83 Sugar Ct · Manteno, IL 60950

$139,995

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 217 Days on market

Built 2025

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new home in Manteno's Maple Valley. This lovely three bedroom home has a 1 year warranty. Large kitchen, LR and formal entry. Ready to go for a two-car garage with concrete foundation. Sought after oversized front porch for relaxation on a quiet street in the neighborhood. Luxury vinyl plank flooring throughout the entire home with Whirlpool stainless steel appliances. This home is a "Must See".

Key facts

• Front porch
• Vinyl plank flooring
• Built 2025

Tags

• FRONT PORCH
• VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 2.3% in Manteno — 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 68/100 on livability (#464 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: schools C-, health & safety C-, amenities F.
• Manteno CUSD 5 (suburban): math 27% / reading 35% proficiency, ranked #224 of 620 in IL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 145 units permitted in Kankakee County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kankakee County population projected at -19% 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $140k implies a 233% gain — meaningful room to come down on a strong offer.

Recommended offer $123,195 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.43% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.75%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.6%
• Equity multiple: 1.42×
• Total profit: $16,357
• Equity at exit: $20,874

10-year hold

• IRR: 19.6%
• Equity multiple: 2.65×
• Total profit: $64,600
• Equity at exit: $12,104

Cash invested: $39,199 (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 60950

• Active inventory: 67
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $613

Break-even live

Break-even rent $1,225

Max offer price $139,995

Occupancy floor 64%

Sensitivity live

Price	-10% $709	-5% $661	+0% $613	+5% $564	+10% $516
Rent	-10% $455	-5% $534	+0% $613	+5% $692	+10% $771
Rate	-1.0pp $683	-0.5pp $648	base $613	+0.5pp $576	+1.0pp $539

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: $34,999
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 E Division St Unit 105 Manteno, IL	3.0	2.5	1350	$2,000	$1.48	44d	1	0.74mi

Listing history 6 events

1. 2026-03-17
   price $139,995 414-char remark

   Show marketing remark (414 chars)

   Brand new home in Manteno's Maple Valley. This lovely three bedroom home has a 1 year warranty. Large kitchen, LR and formal entry. Ready to go for a two-car garage with concrete foundation. Sought after oversized front porch for relaxation on a quiet street in the neighborhood. Luxury vinyl plank flooring throughout the entire home with Whirlpool stainless steel appliances. This home is a "Must See".

2. 2025-10-22
   listed $149,997 Active 414-char remark

   Show marketing remark (414 chars)

   Brand new home in Manteno's Maple Valley. This lovely three bedroom home has a 1 year warranty. Large kitchen, LR and formal entry. Ready to go for a two-car garage with concrete foundation. Sought after oversized front porch for relaxation on a quiet street in the neighborhood. Luxury vinyl plank flooring throughout the entire home with Whirlpool stainless steel appliances. This home is a "Must See".

3. 2019-06-05
   soldstatus $42,000 Closed Sale 461-char remark

   Show marketing remark (461 chars)

   Wow! This bright and spacious 2 BR, 2 BA has everything you're looking for! 2 car garage conveniently attached to home with a screen porch. Vaulted ceiling, skylights, large walk in closets and oversized laundry room with sink, cabinets and folding table/storage. Master bath includes garden tub, double sinks and walk in shower. Heat taped pipes and large driveway with patio space. Shed and brick patio in back. Don't miss this amazing home! 55+ community.

4. 2019-05-24
   status Pending 461-char remark

   Show marketing remark (461 chars)

   Wow! This bright and spacious 2 BR, 2 BA has everything you're looking for! 2 car garage conveniently attached to home with a screen porch. Vaulted ceiling, skylights, large walk in closets and oversized laundry room with sink, cabinets and folding table/storage. Master bath includes garden tub, double sinks and walk in shower. Heat taped pipes and large driveway with patio space. Shed and brick patio in back. Don't miss this amazing home! 55+ community.

5. 2019-05-16
   price $39,900 461-char remark

   Show marketing remark (461 chars)

   Wow! This bright and spacious 2 BR, 2 BA has everything you're looking for! 2 car garage conveniently attached to home with a screen porch. Vaulted ceiling, skylights, large walk in closets and oversized laundry room with sink, cabinets and folding table/storage. Master bath includes garden tub, double sinks and walk in shower. Heat taped pipes and large driveway with patio space. Shed and brick patio in back. Don't miss this amazing home! 55+ community.

6. 2019-05-03
   listed $44,900 New 461-char remark

   Show marketing remark (461 chars)

   Wow! This bright and spacious 2 BR, 2 BA has everything you're looking for! 2 car garage conveniently attached to home with a screen porch. Vaulted ceiling, skylights, large walk in closets and oversized laundry room with sink, cabinets and folding table/storage. Master bath includes garden tub, double sinks and walk in shower. Heat taped pipes and large driveway with patio space. Shed and brick patio in back. Don't miss this amazing home! 55+ community.

ⓘ 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: $24,000
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$4,073
• Taxable income: $5,446
• Est. tax owed @ 24.0%: −$1,307
• After-tax cash flow: $6,043/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: Manteno CUSD 5
• NCES district ID: 1724390
• Math proficiency: 27% ▼ -2.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $61,493
• Composite: 28.11/100
• National rank: #6824
• State rank: #224 of 620 in IL

Livability — Manteno

• Score: 68/100
• State rank: #464
• US rank: #9604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manteno, IL
• Population (ZIP): 11,902

Population outlook (Kankakee County) Hauer SSP2

• Today (2025): 105,479 people
• By 2030: 101,792 · -3.5%
• By 2040: 93,479 · -11.4%
• By 2050: 85,061 · -19.4%
• By 2075: 67,314 · -36.2%
• By 2100: 52,439 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Black 4% Two or more races 2% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 7% Lithuanian 5% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Kankakee

• 2024 margin: Strong R (+20.8) · D 38.7% · R 59.5% · Other 1.8%
• 2008→2024 swing: -25.4pp toward R · 2008: 4.6pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+16.5 2016: R+13.3 2012: R+3.4 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -117.37%
• Current HPI: 174.986
• 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

+211.8% since first listed

6 events — show timeline

• 2026-03-17 Price Changed $139,995 Zillow
• 2025-10-22 Listed $149,997 Zillow
• 2019-06-05 Sold (MLS) $42,000 MRED as Distributed by MLS Grid
• 2019-05-24 Pending — MRED as Distributed by MLS Grid
• 2019-05-16 Price Changed $39,900 MRED as Distributed by MLS Grid
• 2019-05-03 Listed $44,900 MRED as Distributed by MLS Grid