1365 1/2 13th Ave · East Moline, IL 61244

$75,000

4 bd · 2.0 ba · 3,312 sqft · SingleFamily public records · 185 Days on market

Built 1900 2,320 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
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking to invest in a cash flow property or live in one unit and rent out the other? Here sits a duplex in East Moline with 2 units. The main level (Unit 1) has 2 bedrooms. While the upstairs unit 2 has 2 bedrooms but possibly a 3rd bedroom. Schedule a showing today and take a look at the possibilities you could do with this property. At one time the main unit 1 was a pantry. SOLD-AS-IS

Key facts

• 2,320 sq ft lot
• Parking
• Built 1900

Property features AI

Finance

• Other: Building contains 2 units; Both units list tenants paying all utilities and no appliances included; Both units have leases expiring January 1, 2026; Unit 1: 4 rooms, security deposit $0; Unit 2: 5 rooms
• Financial info: Water/sewer expense listed as $750; Insurance expense listed as $1,500

Exterior

• Utilities: Public water; Public sewer
• Home design: Two-to-four unit building; 100+ years old; Not rebuilt; Ownership: LH
• Construction: Brick/mortar and concrete perimeter foundation; Other construction materials; Built before 1978
• Exterior features: Corner lot; Lot dimensions approximately 40 x 58

Interior

• Bedrooms: 4 possible bedrooms; Unit 1 (1st floor) has 2 bedrooms; Unit 2 (2nd floor) has 3 bedrooms
• Bathrooms: 2 full bathrooms total; Unit 1 includes 1 full bathroom; Unit 2 includes 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: 7 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $799 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.1% vs local median 3.5% in East Moline — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#870 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, amenities F.
• United Twp Hsd 30 (suburban): math 12% / reading 15% proficiency, ranked #536 of 620 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ridgewood Elem School (math 8% / reading 17%, grade F, #1,371 of 2,056 statewide, top 68%, 413 students, 0% FRL); Glenview Middle School (math 10% / reading 13%, grade F, #571 of 665 statewide, top 86%, 1,150 students, 0% FRL); United Twp High School (math 12% / reading 15%, grade F, #498 of 693 statewide, top 72%, 1,789 students, 0% FRL).
• Market conditions: 126 active listings in the ZIP; 116 units permitted in Rock Island County in 2024 (50 in 5+ unit buildings).
• This rent runs 31% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Rock Island County population projected at -12% 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $52k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.21% ✓
• Cap rate: 19.07%
• Cash-on-cash: 45.64%
• DSCR: 3.03
• GRM: 3.8

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: 42.8%
• Equity multiple: 2.84×
• Total profit: $38,734
• Equity at exit: $11,183

10-year hold

• IRR: 48.9%
• Equity multiple: 5.73×
• Total profit: $99,311
• Equity at exit: $6,485

Cash invested: $21,000 (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 61244

• Active inventory: 126
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,658 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $799

Break-even live

Break-even rent $647

Max offer price $75,000

Occupancy floor 47%

Sensitivity live

Price	-10% $841	-5% $820	+0% $799	+5% $777	+10% $756
Rent	-10% $668	-5% $733	+0% $799	+5% $864	+10% $930
Rate	-1.0pp $836	-0.5pp $818	base $799	+0.5pp $779	+1.0pp $759

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-22
   days on market $75,000 Active 185 DOM
2. 2026-06-18
   days on market $75,000 Active 182 DOM
3. 2026-06-17
   days on market $75,000 Active 181 DOM
4. 2026-06-16
   days on market $75,000 Active 180 DOM
5. 2026-06-15
   days on market $75,000 Active 179 DOM
6. 2026-06-14
   days on market $75,000 Active 177 DOM
7. 2026-06-13
   days on market $75,000 Active 176 DOM
8. 2026-06-10
   days on market $75,000 Active 174 DOM
9. 2026-06-09
   days on market $75,000 Active 173 DOM
10. 2026-06-08
    days on market $75,000 Active 172 DOM
11. 2026-06-07
    pricedays on market $75,000 Active 171 DOM
12. 2026-06-02
    days on market $85,000 Active 166 DOM
13. 2026-06-01
    days on market $85,000 Active 165 DOM
14. 2026-05-31
    days on market $85,000 Active 164 DOM
15. 2026-05-30
    days on market $85,000 Active 163 DOM
16. 2026-05-22
    price $100,000
17. 2026-04-10
    price $85,000
18. 2026-01-14
    status Active
19. 2026-01-14
    historical
20. 2026-01-08
    status Active
21. 2026-01-06
    historical
22. 2026-01-06
    historical
23. 2026-01-05
    status Active
24. 2026-01-05
    price $100,000
25. 2026-01-05
    historical
26. 2025-12-05
    price
27. 2025-09-26
    listed Active
28. 2021-08-06
    historical
29. 2018-11-15
    soldstatus $51,500
30. 2018-11-15
    soldstatus $51,500
31. 2018-04-25
    listed $67,000
32. 2018-04-25
    listed $67,000

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,369 · $114/mo
• Expected delta: +$333/yr (+$28/mo · 32.2%)

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

Taxation est. · year 1

• Rental income: $19,892
• − Mortgage interest: −$4,201
• − Property taxes: −$1,036
• − Insurance: −$375
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$2,182
• Taxable income: $8,915
• Est. tax owed @ 24.0%: −$2,140
• After-tax cash flow: $7,444/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: United Twp Hsd 30
• NCES district ID: 1739870
• Math proficiency: 12% ▼ -5.00%
• Reading proficiency: 15% ▼ -6.00%
• Median HH income: $43,647
• Composite: 11.91/100
• National rank: #9670
• State rank: #536 of 620 in IL

Livability — East Moline

• Score: 62/100
• State rank: #870
• US rank: #16964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Moline, IL
• County: Rock Island County · 103,822 people
• City population: 23,308
• Metro: Davenport-Moline-Rock Island, IA-IL
• Population (ZIP): 23,308
• Household income: $63,819
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 746.0

Population outlook (Rock Island County) Hauer SSP2

• Today (2025): 140,982 people
• By 2030: 137,705 · -2.3%
• By 2040: 130,512 · -7.4%
• By 2050: 123,841 · -12.2%
• By 2075: 109,851 · -22.1%
• By 2100: 90,922 · -35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 19% Black 18% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: English 3% Lithuanian 2% Romanian 2%
• Foreign-born: 13% · Canada, United Kingdom, Philippines
• Languages at home: 78% English-only · Spanish 12% French/Haitian/Cajun 3% Other Asian/Pacific 2%

Political lean MEDSL · Rock Island

• 2024 margin: Lean D (+9.6) · D 53.9% · R 44.4% · Other 1.7%
• 2008→2024 swing: -15.0pp toward R · 2008: 24.6pp · 2024: 9.6pp
• All cycles: 2024: D+9.6 2020: D+12.1 2016: D+8.4 2012: D+21.9 2008: D+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.05%
• Current HPI: 154.4012
• Rent YoY: —
• Metro: Davenport-Moline-Rock Island, IA-IL
• 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

+49.3% since first listed

17 events — show timeline

• 2026-05-22 Price Changed $100,000 MRED as Distributed by MLS Grid
• 2026-04-10 Price Changed $85,000 MRED as Distributed by MLS Grid
• 2026-01-14 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-06 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-05 Relisted — MRED as Distributed by MLS Grid
• 2026-01-05 Price Changed $100,000 MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-05 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-26 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2018-11-15 Sold (MLS) $51,500 RMLSA as Distributed by MLS Grid
• 2018-11-15 Sold (MLS) $51,500 MRED as Distributed by MLS Grid
• 2018-04-25 Listed $67,000 RMLSA as Distributed by MLS Grid
• 2018-04-25 Listed $67,000 MRED as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2019): $1,036 · +0.7% YoY. Source: county tax records.