1804 17 St · Viola, IL 61486

$79,000

2 bd · 1.0 ba · 897 sqft · Other · 42 Days on market

Built 1911 6,969 sqft lot $88/sqft · 31% below area Est $115k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• Appreciation +7.0/10.0
• 1% rule +5.1/10.0
• DSCR +4.4/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MOVE IN READY -Charming & conveniently located, 2-bedroom, 1.5-st. home sits on corner lot just a short distance from elementary school, parks, cozy coffee shop, & more. updated flooring throughout, a spacious LR perfect for relaxing/entertaining, plus formal DR ready for gatherings & special occasions. Upstairs, you'll love the huge master bedroom offering private retreat w/ample space to unwind. The enclosed back porch serves as perfect mudroom-ideal for keeping coats and boots organized-while also housing the laundry area for added convenience. Major updates include a roof approximately (2022); Goodman furnace w/ new thermal coupler installed winter of 2025. A reverse osmosis water purification system will remain, along with all appliances and two window A/C units, making this home truly move-in ready. Whether you're starting out, downsizing, or looking for a great location with everyday conveniences nearby, this home offers comfort, practicality, and value all in one! TOTALLY MOTIVATED SELLERS PRICE FOR IMMEDIATE SALE

Key facts

• Enclosed back porch
• Goodman furnace
• Laundry area

Tags

• CORNER LOT
• UPDATED FLOORING
• ENCLOSED BACK PORCH
• MUDROOM
• LAUNDRY AREA
• GOODMAN FURNACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $79k.

Deal economics

• At list price, monthly cash flow is $17 ($203/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#593 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, 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: 7 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($546 loan paydown + $3k appreciation (4.0% local appreciation)).
• Mercer County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,630 (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 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.01% ✓
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 8.2

CMA / ARV

• ARV (median comp): $114,538
• List price: $79,000
• Delta: -31.03%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

3.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.66×
• Total profit: $14,683
• Equity at exit: $39,814

10-year hold

• IRR: 12.7%
• Equity multiple: 3.08×
• Total profit: $46,058
• Equity at exit: $64,929

Cash invested: $22,120 (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 61486

• Home prices YoY: 2.5%
• Active inventory: 7
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$168 /mo · $2,015/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $17

Break-even live

Break-even rent $779

Max offer price $79,000

Occupancy floor 93%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1402 14th St Unit C Viola, IL	2.0	1.0	700	$800	$1.14	44d	1	0.32mi

Listing history 28 events

1. 2026-05-18
   status Pending 1049-char remark

   Show marketing remark (1049 chars)

   MOVE IN READY -Charming & conveniently located, 2-bedroom, 1.5-st. home sits on corner lot just a short distance from elementary school, parks, cozy coffee shop, & more. updated flooring throughout, a spacious LR perfect for relaxing/entertaining, plus formal DR ready for gatherings & special occasions. Upstairs, you'll love the huge master bedroom offering private retreat w/ample space to unwind. The enclosed back porch serves as perfect mudroom-ideal for keeping coats and boots organized-while also housing the laundry area for added convenience. Major updates include a roof approximately (2022); Goodman furnace w/ new thermal coupler installed winter of 2025. A reverse osmosis water purification system will remain, along with all appliances and two window A/C units, making this home truly move-in ready. Whether you're starting out, downsizing, or looking for a great location with everyday conveniences nearby, this home offers comfort, practicality, and value all in one! TOTALLY MOTIVATED SELLERS PRICE FOR IMMEDIATE SALE

2. 2026-04-05
   listed $79,000 Active 1049-char remark

   Show marketing remark (1049 chars)

   MOVE IN READY -Charming & conveniently located, 2-bedroom, 1.5-st. home sits on corner lot just a short distance from elementary school, parks, cozy coffee shop, & more. updated flooring throughout, a spacious LR perfect for relaxing/entertaining, plus formal DR ready for gatherings & special occasions. Upstairs, you'll love the huge master bedroom offering private retreat w/ample space to unwind. The enclosed back porch serves as perfect mudroom-ideal for keeping coats and boots organized-while also housing the laundry area for added convenience. Major updates include a roof approximately (2022); Goodman furnace w/ new thermal coupler installed winter of 2025. A reverse osmosis water purification system will remain, along with all appliances and two window A/C units, making this home truly move-in ready. Whether you're starting out, downsizing, or looking for a great location with everyday conveniences nearby, this home offers comfort, practicality, and value all in one! TOTALLY MOTIVATED SELLERS PRICE FOR IMMEDIATE SALE

3. 2024-07-25
   soldstatus $79,000
4. 2024-07-11
   soldstatus $79,000 Closed 578-char remark

   Show marketing remark (578 chars)

   This beautiful Home is located in a quiet rural neighborhood, within walking distance to the Elementary school, Parks, Churches, Coffee Shop, Restaurants, and more! This lovely home features updated flooring throughout the home. Spacious Living Room, Dining Room, Kitchen, Master Bedroom, Full Bathroom, and Laundry Room all located on the Main Level. Upstairs you'll find a unique second bedroom with lots of windows making it an extra cozy space. This Home sits on a corner lot with lots of space to plant a garden and play. Lots of storage space with the basement and garage.

5. 2024-07-11
   soldstatus $79,000 578-char remark

   Show marketing remark (578 chars)

   This beautiful Home is located in a quiet rural neighborhood, within walking distance to the Elementary school, Parks, Churches, Coffee Shop, Restaurants, and more! This lovely home features updated flooring throughout the home. Spacious Living Room, Dining Room, Kitchen, Master Bedroom, Full Bathroom, and Laundry Room all located on the Main Level. Upstairs you'll find a unique second bedroom with lots of windows making it an extra cozy space. This Home sits on a corner lot with lots of space to plant a garden and play. Lots of storage space with the basement and garage.

6. 2024-06-10
   historical Under Contract 578-char remark

   Show marketing remark (578 chars)

   This beautiful Home is located in a quiet rural neighborhood, within walking distance to the Elementary school, Parks, Churches, Coffee Shop, Restaurants, and more! This lovely home features updated flooring throughout the home. Spacious Living Room, Dining Room, Kitchen, Master Bedroom, Full Bathroom, and Laundry Room all located on the Main Level. Upstairs you'll find a unique second bedroom with lots of windows making it an extra cozy space. This Home sits on a corner lot with lots of space to plant a garden and play. Lots of storage space with the basement and garage.

7. 2024-05-17
   listed $79,900 Active 578-char remark

   Show marketing remark (578 chars)

   This beautiful Home is located in a quiet rural neighborhood, within walking distance to the Elementary school, Parks, Churches, Coffee Shop, Restaurants, and more! This lovely home features updated flooring throughout the home. Spacious Living Room, Dining Room, Kitchen, Master Bedroom, Full Bathroom, and Laundry Room all located on the Main Level. Upstairs you'll find a unique second bedroom with lots of windows making it an extra cozy space. This Home sits on a corner lot with lots of space to plant a garden and play. Lots of storage space with the basement and garage.

8. 2024-05-17
   listed $79,900 578-char remark

   Show marketing remark (578 chars)

   This beautiful Home is located in a quiet rural neighborhood, within walking distance to the Elementary school, Parks, Churches, Coffee Shop, Restaurants, and more! This lovely home features updated flooring throughout the home. Spacious Living Room, Dining Room, Kitchen, Master Bedroom, Full Bathroom, and Laundry Room all located on the Main Level. Upstairs you'll find a unique second bedroom with lots of windows making it an extra cozy space. This Home sits on a corner lot with lots of space to plant a garden and play. Lots of storage space with the basement and garage.

9. 2024-01-11
   status Active
10. 2024-01-11
    historical
11. 2024-01-11
    historical
12. 2023-12-29
    status Pending
13. 2023-05-30
    historical
14. 2023-05-30
    historical
15. 2023-05-24
    listed Active
16. 2023-05-24
    listed Active
17. 2022-08-29
    historical
18. 2022-07-14
    status Pending
19. 2022-07-14
    historical
20. 2022-07-08
    listed Active
21. 2021-08-06
    historical
22. 2021-08-06
    historical
23. 2014-07-25
    soldstatus $36,400
24. 2014-07-25
    soldstatus $36,400
25. 2014-07-25
    soldstatus $36,400
26. 2014-01-03
    listed $52,000
27. 2014-01-03
    listed $52,000
28. 2013-06-29
    listed $52,000

ⓘ 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: $2,015 · $168/mo
• Projected year-2 tax: $2,015 · $168/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 · 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: $9,600
• − Mortgage interest: −$4,425
• − Property taxes: −$2,015
• − Insurance: −$395
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$2,298
• Taxable loss: −$1,069
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $459/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 — Viola

• Score: 66/100
• State rank: #593
• US rank: #12280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Viola, IL
• Population (ZIP): 1,429

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 14,595 people
• By 2030: 13,846 · -5.1%
• By 2040: 12,335 · -15.5%
• By 2050: 10,893 · -25.4%
• By 2075: 8,238 · -43.6%
• By 2100: 6,111 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: English 3% Italian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 2%

Political lean MEDSL · Mercer

• 2024 margin: Strong R (+27.1) · D 35.4% · R 62.5% · Other 2.2%
• 2008→2024 swing: -39.0pp toward R · 2008: 11.9pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+24.0 2016: R+20.7 2012: D+7.4 2008: D+11.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.95%
• Current HPI: 161.0336
• 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

+51.9% since first listed

28 events — show timeline

• 2026-05-18 Pending — MRED as Distributed by MLS Grid
• 2026-04-05 Listed $79,000 MRED as Distributed by MLS Grid
• 2024-07-25 Sold (Public Records) $79,000 Public Records
• 2024-07-11 Sold (MLS) $79,000 MRED as Distributed by MLS Grid
• 2024-07-11 Sold (MLS) $79,000 RMLSA as Distributed by MLS Grid
• 2024-06-10 Contingent — RMLSA as Distributed by MLS Grid
• 2024-05-17 Listed $79,900 MRED as Distributed by MLS Grid
• 2024-05-17 Listed $79,900 RMLSA as Distributed by MLS Grid
• 2024-01-11 Relisted — RMLSA as Distributed by MLS Grid
• 2024-01-11 Listing Removed — MRED as Distributed by MLS Grid
• 2024-01-11 Listing Removed — RMLSA as Distributed by MLS Grid
• 2023-12-29 Pending — RMLSA as Distributed by MLS Grid
• 2023-05-30 Listing Removed — RMLSA as Distributed by MLS Grid
• 2023-05-30 Listing Removed — MRED as Distributed by MLS Grid
• 2023-05-24 Listed — RMLSA as Distributed by MLS Grid
• 2023-05-24 Listed — RMLSA as Distributed by MLS Grid
• 2022-08-29 Listing Removed — MRED as Distributed by MLS Grid
• 2022-07-14 Pending — RMLSA as Distributed by MLS Grid
• 2022-07-14 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-07-08 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2014-07-25 Sold (MLS) $36,400 MRED as Distributed by MLS Grid
• 2014-07-25 Sold (MLS) $36,400 RMLSA as Distributed by MLS Grid
• 2014-07-25 Sold (MLS) $36,400 RMLSA as Distributed by MLS Grid
• 2014-01-03 Listed $52,000 MRED as Distributed by MLS Grid
• 2014-01-03 Listed $52,000 RMLSA as Distributed by MLS Grid
• 2013-06-29 Listed $52,000 RMLSA as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2024): $2,015 · +121.2% YoY. Source: county tax records.