16713 10th Ave · Carbon Cliff, IL 61239

$70,000

2 bd · 1.5 ba · 1,392 sqft · SingleFamily · 179 Days on market

Built 1967 0.39 ac 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
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

2 BR, 1.5 bath home on double lot! This is a manufactured home with large family room addition on a permanent foundation. Nice 24x24 detached 2-car garage. The whole lot is fenced. Deck off the family room. Garden shed for additional storage. Property is being sold AS IS. Seller will not make any repairs or provide any reports. Monthly charge for water, sewer and garbage is $131.63 to the Village of Carbon Cliff. Property is located in the 100 year flood zone.

Key facts

• Whole lot is fenced
• Double lot
• 0.39 acre lot

Tags

• DOUBLE LOT
• LARGE FAMILY ROOM ADDITION
• DETACHED 2-CAR GARAGE
• WHOLE LOT IS FENCED
• DECK OFF THE FAMILY ROOM

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer; 100 amp electrical service
• Home design: Detached single-family home; One-story layout; Fee simple ownership
• Construction: Vinyl siding; Asphalt roof; Other foundation; Built 51–60 years ago; Built before 1978
• Exterior features: Level lot; Lot dimensions approximately 118 x 146

Interior

• Kitchen: Kitchen on main level (8 x 8)
• Bedrooms: Master bedroom on main level (16 x 9); Second bedroom on main level (10 x 9); Two additional bedrooms
• Flooring: Carpet in living areas and bedrooms; Laminate in dining room and kitchen
• Bathrooms: One full bathroom; One half bathroom (in master bedroom)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Six total rooms; Crawl space basement; Common area laundry
• Laundry & utility: Laundry area (common area)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#502 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A-; Watch: amenities F, commute F, employment 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: Eagle Ridge School (math 24% / reading 24%, grade F, #850 of 2,056 statewide, top 45%, 278 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: 16 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 116 units permitted in Rock Island County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($484 loan paydown + $4k appreciation (5.8% local appreciation)).
• Rock Island County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 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 1967 — 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 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: 1.76% ✓
• Cap rate: 14.69%
• Cash-on-cash: 29.98%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $182,352
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Cliff Dr	0.40mi	3/2.0 (+1)	1,396 (+0%)	1mo	$182,500	$131	73
122 3rd St	0.16mi	3/1.0 (+1)	1,330 (-4%)	7mo	$130,000	$98	72
2234 Oakwood Ct	0.66mi	3/2.0 (+1)	1,288 (-8%)	0mo	$225,000	$175	49

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

Projected returns pro-forma

5.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.5%
• Equity multiple: 3.58×
• Total profit: $50,573
• Equity at exit: $43,113

10-year hold

• IRR: 37.9%
• Equity multiple: 7.36×
• Total profit: $124,610
• Equity at exit: $77,425

Cash invested: $19,600 (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 61239

• Home prices YoY: 4.6%
• Active inventory: 16
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $490

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 55%

Sensitivity live

Price	-10% $538	-5% $514	+0% $490	+5% $465	+10% $441
Rent	-10% $392	-5% $441	+0% $490	+5% $538	+10% $587
Rate	-1.0pp $525	-0.5pp $507	base $490	+0.5pp $471	+1.0pp $453

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3402 Orchard Ln Carbon Cliff, IL	1.0–3.0	1.0–1.5	941	$1,160	$1.23	15d	11	1.11mi
1810 14th St Silvis, IL	3.0	1.0	1100	$1,300	$1.18	15d	1	1.22mi

Listing history 19 events

1. 2026-06-22
   days on market $70,000 Active 179 DOM
2. 2026-06-18
   days on market $70,000 Active 176 DOM
3. 2026-06-17
   days on market $70,000 Active 175 DOM
4. 2026-06-16
   days on market $70,000 Active 174 DOM
5. 2026-06-15
   days on market $70,000 Active 173 DOM
6. 2026-06-14
   days on market $70,000 Active 171 DOM
7. 2026-06-13
   days on market $70,000 Active 170 DOM
8. 2026-06-10
   days on market $70,000 Active 168 DOM
9. 2026-06-09
   days on market $70,000 Active 167 DOM
10. 2026-06-08
    days on market $70,000 Active 166 DOM
11. 2026-06-07
    days on market $70,000 Active 165 DOM
12. 2026-06-02
    days on market $70,000 Active 160 DOM
13. 2026-06-01
    days on market $70,000 Active 159 DOM
14. 2026-05-31
    days on market $70,000 Active 158 DOM
15. 2026-05-30
    days on market $70,000 Active 157 DOM
16. 2026-04-01
    status Active
17. 2026-03-31
    historical
18. 2025-12-23
    listed $70,000 Active
19. 2024-11-06
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,785
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$2,036
• Taxable income: $5,062
• Est. tax owed @ 24.0%: −$1,215
• After-tax cash flow: $4,660/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 — Carbon Cliff

• Score: 67/100
• State rank: #502
• US rank: #10342

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carbon Cliff, IL
• City population: 1,138
• Population (ZIP): 1,138

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 (66%)
• Race & ethnicity: White 66% Black 18% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 3% English 3% Slovak 2%
• Foreign-born: 11% · United Kingdom
• Languages at home: 91% English-only · French/Haitian/Cajun 4%

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: ▲ 5.80%
• Current HPI: 132.7
• 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

4 events — show timeline

• 2026-04-01 Relisted — MRED as Distributed by MLS Grid
• 2026-03-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-23 Listed $70,000 MRED as Distributed by MLS Grid
• 2024-11-06 Listing Removed — MRED as Distributed by MLS Grid