301 S 14 St · Keithsburg, IL 61442

$13,000

2 bd · 1.0 ba · 432 sqft · Other · 129 Days on market

Built 1900 0.27 ac lot ↓ 13% since listing

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

LESS EXPENSIVE THAN A NEW CAR - so why not invest for yourself or as a 2 bedroom rental property? Nice corner double lot, 2 car garage, near the Mississippi River. Maybe a B&B? Bring your hammer, nails and a dumpster and begin your project NOW!! SOLD AS IS

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $13k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($796 rent vs $13k).
• Recommended offer: $11k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,212 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety D+, schools F, crime D-.
• Mercer County School District 404 (town): math 14% / reading 24% proficiency, ranked #439 of 620 in IL (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 2 active listings in the ZIP; 15 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $360 of equity ($90 loan paydown + $270 appreciation (2.1% local appreciation)).
• Mercer County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($11k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $2k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $11,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.12% ✓
• Cap rate: 56.04%
• Cash-on-cash: 177.67%
• DSCR: 8.91
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.69×
• Total profit: $35,278
• Equity at exit: $5,180

10-year hold

• IRR: —
• Equity multiple: 22.51×
• Total profit: $78,308
• Equity at exit: $7,499

Cash invested: $3,640 (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 61442

• Home prices YoY: 2.3%
• Active inventory: 2
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $796 medium
• Mortgage (P&I): −$68
• Tax est. 1.5%: −$16 /mo · $195/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $539

Break-even live

Break-even rent $114

Max offer price $13,000

Occupancy floor 27%

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: $3,250
• Closing costs: $390
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $13,000 Active 129 DOM
2. 2026-06-17
   days on market $13,000 Active 128 DOM
3. 2026-06-16
   days on market $13,000 Active 127 DOM
4. 2026-06-15
   days on market $13,000 Active 126 DOM
5. 2026-06-13
   days on market $13,000 Active 124 DOM
6. 2026-06-12
   days on market $13,000 Active 123 DOM
7. 2026-06-09
   days on market $13,000 Active 120 DOM
8. 2026-06-08
   days on market $13,000 Active 119 DOM
9. 2026-06-07
   days on market $13,000 Active 118 DOM
10. 2026-06-04
    days on market $13,000 Active 114 DOM
11. 2026-06-02
    days on market $13,000 Active 113 DOM
12. 2026-06-01
    days on market $13,000 Active 112 DOM
13. 2026-05-31
    days on market $13,000 Active 111 DOM
14. 2026-05-31
    days on market $13,000 Active 110 DOM
15. 2026-03-10
    status Active 263-char remark

    Show marketing remark (263 chars)

    LESS EXPENSIVE THAN A NEW CAR - so why not invest for yourself or as a 2 bedroom rental property? Nice corner double lot, 2 car garage, near the Mississippi River. Maybe a B&B? Bring your hammer, nails and a dumpster and begin your project NOW!! SOLD AS IS

16. 2026-03-04
    status Pending 263-char remark

    Show marketing remark (263 chars)

    LESS EXPENSIVE THAN A NEW CAR - so why not invest for yourself or as a 2 bedroom rental property? Nice corner double lot, 2 car garage, near the Mississippi River. Maybe a B&B? Bring your hammer, nails and a dumpster and begin your project NOW!! SOLD AS IS

17. 2026-02-25
    price $13,000 263-char remark

    Show marketing remark (263 chars)

    LESS EXPENSIVE THAN A NEW CAR - so why not invest for yourself or as a 2 bedroom rental property? Nice corner double lot, 2 car garage, near the Mississippi River. Maybe a B&B? Bring your hammer, nails and a dumpster and begin your project NOW!! SOLD AS IS

18. 2026-02-03
    listed $15,000 Active 263-char remark

    Show marketing remark (263 chars)

    LESS EXPENSIVE THAN A NEW CAR - so why not invest for yourself or as a 2 bedroom rental property? Nice corner double lot, 2 car garage, near the Mississippi River. Maybe a B&B? Bring your hammer, nails and a dumpster and begin your project NOW!! SOLD AS IS

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°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: $9,551
• − Mortgage interest: −$728
• − Property taxes: −$195
• − Insurance: −$65
• − Repairs & maintenance: −$764
• − Management: −$764
• − Depreciation: −$378
• Taxable income: $6,657
• Est. tax owed @ 24.0%: −$1,598
• After-tax cash flow: $4,870/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: Mercer County School District 404
• NCES district ID: 1701395
• Math proficiency: 14% ▼ -5.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $46,980
• Composite: 16.76/100
• National rank: #9158
• State rank: #439 of 620 in IL

Livability — Keithsburg

• Score: 56/100
• State rank: #1212
• US rank: #22757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Keithsburg, IL
• City population: 550
• Population (ZIP): 550

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 14,595 people
• By 2030: 13,846 · -5.1%
• By 2040: 12,335 · -15.5%
• By 2050: 10,893 · -25.4%
• By 2075: 8,238 · -43.6%
• By 2100: 6,111 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Serbian 3% Portuguese 2% Romanian 2%
• Foreign-born: 0% · Canada

Political lean MEDSL · Mercer

• 2024 margin: Strong R (+27.1) · D 35.4% · R 62.5% · Other 2.2%
• 2008→2024 swing: -39.0pp toward R · 2008: 11.9pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+24.0 2016: R+20.7 2012: D+7.4 2008: D+11.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.07%
• Current HPI: 92.7316
• 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

-13.3% since first listed

4 events — show timeline

• 2026-03-10 Relisted — MRED as Distributed by MLS Grid
• 2026-03-04 Pending — MRED as Distributed by MLS Grid
• 2026-02-25 Price Changed $13,000 MRED as Distributed by MLS Grid
• 2026-02-03 Listed $15,000 MRED as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2024): $800 · +11.1% YoY. Source: county tax records.