903 Sterling Rd · Amboy, IL 61021

$99,900

3 bd · 1.0 ba · 1,168 sqft · Other public records · 13 Days on market

Built 1901 2.00 ac lot

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Why this score? — see what drove the C+ 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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special with incredible potential along the scenic Ronald Reagan Trail in Dixon. This 3-bedroom, 2-story farmhouse sits on approximately 2 acres and offers the perfect opportunity for buyers looking to restore, renovate, or build equity. The home needs significant repairs and updating throughout, but features spacious rooms, country surroundings, and endless possibilities for the right buyer. Outside, the property includes a large pole shed ideal for storage, workshop space, equipment, or hobby use. The acreage provides plenty of room for gardening, recreation, or additional outbuildings while still offering convenient access to town and nearby attractions connected to the historic Ronald Reagan Trail. Property is being sold strictly AS-IS. Seller will make no repairs or provide credits. Cash or conventional renovation financing likely preferred. Great opportunity for investors, flippers, or buyers seeking a rural project property with acreage and outbuildings. Agent has ownership interest, new furance and C/A unit on site and inluded in sale

Key facts

• Country surroundings
• Large pole shed
• Room for gardening

Tags

• SCENIC RONALD REAGAN TRAIL
• LARGE POLE SHED
• COUNTRY SURROUNDINGS
• ROOM FOR GARDENING
• CONVENIENT ACCESS TO TOWN

Property features AI

Exterior

• Parking: Detached 4-car garage
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; Two-story house
• Exterior features: 2-acre lot

Interior

• Bathrooms: One full bathroom (main level)
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 71/100 on livability (#347 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Amboy CUSD 272 (rural): math 22% / reading 26% proficiency, ranked #354 of 620 in IL (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Amboy Central Elem School (math 42% / reading 47%, grade F, #267 of 2,056 statewide, top 15%, 285 students, 0% FRL); Amboy Jr High School (math 14% / reading 17%, grade F, #493 of 665 statewide, top 75%, 210 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 43 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lee County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.35% ✓
• Cap rate: 9.37%
• Cash-on-cash: 11.01%
• DSCR: 1.49
• GRM: 6.2

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $245
• Equity at exit: $14,895

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $21,631
• Equity at exit: $8,638

Cash invested: $27,972 (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 61021

• Active inventory: 4
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$243 /mo · $2,910/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $257

Break-even live

Break-even rent $1,023

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $313	-5% $285	+0% $257	+5% $228	+10% $200
Rent	-10% $150	-5% $203	+0% $257	+5% $310	+10% $363
Rate	-1.0pp $307	-0.5pp $282	base $257	+0.5pp $231	+1.0pp $204

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   statusdays on market $99,900 Pending 13 DOM
2. 2026-06-09
   days on market $99,900 Active 12 DOM
3. 2026-06-08
   days on market $99,900 Active 11 DOM
4. 2026-06-07
   days on market $99,900 Active 10 DOM
5. 2026-06-05
   days on market $99,900 Active 8 DOM
6. 2026-06-04
   days on market $99,900 Active 6 DOM
7. 2026-06-02
   days on market $99,900 Active 5 DOM
8. 2026-06-01
   days on market $99,900 Active 4 DOM
9. 2026-05-31
   days on market $99,900 Active 3 DOM
10. 2026-05-31
    days on market $99,900 Active 2 DOM
11. 2026-05-28
    listed $99,900 Active

    Show marketing remark (1075 chars)

    Investor special with incredible potential along the scenic Ronald Reagan Trail in Dixon. This 3-bedroom, 2-story farmhouse sits on approximately 2 acres and offers the perfect opportunity for buyers looking to restore, renovate, or build equity. The home needs significant repairs and updating throughout, but features spacious rooms, country surroundings, and endless possibilities for the right buyer. Outside, the property includes a large pole shed ideal for storage, workshop space, equipment, or hobby use. The acreage provides plenty of room for gardening, recreation, or additional outbuildings while still offering convenient access to town and nearby attractions connected to the historic Ronald Reagan Trail. Property is being sold strictly AS-IS. Seller will make no repairs or provide credits. Cash or conventional renovation financing likely preferred. Great opportunity for investors, flippers, or buyers seeking a rural project property with acreage and outbuildings. Agent has ownership interest, new furance and C/A unit on site and inluded in sale

12. 2026-05-28
    listed $99,900 Active 1075-char remark

    Show marketing remark (1075 chars)

    Investor special with incredible potential along the scenic Ronald Reagan Trail in Dixon. This 3-bedroom, 2-story farmhouse sits on approximately 2 acres and offers the perfect opportunity for buyers looking to restore, renovate, or build equity. The home needs significant repairs and updating throughout, but features spacious rooms, country surroundings, and endless possibilities for the right buyer. Outside, the property includes a large pole shed ideal for storage, workshop space, equipment, or hobby use. The acreage provides plenty of room for gardening, recreation, or additional outbuildings while still offering convenient access to town and nearby attractions connected to the historic Ronald Reagan Trail. Property is being sold strictly AS-IS. Seller will make no repairs or provide credits. Cash or conventional renovation financing likely preferred. Great opportunity for investors, flippers, or buyers seeking a rural project property with acreage and outbuildings. Agent has ownership interest, new furance and C/A unit on site and inluded in sale

ⓘ 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: $2,910 · $243/mo
• Projected year-2 tax: $2,910 · $243/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,171
• − Mortgage interest: −$5,596
• − Property taxes: −$2,910
• − Insurance: −$500
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$2,906
• Taxable income: $1,672
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $2,678/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: Amboy CUSD 272
• NCES district ID: 1703690
• Math proficiency: 22% ▲ 3.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $47,769
• Composite: 21.01/100
• National rank: #8454
• State rank: #354 of 620 in IL

Livability — Amboy

• Score: 71/100
• State rank: #347
• US rank: #7034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 22,690

Population outlook (Lee County) Hauer SSP2

• Today (2025): 31,636 people
• By 2030: 30,091 · -4.9%
• By 2040: 27,007 · -14.6%
• By 2050: 24,264 · -23.3%
• By 2075: 19,373 · -38.8%
• By 2100: 14,639 · -53.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Black 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+22.2) · D 37.9% · R 60.2% · Other 1.9%
• 2008→2024 swing: -19.2pp toward R · 2008: -3.0pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+19.6 2016: R+20.4 2012: R+7.3 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -170.69%
• Current HPI: 142.0926
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $99,900 NWIAR
• 2026-05-28 Listed $99,900 MRED as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2024): $2,910 · +3.4% YoY. Source: county tax records.