514 N Posey St · Reynolds, IL 61279

$169,900

3 bd · 3.0 ba · 1,200 sqft · SingleFamily public records · 3 Days on market

Built 1950 9,583 sqft lot Est $145k · 17% over

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Why this score? — see what drove the F 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 +7.5/30.0
• Appreciation +7.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks

* Coming Soon! No Showings Until Tuesday, May 5th. * Beautiful 3 Bedroom, 3 Bathroom Home with a 2 Car Garage, Large Shed, Full basement, and relaxing outdoors space to enjoy the seasons! Drive into the peaceful rural town of Reynolds. Tucked away on a quiet street you'll find this true gem of a home. Sit back and relax under your Covered Patio that features ceiling lighting so the fun doesn't have to stop when the sun goes down. Inside you'll be greeted with a spacious living room with a large picture window filling the home with natural light. You will love the kitchen and the Custom Stained Burch Amish Cabinets. The main level also offers 2 Bedrooms and a Full Bathroom. Upstairs you'll

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1950

Property features AI

Finance

• Other: Living area source: assessor; Total finished/unfinshed area reported; School bus service available; Property located in unincorporated area; Lot dimensions approximately 128 x 80 (less than 0.25 acre)
• HOA & community: No master association fee required; Homeowner tax exemption reported

Exterior

• Parking: Detached heated garage; Concrete driveway/parking; Garage owned — 2 garage spaces (2 total parking spaces)
• Security: Invisible fencing
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Built approximately 71–80 years ago; Asphalt roof
• Construction: Vinyl siding; Block foundation
• Exterior features: Patio; Porch; Level lot; Invisible fencing; Street lights and paved streets nearby

Interior

• Kitchen: Custom cabinetry; Pantry; Range; Microwave; Refrigerator
• Bedrooms: Three bedrooms total; Master bedroom on the second floor (17 x 12)
• Flooring: Luxury vinyl flooring in bedrooms, kitchen, living room
• Bathrooms: Three full bathrooms; Basement bathroom(s) present
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Walk-in closet(s); Partially finished full basement; Sink in laundry area; Five total rooms
• Laundry & utility: Washer; Dryer; Laundry sink

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (27.5% below list).
• Recommended offer: $123k (27.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#660 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Rockridge CUSD 300 (rural): math 25% / reading 29% proficiency, ranked #257 of 620 in IL (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Taylor Ridge Elem School (179 students, 0% FRL); Rockridge Jr High School (math 25% / reading 26%, grade F, #322 of 665 statewide, top 49%, 233 students, 0% FRL); Rockridge High School (math 42% / reading 42%, grade F, #76 of 693 statewide, top 12%, 343 students, 0% FRL) — zoned schools average 0% FRL vs 16% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 116 units permitted in Rock Island County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.6% local appreciation)).
• Rock Island County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $115k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,121 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.38%
• DSCR: 0.76
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $145,200
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 N Bush St	0.16mi	3/1.5	1,203 (+0%)	13mo	$230,000	$191	75
101 Hartman St	0.18mi	3/2.0	1,188 (-1%)	13mo	$146,000	$123	75
606 W Edgington St	0.36mi	3/2.0	1,176 (-2%)	10mo	$133,500	$114	67
704 W Edgington St	0.39mi	3/1.5	1,112 (-7%)	13mo	$135,100	$121	53
711 W Main St	0.46mi	3/1.0	1,298 (+8%)	10mo	$149,500	$115	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.45×
• Total profit: $21,340
• Equity at exit: $91,759

10-year hold

• IRR: 9.3%
• Equity multiple: 2.65×
• Total profit: $78,461
• Equity at exit: $154,747

Cash invested: $47,572 (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 61279

• Home prices YoY: 3.4%
• Active inventory: 4
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$224 /mo · $2,692/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-213

Break-even live

Break-even rent $1,501

Max offer price $132,189

Occupancy floor —

Sensitivity live

Price	-10% $-117	-5% $-165	+0% $-213	+5% $-262	+10% $-310
Rent	-10% $-311	-5% $-262	+0% $-213	+5% $-165	+10% $-116
Rate	-1.0pp $-128	-0.5pp $-170	base $-213	+0.5pp $-257	+1.0pp $-302

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-07
   status Pending
2. 2026-05-04
   listed $169,900 Active
3. 2019-09-03
   soldstatus $115,000

ⓘ 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: $2,692 · $224/mo
• Projected year-2 tax: $3,275 · $273/mo
• Expected delta: +$582/yr (+$49/mo · 21.6%)

ⓘ 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 ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,775
• − Mortgage interest: −$9,517
• − Property taxes: −$2,692
• − Insurance: −$850
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$4,943
• Taxable loss: −$5,591
• Est. tax savings @ 24.0%: +$1,342
• After-tax cash flow: $-1,220/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: Rockridge CUSD 300
• NCES district ID: 1734440
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $68,124
• Composite: 25.44/100
• National rank: #7451
• State rank: #257 of 620 in IL

Livability — Reynolds

• Score: 65/100
• State rank: #660
• US rank: #13542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reynolds, IL
• Population (ZIP): 960

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: English 8% Serbian 2% Portuguese 1%
• Foreign-born: 1% · China, Vietnam

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: ▲ 4.56%
• Current HPI: 139.5821
• 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

+47.7% since first listed

3 events — show timeline

• 2026-05-07 Pending — MRED as Distributed by MLS Grid
• 2026-05-04 Listed $169,900 MRED as Distributed by MLS Grid
• 2019-09-03 Sold (Public Records) $115,000 Public Records

Property tax history

+4.7%/yr

Latest (2024): $2,692 · +8.6% YoY. Source: county tax records.