113 Birch St · Prophetstown, IL 61277

$99,900

2 bd · 2.0 ba · 1,004 sqft · SingleFamily · 24 Days on market

Built 1995 0.27 ac lot Est $154k · 35% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• DSCR +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This unique home exudes character and charm, promising a warm and inviting atmosphere. Step inside to discover beautiful wood doors and stunning custom cabinetry that beautifully complement the cabin-like feeling throughout. This two-bedroom, two-bathroom home is perfect for those seeking a balance of rustic elegance and modern comfort. Enjoy the in floor heat on cold winter nights. Definitely a must see. Its a lot bigger than it looks.

Key facts

• Custom cabinetry
• Wood doors
• In floor heat

Tags

• WOOD DOORS
• CUSTOM CABINETRY
• IN FLOOR HEAT

Property features AI

Finance

• Other: Homeowner tax exemption indicated
• HOA & community: No master association fees required

Exterior

• Parking: Attached garage (1 garage space; 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership
• Construction: Wood siding exterior; Built approximately 31–40 years ago; Living area measured by taped method
• Exterior features: Lot dimensions approximately 90 x 130

Interior

• Kitchen: Kitchen with eating area/table space (approx. 13 x 14)
• Bedrooms: Two bedrooms total; Master bedroom on second floor (approx. 11 x 12); Second bedroom on second floor (approx. 10 x 12); Additional bedrooms listed (bedroom 3 and bedroom 4)
• Bathrooms: Two full bathrooms
• Heating & cooling: Radiant heating
• Interior features: Four total rooms
• Laundry & utility: Main-level laundry room (approx. 6 x 13)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $8 ($99/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 $93k (6.5% below list).
• Recommended offer: $93k (6.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#985 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Zoned schools: Plt Middle School (math 12% / reading 27%, grade F, #425 of 665 statewide, top 65%, 168 students, 0% FRL); Prophetstown High School (math 15% / reading 24%, grade F, #379 of 693 statewide, top 57%, 214 students, 0% FRL).
• Market conditions: 4 active listings in the ZIP; 19 units permitted in Whiteside County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Whiteside County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Recommended offer $93,419 (6.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $153,612
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Birch St	0.07mi	2/2.0	960 (-4%)	9mo	$159,900	$167	82
45 Locust St	0.32mi	2/2.0	1,120 (+12%)	2mo	$171,717	$153	64
606 Locust St	0.58mi	2/1.0	1,064 (+6%)	2mo	$66,300	$62	58
206 Douglas St	0.71mi	3/1.0 (+1)	1,096 (+9%)	24mo	$91,000	$83	23

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-15,623
• Equity at exit: $14,895

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-12,770
• Equity at exit: $8,638

Cash invested: $27,972 (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 61277

• Home prices YoY: -13.4%
• Active inventory: 4
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$164 /mo · $1,971/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $8

Break-even live

Break-even rent $924

Max offer price $99,900

Occupancy floor 94%

Sensitivity live

Price	-10% $65	-5% $37	+0% $8	+5% $-20	+10% $-48
Rent	-10% $-66	-5% $-29	+0% $8	+5% $45	+10% $82
Rate	-1.0pp $59	-0.5pp $34	base $8	+0.5pp $-18	+1.0pp $-44

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $99,900 Active 24 DOM
2. 2026-06-21
   days on market $99,900 Active 23 DOM
3. 2026-06-18
   days on market $99,900 Active 21 DOM
4. 2026-06-17
   days on market $99,900 Active 20 DOM
5. 2026-06-16
   days on market $99,900 Active 19 DOM
6. 2026-06-15
   days on market $99,900 Active 18 DOM
7. 2026-06-13
   days on market $99,900 Active 16 DOM
8. 2026-06-12
   days on market $99,900 Active 15 DOM
9. 2026-06-09
   days on market $99,900 Active 12 DOM
10. 2026-06-08
    days on market $99,900 Active 11 DOM
11. 2026-06-07
    days on market $99,900 Active 10 DOM
12. 2026-06-07
    days on market $99,900 Active 9 DOM
13. 2026-06-04
    days on market $99,900 Active 6 DOM
14. 2026-06-02
    days on market $99,900 Active 5 DOM
15. 2026-06-01
    days on market $99,900 Active 4 DOM
16. 2026-05-31
    days on market $99,900 Active 3 DOM
17. 2026-05-31
    days on market $99,900 Active 2 DOM
18. 2026-05-28
    listed $99,900 Active

ⓘ 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: $1,971 · $164/mo
• Projected year-2 tax: $2,119 · $177/mo
• Expected delta: +$149/yr (+$12/mo · 7.5%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 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: $11,210
• − Mortgage interest: −$5,596
• − Property taxes: −$1,971
• − Insurance: −$500
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$2,906
• Taxable loss: −$1,556
• Est. tax savings @ 24.0%: +$373
• After-tax cash flow: $473/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)

No district data.

Livability — Prophetstown

• Score: 60/100
• State rank: #985
• US rank: #18995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prophetstown, IL
• Population (ZIP): 2,983

Population outlook (Whiteside County) Hauer SSP2

• Today (2025): 53,736 people
• By 2030: 51,657 · -3.9%
• By 2040: 47,169 · -12.2%
• By 2050: 42,613 · -20.7%
• By 2075: 32,691 · -39.2%
• By 2100: 22,638 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Asian 1% Black 1%
• Common ancestry: English 4% Slovak 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · German/W. Germanic 5% Spanish 1%

Political lean MEDSL · Whiteside

• 2024 margin: R (+14.7) · D 41.7% · R 56.4% · Other 2.0%
• 2008→2024 swing: -32.3pp toward R · 2008: 17.6pp · 2024: -14.7pp
• All cycles: 2024: R+14.7 2020: R+8.3 2016: R+6.3 2012: D+17.3 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.36%
• Current HPI: 151.2361
• 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

1 event — show timeline

• 2026-05-28 Listed $99,900 MRED as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2024): $1,971 · -12.1% YoY. Source: county tax records.