $78,000 Active 46 DOM
4. 2026-06-18
   days on market $78,000 Active 45 DOM
5. 2026-06-17
   days on market $78,000 Active 44 DOM
6. 2026-06-16
   days on market $78,000 Active 43 DOM
7. 2026-06-15
   days on market $78,000 Active 42 DOM
8. 2026-06-14
   days on market $78,000 Active 40 DOM
9. 2026-06-12
   pricedays on market $78,000 Active 39 DOM
10. 2026-06-09
    days on market $83,000 Active 36 DOM
11. 2026-06-08
    days on market $83,000 Active 35 DOM
12. 2026-06-07
    days on market $83,000 Active 34 DOM
13. 2026-06-07
    days on market $83,000 Active 33 DOM
14. 2026-06-02
    days on market $83,000 Active 29 DOM
15. 2026-06-01
    days on market $83,000 Active 28 DOM
16. 2026-05-31
    days on market $83,000 Active 27 DOM
17. 2026-05-30
    days on market $83,000 Active 26 DOM
18. 2026-05-03
    listed $88,000 Active 247-char remark

    Show marketing remark (247 chars)

    Well maintained duplex, close to downtown activities, and Riverwalk. Property has backyard. Main level apartment offers covered patio, Second level offers two bedrooms and is vacant. Apartments have separated, gas and electric landlord pays water.

19. 2026-05-03
    listed $88,000 Active 466-char remark

    Show marketing remark (247 chars)

    Well maintained duplex, close to downtown activities, and Riverwalk. Property has backyard. Main level apartment offers covered patio, Second level offers two bedrooms and is vacant. Apartments have separated, gas and electric landlord pays water.

20. 2026-03-20
    listed $650
21. 2023-06-16
    soldstatus $73,000 Closed

    Show marketing remark (695 chars)

    This duplex is completely furnished and currently being used as a vacation rental with complete bookings the next few months! Each unit has separate gas and electric meters. The downstairs is a one bedroom and the upstairs is a two bedroom. The backyard is fully fenced with a nice covered patio to enjoy. This property has so many updates including flooring, plumbing, electrical, roof, siding, complete remodels in bathrooms and kitchens, tankless water heater, central ac for main floor and more. Shared driveway with the corner tri-plex for off street parking. The duplex and tri-plex on each side of this are also for sale so you could buy this one and another one or two as a package deal.

22. 2023-06-16
    soldstatus $73,000 Closed

    Show marketing remark (695 chars)

    This duplex is completely furnished and currently being used as a vacation rental with complete bookings the next few months! Each unit has separate gas and electric meters. The downstairs is a one bedroom and the upstairs is a two bedroom. The backyard is fully fenced with a nice covered patio to enjoy. This property has so many updates including flooring, plumbing, electrical, roof, siding, complete remodels in bathrooms and kitchens, tankless water heater, central ac for main floor and more. Shared driveway with the corner tri-plex for off street parking. The duplex and tri-plex on each side of this are also for sale so you could buy this one and another one or two as a package deal.

23. 2023-06-15
    soldstatus $73,000
24. 2023-06-15
    soldstatus $73,000
25. 2023-04-20
    status Pending

    Show marketing remark (695 chars)

    This duplex is completely furnished and currently being used as a vacation rental with complete bookings the next few months! Each unit has separate gas and electric meters. The downstairs is a one bedroom and the upstairs is a two bedroom. The backyard is fully fenced with a nice covered patio to enjoy. This property has so many updates including flooring, plumbing, electrical, roof, siding, complete remodels in bathrooms and kitchens, tankless water heater, central ac for main floor and more. Shared driveway with the corner tri-plex for off street parking. The duplex and tri-plex on each side of this are also for sale so you could buy this one and another one or two as a package deal.

26. 2023-04-20
    status Pending

    Show marketing remark (695 chars)

    This duplex is completely furnished and currently being used as a vacation rental with complete bookings the next few months! Each unit has separate gas and electric meters. The downstairs is a one bedroom and the upstairs is a two bedroom. The backyard is fully fenced with a nice covered patio to enjoy. This property has so many updates including flooring, plumbing, electrical, roof, siding, complete remodels in bathrooms and kitchens, tankless water heater, central ac for main floor and more. Shared driveway with the corner tri-plex for off street parking. The duplex and tri-plex on each side of this are also for sale so you could buy this one and another one or two as a package deal.

27. 2023-04-15
    listed $89,000 Active

    Show marketing remark (695 chars)

    This duplex is completely furnished and currently being used as a vacation rental with complete bookings the next few months! Each unit has separate gas and electric meters. The downstairs is a one bedroom and the upstairs is a two bedroom. The backyard is fully fenced with a nice covered patio to enjoy. This property has so many updates including flooring, plumbing, electrical, roof, siding, complete remodels in bathrooms and kitchens, tankless water heater, central ac for main floor and more. Shared driveway with the corner tri-plex for off street parking. The duplex and tri-plex on each side of this are also for sale so you could buy this one and another one or two as a package deal.

28. 2023-04-15
    listed $89,000 Active

    Show marketing remark (695 chars)

    This duplex is completely furnished and currently being used as a vacation rental with complete bookings the next few months! Each unit has separate gas and electric meters. The downstairs is a one bedroom and the upstairs is a two bedroom. The backyard is fully fenced with a nice covered patio to enjoy. This property has so many updates including flooring, plumbing, electrical, roof, siding, complete remodels in bathrooms and kitchens, tankless water heater, central ac for main floor and more. Shared driveway with the corner tri-plex for off street parking. The duplex and tri-plex on each side of this are also for sale so you could buy this one and another one or two as a package deal.

29. 2017-01-13
    soldstatus $12,000
30. 2016-09-21
    listed $17,500
31. 2002-03-08
    soldstatus $30,000

ⓘ 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: $3,325 · $277/mo
• Projected year-2 tax: $3,325 · $277/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Taxation est. · year 1

• Rental income: $9,600
• − Mortgage interest: −$4,369
• − Property taxes: −$3,325
• − Insurance: −$390
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$2,269
• Taxable loss: −$2,289
• Est. tax savings @ 24.0%: +$549
• After-tax cash flow: $-490/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 — Savanna

• Score: 64/100
• State rank: #684
• US rank: #13971

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Savanna, IL
• Population (ZIP): 4,009

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 5% Romanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 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: ▼ -24.68%
• Current HPI: 144.9327
• 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

+160.0% since first listed

19 events — show timeline

• 2026-06-17 Rental Removed $650 RENTALBEAST
• 2026-06-11 Price Changed $78,000 NWIAR
• 2026-06-11 Price Changed $78,000 MRED as Distributed by MLS Grid
• 2026-05-20 Price Changed $83,000 NWIAR
• 2026-05-20 Price Changed $83,000 MRED as Distributed by MLS Grid
• 2026-05-03 Listed $88,000 MRED as Distributed by MLS Grid
• 2026-05-03 Listed $88,000 NWIAR
• 2026-03-20 Listed for Rent $650 RENTALBEAST
• 2023-06-16 Sold (MLS) $73,000 NWIAR
• 2023-06-16 Sold (MLS) $73,000 MRED as Distributed by MLS Grid
• 2023-06-15 Sold (Public Records) $73,000 Public Records
• 2023-06-15 Sold (Public Records) $73,000 Public Records
• 2023-04-20 Pending — NWIAR
• 2023-04-20 Pending — MRED as Distributed by MLS Grid
• 2023-04-15 Listed $89,000 NWIAR
• 2023-04-15 Listed $89,000 MRED as Distributed by MLS Grid
• 2017-01-13 Sold (MLS) $12,000 NWIAR
• 2016-09-21 Listed $17,500 NWIAR
• 2002-03-08 Sold (Public Records) $30,000 Public Records

Property tax history

+13.5%/yr

Latest (2024): $3,325 · +8.0% YoY. Source: county tax records.