15619 Sienna Ct · South Beloit, IL 61080

$174,900

2 bd · 2.0 ba · 1,360 sqft · Condo · 14 Days on market

Built 2010 $196/mo HOA · 9% of rent

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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).

• Cash flow +23.4/30.0
• 1% rule +7.6/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom 2 bath condo is just what you are looking for. Open floor plan. Nice Engineered hardwood flooring. This kitchen has stainless steel appliances, quartz counter tops, tile backsplash, and a pantry. There are some updated light fixtures. Enjoy a first floor laundry with folding table and coat rack in your first floor laundry! Private bath in main bedroom with walk in closed and walk in shower. Patio for grilling. Located on a cul da sac. Easy hwy 39 interstate access for work and travel. Close to bus transportation to OHare. Pets are permitted.

Key facts

• Tasteful updates
• $196 HOA
• Garage

Tags

• UPDATED LOWER-LEVEL CONDO
• PRAIRIE HILL SCHOOL DISTRICT
• ABUNDANCE OF GREEN SPACE
• LOW-MAINTENANCE LIVING
• TASTEFUL UPDATES

Property features AI

Finance

• HOA & community: Homeowners association with quarterly fee (approximately $588); Estimated monthly HOA equivalent $196

Exterior

• Parking: Attached garage with asphalt driveway; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Residential condominium
• Construction: Brick construction
• Exterior features: Shingle roof

Interior

• Kitchen: Dishwasher; Microwave
• Bathrooms: 2 full bathrooms; Both full bathrooms located on the main level
• Heating & cooling: Central air conditioning
• Interior features: Walk-in closets; Gas fireplace
• Laundry & utility: Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.5% vs local median 4.0% in South Beloit — 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 74/100 on livability (#260 in IL, #4,831 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities D-, commute F.
• Hononegah Chd 207 (suburban): math 46% / reading 53% proficiency, ranked #55 of 620 in IL (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hononegah Chd High School (math 46% / reading 53%, grade D, #44 of 693 statewide, top 7%, 1,891 students, 0% FRL).
• Market conditions: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Winnebago County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Recommended offer $174,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.88%
• DSCR: 1.35
• GRM: 6.6

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-7,686
• Equity at exit: $26,078

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $20,350
• Equity at exit: $15,122

Cash invested: $48,972 (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 61080

• Home prices YoY: -8.9%
• Active inventory: 32
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$230 /mo · $2,762/yr
• Insurance: −$73
• HOA: −$196
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $322

Break-even live

Break-even rent $1,793

Max offer price $174,900

Occupancy floor 80%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15581 Finley Way South Beloit, IL	3.0	2.0	1450	$2,200	$1.52	13d	1	0.09mi

HOA detail condo

• Monthly dues: $196 · $2,352/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-14
   status Pending
2. 2026-05-07
   price $174,900
3. 2026-04-29
   listed $179,900 Active
4. 2024-07-02
   soldstatus $164,000
5. 2024-06-28
   soldstatus $163,600 Closed 563-char remark

   Show marketing remark (563 chars)

   This 2 bedroom 2 bath condo is just what you are looking for. Open floor plan. Nice Engineered hardwood flooring. This kitchen has stainless steel appliances, quartz counter tops, tile backsplash, and a pantry. There are some updated light fixtures. Enjoy a first floor laundry with folding table and coat rack in your first floor laundry! Private bath in main bedroom with walk in closed and walk in shower. Patio for grilling. Located on a cul da sac. Easy hwy 39 interstate access for work and travel. Close to bus transportation to OHare. Pets are permitted.

6. 2024-05-22
   status Pending 563-char remark

   Show marketing remark (563 chars)

   This 2 bedroom 2 bath condo is just what you are looking for. Open floor plan. Nice Engineered hardwood flooring. This kitchen has stainless steel appliances, quartz counter tops, tile backsplash, and a pantry. There are some updated light fixtures. Enjoy a first floor laundry with folding table and coat rack in your first floor laundry! Private bath in main bedroom with walk in closed and walk in shower. Patio for grilling. Located on a cul da sac. Easy hwy 39 interstate access for work and travel. Close to bus transportation to OHare. Pets are permitted.

7. 2024-05-03
   listed $169,000 Active 563-char remark

   Show marketing remark (563 chars)

   This 2 bedroom 2 bath condo is just what you are looking for. Open floor plan. Nice Engineered hardwood flooring. This kitchen has stainless steel appliances, quartz counter tops, tile backsplash, and a pantry. There are some updated light fixtures. Enjoy a first floor laundry with folding table and coat rack in your first floor laundry! Private bath in main bedroom with walk in closed and walk in shower. Patio for grilling. Located on a cul da sac. Easy hwy 39 interstate access for work and travel. Close to bus transportation to OHare. Pets are permitted.

ⓘ 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: $2,762 · $230/mo
• Projected year-2 tax: $3,366 · $280/mo
• Expected delta: +$604/yr (+$50/mo · 21.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$9,797
• − Property taxes: −$2,762
• − Insurance: −$874
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$2,352
• − Depreciation: −$5,088
• Taxable income: $1,303
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $3,549/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: Hononegah Chd 207
• NCES district ID: 1719620
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $70,776
• Composite: 44.33/100
• National rank: #2824
• State rank: #55 of 620 in IL

Livability — South Beloit

• Score: 74/100
• State rank: #260
• US rank: #4831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Beloit, IL
• Population (ZIP): 11,062

Population outlook (Winnebago County) Hauer SSP2

• Today (2025): 271,080 people
• By 2030: 260,684 · -3.8%
• By 2040: 238,405 · -12.1%
• By 2050: 216,129 · -20.3%
• By 2075: 172,882 · -36.2%
• By 2100: 135,336 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 8% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 88% English-only · Spanish 10% Chinese 1% Other Asian/Pacific 1%

Political lean MEDSL · Winnebago

• 2024 margin: Toss-up / Even · D 49.5% · R 49.0% · Other 1.5%
• 2008→2024 swing: -12.2pp toward R · 2008: 12.8pp · 2024: 0.6pp
• All cycles: 2024: D+0.6 2020: D+2.5 2016: R+1.2 2012: D+5.7 2008: D+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.89%
• Current HPI: 304.4624
• 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

+3.5% since first listed

7 events — show timeline

• 2026-05-14 Pending — NWIAR
• 2026-05-07 Price Changed $174,900 NWIAR
• 2026-04-29 Listed $179,900 NWIAR
• 2024-07-02 Sold (Public Records) $164,000 Public Records
• 2024-06-28 Sold (MLS) $163,600 NWIAR
• 2024-05-22 Pending — NWIAR
• 2024-05-03 Listed $169,000 NWIAR

Property tax history

+23.1%/yr

Latest (2024): $2,762 · +4.4% YoY. Source: county tax records.