105 E Oakwood Dr · Byron, IL 61010

$235,000

3 bd · 3.0 ba · 1,354 sqft · SingleFamily public records · 50 Days on market

Built 2004 0.48 ac lot Est $207k · 13% over

---

Why this score? — see what drove the D- 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 +13.5/30.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained 3 bedroom, 3 bath ranch home located in a desirable rural country subdivision on approximately 1/2 acre. Just steps from the scenic Rock River and area parks. Home features a great room with skylights and a cozy gas fireplace. Kitchen with center island and skylight, all appliances stay - including the washer and dryer and even big screen TV above the fireplace. Enjoy outdoor living on the 20' x 8, screened porch overlooking the backyard with firepit & additional 10' x 19' shed for storage. Property includes an attractive 31' x 23' detached garage with cement floor and asphault driveway. Newer septic system (2023) already in place. Optional HOA membership of only $30 a

Key facts

• Cozy gas fireplace
• Great room
• Scenic rock river

Tags

• SCENIC ROCK RIVER
• GREAT ROOM
• SKYLIGHTS
• COZY GAS FIREPLACE
• CENTER ISLAND
• OUTDOOR LIVING

Property features AI

Exterior

• Parking: Detached garage on asphalt and concrete surfaces; Approximately 2.5 garage spaces
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence (house)
• Exterior features: Shingle roof; Lot approximately 0.48 acre

Interior

• Kitchen: Gas cooktop; Dishwasher; Microwave; Refrigerator
• Bathrooms: Three full bathrooms (all on main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas fireplace (1) with gas starter; Crawl space foundation
• Laundry & utility: Washer and Dryer included; Water softener; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $9 ($113/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (17.1% below list).
• Recommended offer: $195k (17.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#100 in IL, #1,602 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Byron CUSD 226 (town): math 45% / reading 50% proficiency, ranked #68 of 620 in IL (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Mary Morgan Elem Sch (math 56% / reading 45%, grade D+, #172 of 2,056 statewide, top 8%, 659 students, 0% FRL); Byron Middle School (math 38% / reading 57%, grade C-, #69 of 665 statewide, top 11%, 350 students, 0% FRL); Byron High School 9-12 (math 32% / reading 42%, grade F, #107 of 693 statewide, top 17%, 457 students, 0% FRL) — zoned schools average 0% FRL vs 17% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 29 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $235k implies a 135% gain — meaningful room to come down on a strong offer.

Recommended offer $194,766 (17.1% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $207,162
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 E Oakwood Dr	0.00mi	3/3.0	1,354 (0%)	1mo	$206,500	$153	99
311 E South Park Dr	0.34mi	2/1.0 (-1)	1,210 (-11%)	10mo	$155,000	$128	45

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-37,510
• Equity at exit: $35,039

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-32,010
• Equity at exit: $20,319

Cash invested: $65,800 (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 61010

• Home prices YoY: -27.8%
• Active inventory: 29
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,948 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$199 /mo · $2,388/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $9

Break-even live

Break-even rent $1,936

Max offer price $235,000

Occupancy floor 95%

Sensitivity live

Price	-10% $142	-5% $76	+0% $9	+5% $-57	+10% $-124
Rent	-10% $-144	-5% $-68	+0% $9	+5% $86	+10% $163
Rate	-1.0pp $128	-0.5pp $69	base $9	+0.5pp $-51	+1.0pp $-113

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-20
   status Pending
2. 2026-03-17
   price $235,000
3. 2026-03-01
   listed $243,000 Active
4. 2006-04-17
   soldstatus $100,000

ⓘ 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: $2,388 · $199/mo
• Projected year-2 tax: $3,861 · $322/mo
• Expected delta: +$1,473/yr (+$123/mo · 61.7%)

ⓘ 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 3/10 Moderate
• 🌡 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: $23,372
• − Mortgage interest: −$13,164
• − Property taxes: −$2,388
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$6,836
• Taxable loss: −$3,930
• Est. tax savings @ 24.0%: +$943
• After-tax cash flow: $1,056/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: Byron CUSD 226
• NCES district ID: 1708010
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 50% ▼ -11.00%
• Median HH income: $66,582
• Composite: 42.28/100
• National rank: #3267
• State rank: #68 of 620 in IL

Livability — Byron

• Score: 81/100
• State rank: #100
• US rank: #1602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,494
• Population (ZIP): 7,494

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 5% Portuguese 4% Lithuanian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 6%

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: ▼ -66.23%
• Current HPI: 171.8623
• 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

+135.0% since first listed

4 events — show timeline

• 2026-04-20 Pending — NWIAR
• 2026-03-17 Price Changed $235,000 NWIAR
• 2026-03-01 Listed $243,000 NWIAR
• 2006-04-17 Sold (Public Records) $100,000 Public Records

Property tax history

+4.1%/yr

Latest (2024): $2,388 · +16.2% YoY. Source: county tax records.