480 Desoto St · East Dubuque, IL 61025

$52,000

1 bd · 1.0 ba · 470 sqft · SingleFamily · 24 Days on market

Built 1940

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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
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Handy person special. Put your finishing touches on this rental or investment property. One bedroom, one bath, 470 square feet.

Key facts

• Built 1940
• Listed 24 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One level
• Construction: Concrete perimeter foundation
• Exterior features: No notable exterior features listed; Shingle roof

Interior

• Kitchen: Includes refrigerator and range
• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Refrigerator and Range included; No fireplace; Full basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $51k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#349 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.
• East Dubuque USD 119 (suburban): math 27% / reading 41% proficiency, ranked #196 of 620 in IL (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Dubuque Elem School (math 22% / reading 32%, grade F, #749 of 2,056 statewide, top 40%, 348 students, 0% FRL); East Dubuque Jr High (math 37% / reading 62%, grade C, #51 of 665 statewide, top 9%, 89 students, 0% FRL); East Dubuque High School (math 24% / reading 34%, grade F, #187 of 693 statewide, top 30%, 200 students, 0% FRL) — zoned schools average 0% FRL vs 25% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 28 active listings in the ZIP; 58 units permitted in Jo Daviess County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $360 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jo Daviess County population projected at -25% 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,220 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.39% ✓
• Cap rate: 18.60%
• Cash-on-cash: 43.95%
• DSCR: 2.96
• GRM: 3.5

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: 34.7%
• Equity multiple: 2.47×
• Total profit: $21,417
• Equity at exit: $7,753

10-year hold

• IRR: 41.6%
• Equity multiple: 4.94×
• Total profit: $57,398
• Equity at exit: $4,496

Cash invested: $14,560 (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 61025

• Home prices YoY: -33.0%
• Active inventory: 28
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$273
• Tax from tax record: −$156 /mo · $1,875/yr
• Insurance: −$22
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $467

Break-even live

Break-even rent $655

Max offer price $52,000

Occupancy floor 58%

Sensitivity live

Price	-10% $496	-5% $481	+0% $467	+5% $452	+10% $437
Rent	-10% $368	-5% $418	+0% $467	+5% $516	+10% $565
Rate	-1.0pp $493	-0.5pp $480	base $467	+0.5pp $453	+1.0pp $440

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $52,000 Active 24 DOM
2. 2026-06-18
   days on market $52,000 Active 23 DOM
3. 2026-06-17
   price $52,000 Active 22 DOM
4. 2026-06-17
   days on market $58,900 Active 22 DOM
5. 2026-06-16
   days on market $58,900 Active 21 DOM
6. 2026-06-15
   days on market $58,900 Active 20 DOM
7. 2026-06-14
   days on market $58,900 Active 18 DOM
8. 2026-06-13
   days on market $58,900 Active 17 DOM
9. 2026-06-10
   days on market $58,900 Active 15 DOM
10. 2026-06-09
    days on market $58,900 Active 14 DOM
11. 2026-06-08
    days on market $58,900 Active 13 DOM
12. 2026-06-07
    days on market $58,900 Active 12 DOM
13. 2026-06-05
    days on market $58,900 Active 9 DOM
14. 2026-06-03
    days on market $58,900 Active 8 DOM
15. 2026-06-02
    pricedays on market $58,900 Active 7 DOM
16. 2026-06-01
    days on market $62,900 Active 6 DOM
17. 2026-05-31
    days on market $62,900 Active 5 DOM
18. 2026-05-30
    days on market $62,900 Active 4 DOM
19. 2026-05-26
    listed $62,900 Active

ⓘ 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: $1,875 · $156/mo
• Projected year-2 tax: $1,875 · $156/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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,944
• − Mortgage interest: −$2,913
• − Property taxes: −$1,875
• − Insurance: −$1,058
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$1,513
• Taxable income: $5,195
• Est. tax owed @ 24.0%: −$1,247
• After-tax cash flow: $4,354/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: East Dubuque USD 119
• NCES district ID: 1713050
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 41% ▲ 10.00%
• Median HH income: $56,070
• Composite: 30.05/100
• National rank: #6353
• State rank: #196 of 620 in IL

Livability — East Dubuque

• Score: 71/100
• State rank: #349
• US rank: #7101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Dubuque, IL
• Population (ZIP): 4,331

Population outlook (Jo Daviess County) Hauer SSP2

• Today (2025): 20,420 people
• By 2030: 19,405 · -5.0%
• By 2040: 17,244 · -15.6%
• By 2050: 15,357 · -24.8%
• By 2075: 11,760 · -42.4%
• By 2100: 8,355 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Romanian 3% Iranian 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Jo Daviess

• 2024 margin: R (+16.8) · D 40.8% · R 57.6% · Other 1.6%
• 2008→2024 swing: -27.3pp toward R · 2008: 10.5pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+16.5 2016: R+14.9 2012: D+1.1 2008: D+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.00%
• Current HPI: 196.7389
• 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

• 2026-05-26 Listed $62,900 ECIMLS

Property tax history

+12.9%/yr

Latest (2024): $1,875 · +415.8% YoY. Source: county tax records.