63 W 5th St · Dallas City, IL 62330

$129,000

5 bd · 1.0 ba · 1,400 sqft · SingleFamily · 308 Days on market

Built 1900 10,454 sqft lot $92/sqft · 79% above area

---

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 +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Appreciation +5.2/10.0
• 1% rule +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Room, room, room! This Victorian gem has so much to offer! Listed as a 4 bedroom 1 bath however, the lower level features an additional "bonus" room that can be a den, living room or bedroom as it has been left for you to finish. The kitchen features solid wood cabinetry. The bathroom and upper level has been updated that needs minor finishing touches. Outside you will find a large side deck, a shed and 2, yes 2 garages. The 1 car oversized garage is heated. .. perfect for a man cave, hosting parties or a shop. Construction materials are included with the price to finish your dream home. Home has newer roof and HVAX. All appliances stay!

Key facts

• Solid wood cabinetry
• Heated garage
• Large side deck

Tags

• SOLID WOOD CABINETRY
• LARGE SIDE DECK
• HEATED GARAGE

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (1.8% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#549 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Illini West H S District 307 (town): math 25% / reading 25% proficiency, ranked #611 of 919 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dallas City Elem School (math 12% / reading 17%, grade F, #1,278 of 2,056 statewide, top 65%, 169 students, 0% FRL); Illini West High School (math 17% / reading 27%, grade F, #319 of 693 statewide, top 50%, 342 students, 0% FRL).
• Market conditions: 18 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($892 loan paydown + $489 appreciation (0.4% local appreciation)).
• Hancock County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 308 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 308 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: 0.98% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 8.5

CMA / ARV

• ARV (median comp): $72,001
• List price: $129,000
• Delta: 79.17%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 E 5th St	0.13mi	4/2.0 (-1)	1,200 (-14%)	5mo	$32,000	$27	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.12×
• Total profit: $4,435
• Equity at exit: $39,921

10-year hold

• IRR: 7.6%
• Equity multiple: 1.86×
• Total profit: $31,115
• Equity at exit: $50,001

Cash invested: $36,120 (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 62330

• Home prices YoY: 0.3%
• Active inventory: 18
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$178 /mo · $2,142/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $92

Break-even live

Break-even rent $1,150

Max offer price $129,000

Occupancy floor 88%

Sensitivity live

Price	-10% $165	-5% $129	+0% $92	+5% $56	+10% $19
Rent	-10% $-8	-5% $42	+0% $92	+5% $142	+10% $192
Rate	-1.0pp $157	-0.5pp $125	base $92	+0.5pp $59	+1.0pp $25

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $129,000 Active 308 DOM
2. 2026-06-21
   days on market $129,000 Active 307 DOM
3. 2026-06-19
   days on market $129,000 Active 306 DOM
4. 2026-06-18
   days on market $129,000 Active 305 DOM
5. 2026-06-17
   days on market $129,000 Active 304 DOM
6. 2026-06-16
   days on market $129,000 Active 303 DOM
7. 2026-06-15
   days on market $129,000 Active 302 DOM
8. 2026-06-13
   days on market $129,000 Active 300 DOM
9. 2026-06-12
   days on market $129,000 Active 299 DOM
10. 2026-06-09
    days on market $129,000 Active 296 DOM
11. 2026-06-08
    days on market $129,000 Active 295 DOM
12. 2026-06-07
    days on market $129,000 Active 294 DOM
13. 2026-06-07
    days on market $129,000 Active 293 DOM
14. 2026-06-05
    days on market $129,000 Active 292 DOM
15. 2026-06-03
    days on market $129,000 Active 290 DOM
16. 2026-06-02
    days on market $129,000 Active 289 DOM
17. 2026-06-01
    days on market $129,000 Active 288 DOM
18. 2026-05-31
    days on market $129,000 Active 287 DOM
19. 2026-05-30
    days on market $129,000 Active 286 DOM
20. 2026-03-30
    price $129,000 657-char remark

    Show marketing remark (657 chars)

    Room, room, room! This Victorian gem has so much to offer! Listed as a 4 bedroom 1 bath however, the lower level features an additional "bonus" room that can be a den, living room or bedroom as it has been left for you to finish. The kitchen features solid wood cabinetry. The bathroom and upper level has been updated that needs minor finishing touches. Outside you will find a large side deck, a shed and 2, yes 2 garages. The 1 car oversized garage is heated. .. perfect for a man cave, hosting parties or a shop. Construction materials are included with the price to finish your dream home. Home has newer roof and HVAX. All appliances stay!

21. 2026-02-13
    status Active 657-char remark

    Show marketing remark (657 chars)

    Room, room, room! This Victorian gem has so much to offer! Listed as a 4 bedroom 1 bath however, the lower level features an additional "bonus" room that can be a den, living room or bedroom as it has been left for you to finish. The kitchen features solid wood cabinetry. The bathroom and upper level has been updated that needs minor finishing touches. Outside you will find a large side deck, a shed and 2, yes 2 garages. The 1 car oversized garage is heated. .. perfect for a man cave, hosting parties or a shop. Construction materials are included with the price to finish your dream home. Home has newer roof and HVAX. All appliances stay!

22. 2026-02-13
    price $131,000 657-char remark

    Show marketing remark (657 chars)

    Room, room, room! This Victorian gem has so much to offer! Listed as a 4 bedroom 1 bath however, the lower level features an additional "bonus" room that can be a den, living room or bedroom as it has been left for you to finish. The kitchen features solid wood cabinetry. The bathroom and upper level has been updated that needs minor finishing touches. Outside you will find a large side deck, a shed and 2, yes 2 garages. The 1 car oversized garage is heated. .. perfect for a man cave, hosting parties or a shop. Construction materials are included with the price to finish your dream home. Home has newer roof and HVAX. All appliances stay!

23. 2026-02-04
    price $133,000 657-char remark

    Show marketing remark (657 chars)

    Room, room, room! This Victorian gem has so much to offer! Listed as a 4 bedroom 1 bath however, the lower level features an additional "bonus" room that can be a den, living room or bedroom as it has been left for you to finish. The kitchen features solid wood cabinetry. The bathroom and upper level has been updated that needs minor finishing touches. Outside you will find a large side deck, a shed and 2, yes 2 garages. The 1 car oversized garage is heated. .. perfect for a man cave, hosting parties or a shop. Construction materials are included with the price to finish your dream home. Home has newer roof and HVAX. All appliances stay!

24. 2025-12-02
    price $139,000 657-char remark

    Show marketing remark (657 chars)

    Room, room, room! This Victorian gem has so much to offer! Listed as a 4 bedroom 1 bath however, the lower level features an additional "bonus" room that can be a den, living room or bedroom as it has been left for you to finish. The kitchen features solid wood cabinetry. The bathroom and upper level has been updated that needs minor finishing touches. Outside you will find a large side deck, a shed and 2, yes 2 garages. The 1 car oversized garage is heated. .. perfect for a man cave, hosting parties or a shop. Construction materials are included with the price to finish your dream home. Home has newer roof and HVAX. All appliances stay!

25. 2025-10-17
    price $145,900 657-char remark

    Show marketing remark (657 chars)

    Room, room, room! This Victorian gem has so much to offer! Listed as a 4 bedroom 1 bath however, the lower level features an additional "bonus" room that can be a den, living room or bedroom as it has been left for you to finish. The kitchen features solid wood cabinetry. The bathroom and upper level has been updated that needs minor finishing touches. Outside you will find a large side deck, a shed and 2, yes 2 garages. The 1 car oversized garage is heated. .. perfect for a man cave, hosting parties or a shop. Construction materials are included with the price to finish your dream home. Home has newer roof and HVAX. All appliances stay!

26. 2025-08-08
    listed $153,000 Active 657-char remark

    Show marketing remark (657 chars)

    Room, room, room! This Victorian gem has so much to offer! Listed as a 4 bedroom 1 bath however, the lower level features an additional "bonus" room that can be a den, living room or bedroom as it has been left for you to finish. The kitchen features solid wood cabinetry. The bathroom and upper level has been updated that needs minor finishing touches. Outside you will find a large side deck, a shed and 2, yes 2 garages. The 1 car oversized garage is heated. .. perfect for a man cave, hosting parties or a shop. Construction materials are included with the price to finish your dream home. Home has newer roof and HVAX. All appliances stay!

27. 2022-08-26
    soldstatus $120,000

ⓘ 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: $2,142 · $178/mo
• Projected year-2 tax: $2,535 · $211/mo
• Expected delta: +$393/yr (+$33/mo · 18.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,202
• − Mortgage interest: −$7,226
• − Property taxes: −$2,142
• − Insurance: −$645
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$3,753
• Taxable loss: −$996
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $1,344/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: Illini West H S District 307
• NCES district ID: 1701384
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $47,745
• Composite: 24.88/100
• National rank: #12997
• State rank: #611 of 919 in IL

Livability — Dallas City

• Score: 66/100
• State rank: #549
• US rank: #11621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallas City, IL
• Population (ZIP): 1,548

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 17,042 people
• By 2030: 16,056 · -5.8%
• By 2040: 13,912 · -18.4%
• By 2050: 11,879 · -30.3%
• By 2075: 8,302 · -51.3%
• By 2100: 5,846 · -65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 4% Italian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.8%
• 2008→2024 swing: -39.2pp toward R · 2008: -10.8pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.9 2016: R+50.8 2012: R+19.0 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.38%
• Current HPI: 133.3962
• 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

+7.5% since first listed

8 events — show timeline

• 2026-03-30 Price Changed $129,000 IAR
• 2026-02-13 Relisted — IAR
• 2026-02-13 Price Changed $131,000 IAR
• 2026-02-04 Price Changed $133,000 IAR
• 2025-12-02 Price Changed $139,000 IAR
• 2025-10-17 Price Changed $145,900 IAR
• 2025-08-08 Listed $153,000 IAR
• 2022-08-26 Sold (Public Records) $120,000 Public Records

Property tax history

+4.2%/yr

Latest (2024): $2,142 · +5.9% YoY. Source: county tax records.