313 1st Ave · Silvis, IL 61282

$85,000

3 bd · 1.0 ba · 928 sqft · SingleFamily public records · 3 Days on market

Built 1920 Est $103k · 17% 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming, well-cared-for 3-bedroom, 1-bath home in Silvis! This home features a functional layout with comfortable, everyday living spaces that make it easy to settle right in. Recent updates include a new A/C unit installed in September 2025 and an updated electrical panel, offering added peace of mind. The property also includes a 1-car detached garage, providing convenient parking and extra storage. All kitchen appliances will remain, making this home truly move-in ready. Plus, the seller is offering a 14-month HWI home warranty for added buyer confidence. Whether you're a first-time buyer, downsizing, or investing, this home is a fantastic opportunity!

Key facts

• Garage
• Built 1920
• Listed 3 days

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 $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 10.7% vs local median 3.3% in Silvis — 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 70/100 on livability (#361 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime D, schools F, amenities D-.
• United Twp Hsd 30 (suburban): math 12% / reading 15% proficiency, ranked #536 of 620 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 42 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 116 units permitted in Rock Island County in 2024 (50 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.
• Rock Island County population projected at -12% 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 ~8 years — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1920 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.28% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.72%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $103,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 1st Ave	0.00mi	3/1.0	928 (0%)	1mo	$105,000	$113	99
751 21st St	0.58mi	3/2.0	936 (+1%)	1mo	$85,000	$91	66
1716 10th Ave	0.51mi	2/1.0 (-1)	968 (+4%)	0mo	$107,000	$111	64
1507 10th Ave	0.65mi	3/1.0	917 (-1%)	12mo	$80,500	$88	58
321 5th Street Ct	0.38mi	3/2.0	1,008 (+9%)	10mo	$154,430	$153	56
136 6th St	0.19mi	2/1.0 (-1)	848 (-9%)	21mo	$117,000	$138	54
2618 Morton Dr	0.74mi	3/1.0	912 (-2%)	12mo	$85,000	$93	53
305 8th St	0.46mi	2/1.0 (-1)	840 (-10%)	6mo	$89,000	$106	53
1136 20th Ave	0.66mi	2/1.0 (-1)	886 (-4%)	6mo	$133,000	$150	52
1822 27 1/2 Ave	0.71mi	2/1.0 (-1)	902 (-3%)	13mo	$53,000	$59	46
426 10th St	0.61mi	2/1.0 (-1)	912 (-2%)	21mo	$75,000	$82	46
429 9th St	0.61mi	2/1.0 (-1)	954 (+3%)	20mo	$133,900	$140	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: 6.5%
• Equity multiple: 1.26×
• Total profit: $6,072
• Equity at exit: $12,674

10-year hold

• IRR: 15.9%
• Equity multiple: 2.30×
• Total profit: $30,824
• 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 61282

• Active inventory: 42
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,090 high
• Mortgage (P&I): −$446
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $312

Break-even live

Break-even rent $696

Max offer price $85,000

Occupancy floor 66%

Sensitivity live

Price	-10% $360	-5% $336	+0% $312	+5% $288	+10% $264
Rent	-10% $226	-5% $269	+0% $312	+5% $355	+10% $398
Rate	-1.0pp $355	-0.5pp $333	base $312	+0.5pp $290	+1.0pp $267

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: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 3rd St Unit House Silvis, IL	2.0	1.0	1017	$1,150	$1.13	21d	1	0.05mi
1454 18th St East Moline, IL	2.0	1.5	650	$995	$1.53	21d	1	0.31mi
1842 28th Ave East Moline, IL	2.0	1.0	914	$1,100	$1.20	14d	1	0.72mi
777 20th Ave Unit 1 East Moline, IL	2.0	1.0	1030	$1,090	$1.06	21d	1	1.04mi
735 20th Ave Unit 3 East Moline, IL	2.0	1.0	690	$790	$1.14	21d	1	1.09mi
625 25th Ave Unit 625 East Moline, IL	2.0	1.0	888	$900	$1.01	21d	1	1.31mi

Listing history 2 events

1. 2026-04-23
   status Pending
2. 2026-04-19
   listed $85,000 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: $821 · $68/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$554/yr (+$46/mo · 67.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 17 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: $13,083
• − Mortgage interest: −$4,761
• − Property taxes: −$821
• − Insurance: −$425
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$2,473
• Taxable income: $2,510
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $3,138/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: United Twp Hsd 30
• NCES district ID: 1739870
• Math proficiency: 12% ▼ -5.00%
• Reading proficiency: 15% ▼ -6.00%
• Median HH income: $43,647
• Composite: 11.91/100
• National rank: #9670
• State rank: #536 of 620 in IL

Livability — Silvis

• Score: 70/100
• State rank: #361
• US rank: #7465

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silvis, IL
• City population: 8,345
• Population (ZIP): 8,345

Population outlook (Rock Island County) Hauer SSP2

• Today (2025): 140,982 people
• By 2030: 137,705 · -2.3%
• By 2040: 130,512 · -7.4%
• By 2050: 123,841 · -12.2%
• By 2075: 109,851 · -22.1%
• By 2100: 90,922 · -35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 13% Two or more races 8% Black 6% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: English 4% Lithuanian 3% Slovak 2%
• Foreign-born: 4%
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% Other Asian/Pacific 2%

Political lean MEDSL · Rock Island

• 2024 margin: Lean D (+9.6) · D 53.9% · R 44.4% · Other 1.7%
• 2008→2024 swing: -15.0pp toward R · 2008: 24.6pp · 2024: 9.6pp
• All cycles: 2024: D+9.6 2020: D+12.1 2016: D+8.4 2012: D+21.9 2008: D+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.29%
• Current HPI: 152.1004
• 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

2 events — show timeline

• 2026-04-23 Pending — MRED as Distributed by MLS Grid
• 2026-04-19 Listed $85,000 MRED as Distributed by MLS Grid

Property tax history

+28.5%/yr

Latest (2024): $821 · +0.2% YoY. Source: county tax records.