12 Sportsmans Dr · Diamond, IL 60416

$101,499

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 239 Days on market

Built 2025 Good condition ↓ 5% since listing

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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 +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3-bed, 2-bath home for sale and rent! This home comes equipped with brand-new appliances, an open-concept kitchen with an island, spacious bedrooms and so much more! Please contact the community for any questions on this home and to schedule a showing today! * All photos and renderings shown are for illustration purposes only. Actual home may vary.

Key facts

• Open-concept kitchen
• Brand-new appliances
• Built 2025

Tags

• BRAND-NEW APPLIANCES
• OPEN-CONCEPT KITCHEN
• KITCHEN WITH AN ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $101k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $101k).
• Recommended offer: $89k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#697 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: health & safety C-, schools F, amenities F.
• Coal City CUSD 1 (town): math 46% / reading 50% proficiency, ranked #65 of 620 in IL (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 42 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 84 units permitted in Grundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $701 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Grundy County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Recommended offer $89,319 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 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. 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: 1.42% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.33%
• DSCR: 1.82
• GRM: 5.9

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: 10.0%
• Equity multiple: 1.40×
• Total profit: $11,228
• Equity at exit: $15,134

10-year hold

• IRR: 19.1%
• Equity multiple: 2.60×
• Total profit: $45,474
• Equity at exit: $8,776

Cash invested: $28,420 (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 60416

• Active inventory: 42
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,438 medium
• Mortgage (P&I): −$532
• Tax est. 1.5%: −$127 /mo · $1,522/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $434

Break-even live

Break-even rent $888

Max offer price $101,499

Occupancy floor 65%

Sensitivity live

Price	-10% $504	-5% $469	+0% $434	+5% $399	+10% $364
Rent	-10% $321	-5% $377	+0% $434	+5% $491	+10% $548
Rate	-1.0pp $485	-0.5pp $460	base $434	+0.5pp $408	+1.0pp $381

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: $25,375
• Closing costs: $3,045
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2364 Cherry Tree Ln Diamond, IL	2.0	1.5	1200	$1,550	$1.29	3d	1	0.16mi
300 N Daley St Diamond, IL	3.0	2.0	1216	$1,199	$0.99	0d	1	0.16mi
480 N 3rd Ave Coal City, IL	3.0	1.5	1300	$2,300	$1.77	44d	1	1.04mi

Listing history 3 events

1. 2026-05-12
   price $101,499 360-char remark

   Show marketing remark (360 chars)

   Beautiful 3-bed, 2-bath home for sale and rent! This home comes equipped with brand-new appliances, an open-concept kitchen with an island, spacious bedrooms and so much more! Please contact the community for any questions on this home and to schedule a showing today! * All photos and renderings shown are for illustration purposes only. Actual home may vary.

2. 2026-04-02
   price $100,499 360-char remark

   Show marketing remark (360 chars)

   Beautiful 3-bed, 2-bath home for sale and rent! This home comes equipped with brand-new appliances, an open-concept kitchen with an island, spacious bedrooms and so much more! Please contact the community for any questions on this home and to schedule a showing today! * All photos and renderings shown are for illustration purposes only. Actual home may vary.

3. 2025-10-04
   listed $106,900 Active 360-char remark

   Show marketing remark (360 chars)

   Beautiful 3-bed, 2-bath home for sale and rent! This home comes equipped with brand-new appliances, an open-concept kitchen with an island, spacious bedrooms and so much more! Please contact the community for any questions on this home and to schedule a showing today! * All photos and renderings shown are for illustration purposes only. Actual home may vary.

ⓘ 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: $17,250
• − Mortgage interest: −$5,686
• − Property taxes: −$1,522
• − Insurance: −$507
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$2,953
• Taxable income: $3,822
• Est. tax owed @ 24.0%: −$917
• After-tax cash flow: $4,293/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.

Condition & rehab AI · 4 photos

Good 80/100 Cosmetic rehab

This 3-bedroom, 2-bath home is in good condition with modern appliances and flooring. It's ready for move-in and can be enhanced with some updates to boost its value.

Value-add opportunities

• Both Paint interior walls — Neutral paint color may not appeal to all buyers
• Both Replace flooring — Modern flooring can enhance both resale and rental value
• Both Add landscaping — Landscaping can improve curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Neutral paint color may not appeal to all buyers ↑
• Both Replace flooring — Modern flooring can enhance both resale and rental value ↑
• Both Add landscaping — Landscaping can improve curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Coal City CUSD 1
• NCES district ID: 1710530
• Math proficiency: 46% ▬ 0.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $67,347
• Composite: 42.77/100
• National rank: #3151
• State rank: #65 of 620 in IL

Livability — Diamond

• Score: 64/100
• State rank: #697
• US rank: #14220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diamond, IL
• Population (ZIP): 9,277

Population outlook (Grundy County) Hauer SSP2

• Today (2025): 50,716 people
• By 2030: 50,218 · -1.0%
• By 2040: 48,599 · -4.2%
• By 2050: 46,212 · -8.9%
• By 2075: 40,033 · -21.1%
• By 2100: 32,966 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 12% Iranian 4% Portuguese 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Grundy

• 2024 margin: Strong R (+29.6) · D 34.5% · R 64.0% · Other 1.5%
• 2008→2024 swing: -31.3pp toward R · 2008: 1.7pp · 2024: -29.6pp
• All cycles: 2024: R+29.6 2020: R+25.8 2016: R+23.6 2012: R+9.0 2008: D+1.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.40%
• Current HPI: 154.913
• 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

-5.1% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $101,499 Zillow
• 2026-04-02 Price Changed $100,499 Zillow
• 2025-10-04 Listed $106,900 Zillow