256 7th St · Silvis, IL 61282

$129,500

2 bd · 1.0 ba · 1,218 sqft · SingleFamily public records · 13 Days on market

Built 1930 5,227 sqft lot Est $146k · 11% under

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Why this score? — see what drove the D+ 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 +16.9/30.0
• ARV discount +12.6/15.0
• DSCR +5.2/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming bungalow featuring 2 bedrooms, 1 bathroom, and a detached garage. Located in the United Township School District, this home offers a generously sized living room and formal dining room. Both bedrooms are conveniently located on the main level. The spacious kitchen provides ample room for cooking and gathering. Buyer and buyer's agent to verify all information, including square footage, room sizes, school zones, taxes, exemptions, and zoning.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1930

Property features AI

Finance

• Other: Property located in unincorporated area; Directions: 1st Avenue to 7th Street
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 garage space; 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story design; Approximately 1,218 main finished square feet; Total finished/unfinshed area about 2,018; Built over 90 years ago
• Construction: Asphalt roof; Block foundation; Other construction materials; Unfinished basement (about 800)
• Exterior features: Lot smaller than 0.25 acre; No notable lot features listed

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 6 total rooms; Full cellar basement
• Laundry & utility: Laundry room in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $85 ($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 $117k (9.7% below list).
• Recommended offer: $117k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.4% in Silvis — 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 70/100 on livability (#361 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime D, amenities D-, commute 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: George O Barr School (math 2% / reading 12%, grade F, #1,673 of 2,056 statewide, top 84%, 418 students, 0% FRL); Northeast Jr High School (math 8% / reading 12%, grade F, #592 of 665 statewide, top 90%, 202 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: 43 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 116 units permitted in Rock Island County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $895 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $130k implies a 270% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,953 (9.7% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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: 0.90% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $146,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
158 5th St	0.19mi	3/1.0 (+1)	1,292 (+6%)	4mo	$90,000	$70	73
432 12th St	0.36mi	2/1.0	1,202 (-1%)	15mo	$143,900	$120	68
421 10th St Unit A	0.33mi	3/1.0 (+1)	1,324 (+9%)	3mo	$150,000	$113	63
337 5th Street Ct	0.23mi	3/1.5 (+1)	1,400 (+15%)	2mo	$178,000	$127	56
917 3rd St	0.67mi	2/1.0	1,138 (-7%)	5mo	$135,000	$119	54
1403 5th Ave	0.56mi	3/1.5 (+1)	1,176 (-3%)	9mo	$122,500	$104	54
402 9th Ave	0.64mi	3/1.0 (+1)	1,187 (-2%)	12mo	$145,100	$122	51
1237 20th Avenue Way	0.75mi	2/1.5	1,143 (-6%)	9mo	$132,000	$115	45
818 9th Ave	0.63mi	3/1.0 (+1)	1,068 (-12%)	3mo	$87,500	$82	42
1427 18th Ave	0.68mi	3/2.0 (+1)	1,090 (-10%)	1mo	$240,000	$220	41
810 13th St	0.71mi	3/2.0 (+1)	1,079 (-11%)	9mo	$135,000	$125	32
810 12th St	0.68mi	3/2.5 (+1)	1,040 (-15%)	15mo	$195,000	$188	21

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

Projected returns pro-forma

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

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-15,612
• Equity at exit: $19,309

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-6,723
• Equity at exit: $11,197

Cash invested: $36,260 (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 61282

• Active inventory: 43
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,170 high
• Mortgage (P&I): −$679
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $85

Break-even live

Break-even rent $1,062

Max offer price $129,500

Occupancy floor 88%

Sensitivity live

Price	-10% $158	-5% $121	+0% $85	+5% $48	+10% $11
Rent	-10% $-8	-5% $38	+0% $85	+5% $131	+10% $177
Rate	-1.0pp $150	-0.5pp $118	base $85	+0.5pp $51	+1.0pp $17

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 3rd St Unit House Silvis, IL	2.0	1.0	1017	$1,150	$1.13	22d	1	0.33mi
1842 28th Ave East Moline, IL	2.0	1.0	914	$1,100	$1.20	15d	1	0.54mi
777 20th Ave Unit 1 East Moline, IL	2.0	1.0	1030	$1,090	$1.06	22d	1	1.21mi
4000 Archer Dr East Moline, IL	2.0–3.0	1.0–1.5	933	$1,195	$1.28	15d	2	1.38mi
625 25th Ave Unit 625 East Moline, IL	2.0	1.0	888	$900	$1.01	22d	1	1.38mi
1810 14th St Silvis, IL	3.0	1.0	1100	$1,300	$1.18	15d	1	1.38mi
2101 7th St Silvis, IL	3.0	1.0–2.5	905	$1,655	$1.83	15d	17	1.48mi

Listing history 11 events

1. 2026-06-22
   days on market $129,500 Active 13 DOM
2. 2026-06-18
   days on market $129,500 Active 10 DOM
3. 2026-06-17
   days on market $129,500 Active 9 DOM
4. 2026-06-16
   price $129,500 Active 8 DOM
5. 2026-06-16
   days on market $135,000 Active 8 DOM
6. 2026-06-15
   days on market $135,000 Active 7 DOM
7. 2026-06-14
   days on market $135,000 Active 5 DOM
8. 2026-06-13
   days on market $135,000 Active 4 DOM
9. 2026-06-10
   days on market $135,000 Active 2 DOM
10. 2026-06-09
    remarks 470-char remark
11. 2026-06-09
    listed $135,000 Active 1 DOM

ⓘ 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: $1,275 · $106/mo
• Projected year-2 tax: $2,107 · $176/mo
• Expected delta: +$832/yr (+$69/mo · 65.3%)

ⓘ 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,034
• − Mortgage interest: −$7,254
• − Property taxes: −$1,275
• − Insurance: −$648
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$3,767
• Taxable loss: −$1,155
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $1,292/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 — Silvis

• Score: 70/100
• State rank: #361
• US rank: #7465

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silvis, IL
• City population: 8,345
• Population (ZIP): 8,345

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: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 13% Two or more races 8% Black 6% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: English 4% Lithuanian 3% Slovak 2%
• Foreign-born: 4%
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% 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: ▼ -88.29%
• Current HPI: 152.1004
• 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

+285.7% since first listed

2 events — show timeline

• 2026-06-08 Listed $135,000 MRED as Distributed by MLS Grid
• 2001-11-16 Sold (Public Records) $35,000 Public Records

Property tax history

-0.3%/yr

Latest (2024): $1,275 · +0.2% YoY. Source: county tax records.