11609 18th St · Coyne Center, IL 61264

$110,000

3 bd · 1.0 ba · 849 sqft · SingleFamily public records · 42 Days on market

Built 1956 0.26 ac lot $130/sqft · at area comps Est $117k · 6% under

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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
• ARV discount +10.4/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One owner ranch with 3 bedrooms, 1 bath, and a 2 car garage. Garage roof about 2 years ago. House roof and windows 2011, Water heater 2020. A/C 2012. Being sold "as is". The home is on a public septic system.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1956

Property features AI

Finance

• Other: Property listed as unincorporated in Bowling Township; Living area measured by taped method
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with garage door opener (2 garage spaces, 2 total parking spaces); Asphalt driveway
• Utilities: Shared well water; Shared septic
• Home design: Detached single-family home; One-story
• Construction: Approximately 61–70 years old; Aluminum siding; Asphalt roof; Fee simple ownership
• Exterior features: Level lot; Lot dimensions approximately 232 x 53 x 235 x 53; Street is paved

Interior

• Kitchen: Kitchen with eating area/table space; Range; Refrigerator
• Bedrooms: Master bedroom on main level (carpet); Two additional bedrooms on main level (11 x 11 and 11 x 8, carpet)
• Flooring: Carpet in main living areas and bedrooms; Vinyl in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Five total rooms; Drapes and blinds on windows
• Laundry & utility: Laundry room with laundry closet; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#526 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• Sherrard CUSD 200 (rural): math 29% / reading 30% proficiency, ranked #240 of 620 in IL (top 39%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 33 active listings in the ZIP; 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.94%
• DSCR: 1.75
• GRM: 6.4

CMA / ARV

• ARV (median comp): $117,449
• List price: $110,000
• Delta: -6.34%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1619 116th Ave	0.15mi	2/1.0 (-1)	893 (+5%)	0mo	$100,000	$112	79
1621 116th Ave	0.14mi	3/1.0	892 (+5%)	12mo	$111,000	$124	75
11502 18th St	0.07mi	2/1.0 (-1)	868 (+2%)	20mo	$108,000	$124	71
1710 114th Ave	0.14mi	2/1.0 (-1)	725 (-15%)	23mo	$58,000	$80	45
1124 Coyne Center Rd	0.68mi	2/1.0 (-1)	935 (+10%)	13mo	$120,000	$128	36

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: 8.2%
• Equity multiple: 1.32×
• Total profit: $9,842
• Equity at exit: $16,401

10-year hold

• IRR: 17.4%
• Equity multiple: 2.43×
• Total profit: $44,136
• Equity at exit: $9,511

Cash invested: $30,800 (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 61264

• Active inventory: 33
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $435

Break-even live

Break-even rent $873

Max offer price $110,000

Occupancy floor 64%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   statusdays on market $110,000 Pending 42 DOM
2. 2026-06-04
   days on market $110,000 Active 40 DOM
3. 2026-06-02
   days on market $110,000 Active 39 DOM
4. 2026-06-01
   days on market $110,000 Active 38 DOM
5. 2026-05-31
   days on market $110,000 Active 37 DOM
6. 2026-05-31
   days on market $110,000 Active 36 DOM
7. 2026-04-24
   listed $110,000 Active 219-char remark

ⓘ 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: $803 · $67/mo
• Projected year-2 tax: $1,650 · $138/mo
• Expected delta: +$847/yr (+$71/mo · 105.4%)

ⓘ 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 ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,079
• − Mortgage interest: −$6,162
• − Property taxes: −$803
• − Insurance: −$550
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$3,200
• Taxable income: $3,631
• Est. tax owed @ 24.0%: −$872
• After-tax cash flow: $4,345/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: Sherrard CUSD 200
• NCES district ID: 1736180
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 30% ▼ -16.00%
• Median HH income: $60,194
• Composite: 26.77/100
• National rank: #7129
• State rank: #240 of 620 in IL

Livability — Coyne Center

• Score: 67/100
• State rank: #526
• US rank: #10896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coyne Center, IL
• Population (ZIP): 10,056

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 5% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: English 3% Romanian 2% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

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: ▼ -126.95%
• Current HPI: 160.4359
• 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

2 events — show timeline

• 2026-06-05 Pending — MRED as Distributed by MLS Grid
• 2026-04-24 Listed $110,000 MRED as Distributed by MLS Grid

Property tax history

-0.4%/yr

Latest (2024): $803 · -1.7% YoY. Source: county tax records.