4 S Mulberry Ave · Mount Morris, IL 61054

$85,000

3 bd · 1.0 ba · 1,448 sqft · SingleFamily public records · 3 Days on market

Built 1925 7,405 sqft lot Est $149k · 43% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors, landlords and homeowners! Do not miss this opportunity to own this three-bedroom one bath home in Mount Morris. Bathroom has been updated. Same owner for years! Plenty of space and protentional. Nice size yard with detached garage. TLC needed.

Key facts

• Nice size yard
• Updated bathroom
• Detached garage

Tags

• UPDATED BATHROOM
• NICE SIZE YARD
• DETACHED GARAGE

Property features AI

Finance

• Other: Annual tax approximately $815

Exterior

• Parking: 1-car garage; Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence (house); 2 stories
• Exterior features: Shingle roof; Lot about 0.17 acres

Interior

• Kitchen: Gas cooktop
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Gas cooktop; Gas water heater; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 69/100 on livability (#391 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Oregon CUSD 220 (town): math 20% / reading 22% proficiency, ranked #400 of 620 in IL (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Oregon Elem Sch (math 22% / reading 24%, grade F, #929 of 2,056 statewide, top 45%, 776 students, 0% FRL); Oregon Jr/Sr High School (math 22% / reading 22%, grade F, #319 of 693 statewide, top 50%, 663 students, 0% FRL) — zoned schools average 0% FRL vs 39% district-wide (39 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 active listings in the ZIP; 113 units permitted in Ogle County in 2024 (67 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ogle County population projected at -24% 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.42% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.60%
• DSCR: 1.92
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $149,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 N Hannah Ave	0.33mi	3/1.0	1,488 (+3%)	4mo	$157,500	$106	76
212 W Hitt St	0.12mi	3/1.0	1,300 (-10%)	11mo	$160,000	$123	68
205 E Brayton Rd	0.48mi	3/1.5	1,524 (+5%)	0mo	$156,560	$103	67
313 E Lincoln St	0.55mi	2/1.0 (-1)	1,426 (-2%)	2mo	$130,000	$91	65
110 W First(sbr) St	0.25mi	2/1.0 (-1)	1,330 (-8%)	6mo	$118,000	$89	65
409 Barbara St	0.74mi	3/2.0	1,456 (+1%)	1mo	$220,000	$151	60
601 W 1st St	0.42mi	2/1.0 (-1)	1,344 (-7%)	6mo	$114,900	$85	58
107 E Front St	0.34mi	2/1.0 (-1)	1,300 (-10%)	11mo	$65,000	$50	53
318 E Center St	0.56mi	3/1.0	1,344 (-7%)	11mo	$140,000	$104	53
502 E Brayton Rd	0.72mi	3/1.5	1,547 (+7%)	2mo	$70,000	$45	51
210 E Front St	0.43mi	3/1.5	1,640 (+13%)	8mo	$115,000	$70	50
422 N Hannah Ave	0.55mi	3/2.0	1,600 (+10%)	15mo	$174,000	$109	41

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: 12.9%
• Equity multiple: 1.51×
• Total profit: $12,239
• Equity at exit: $12,674

10-year hold

• IRR: 21.8%
• Equity multiple: 2.85×
• Total profit: $44,132
• Equity at exit: $7,349

Cash invested: $23,800 (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 61054

• Home prices YoY: -16.1%
• Active inventory: 13
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $409

Break-even live

Break-even rent $690

Max offer price $85,000

Occupancy floor 61%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $85,000 Active 3 DOM
2. 2026-06-17
   days on market $85,000 Active 2 DOM
3. 2026-06-16
   remarks 267-char remark
4. 2026-06-16
   listed $85,000 Active 1 DOM

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $1,350 · $113/mo
• Expected delta: +$579/yr (+$48/mo · 75.1%)

ⓘ 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 2/10 Low 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,490
• − Mortgage interest: −$4,761
• − Property taxes: −$771
• − Insurance: −$425
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$2,473
• Taxable income: $3,742
• Est. tax owed @ 24.0%: −$898
• After-tax cash flow: $4,004/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: Oregon CUSD 220
• NCES district ID: 1730160
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 22% ▼ -4.00%
• Median HH income: $50,631
• Composite: 18.8/100
• National rank: #8868
• State rank: #400 of 620 in IL

Livability — Mount Morris

• Score: 69/100
• State rank: #391
• US rank: #8215

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Morris, IL
• Population (ZIP): 3,617

Population outlook (Ogle County) Hauer SSP2

• Today (2025): 48,390 people
• By 2030: 46,346 · -4.2%
• By 2040: 41,772 · -13.7%
• By 2050: 36,911 · -23.7%
• By 2075: 27,130 · -43.9%
• By 2100: 18,627 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 5% Portuguese 3% Italian 2%
• Foreign-born: 6%
• Languages at home: 96% English-only · Other Indo-European 3% German/W. Germanic 1%

Political lean MEDSL · Ogle

• 2024 margin: Strong R (+29.4) · D 34.5% · R 63.9% · Other 1.6%
• 2008→2024 swing: -21.8pp toward R · 2008: -7.6pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+25.9 2016: R+26.6 2012: R+16.7 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.02%
• Current HPI: 166.3688
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-15 Listed $85,000 NWIAR
• 2026-06-15 Listed $85,000 MRED as Distributed by MLS Grid

Property tax history

-1.9%/yr

Latest (2024): $771 · -2.3% YoY. Source: county tax records.