1210 E County Rd 2300 · Niota, IL 62330

$149,000

4 bd · 2.5 ba · 2,673 sqft · SingleFamily · 253 Days on market

Built 1922 1.24 ac lot Est $104k · 43% over

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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 +12.7/30.0
• Appreciation +5.2/10.0
• 1% rule +3.9/10.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks

Step into timeless country charm with this beautifully maintained three-story farmhouse, peacefully set just east of Nauvoo. Surrounded by open views and natural beauty, this inviting home offers space, character, and flexibility for a variety of lifestyles. Inside, rich oak floors and abundant natural light create a warm, welcoming feel. The main level is ideal for everyday living and entertaining, featuring a spacious eat-in kitchen, a formal dining room, and a sun-filled living room with a large bay window, two sets of French doors, and a cozy wood-burning fireplace. Two enclosed porches provide the perfect places to relax year-round, while a convenient half bath completes the level. The

Key facts

• Generous kitchen
• Formal dining room
• 3 story farmhouse

Tags

• 3 STORY FARMHOUSE
• GENEROUS KITCHEN
• FORMAL DINING ROOM
• LARGE BAY WINDOW
• COZY WOOD BURNING FIREPLACE
• TWO ENCLOSED PORCHES

Property features AI

Exterior

• Parking: Detached gravel garage with 1 garage space
• Utilities: 200+ amp electric service with circuit breakers; Septic tank
• Home design: Single-family residence; Three or more levels
• Construction: Concrete and frame construction with vinyl siding
• Exterior features: Shingle roof; No fencing; Lot approximately 1.24 acres (see listing images for aerial view and dimensions)

Interior

• Kitchen: Range; Cooktop; Exhaust fan; Refrigerator
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Window air conditioning units
• Interior features: Electric living room fireplace with wood-burning option; Basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-15 ($-185/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (11.0% below list).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Nauvoo-Colusa CUSD 325 (rural): math 15% / reading 25% proficiency, ranked #713 of 919 in IL (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $565 appreciation (0.4% local appreciation)).
• Hancock County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,120 (12.0% 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. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $104,247
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1210 E County Rd 2300	0.00mi	4/2.5	2,673 (0%)	1mo	$105,000	$39	99

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

Projected returns pro-forma

0.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.94×
• Total profit: $-2,625
• Equity at exit: $46,111

10-year hold

• IRR: 4.1%
• Equity multiple: 1.46×
• Total profit: $19,233
• Equity at exit: $57,753

Cash invested: $41,720 (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 62330

• Home prices YoY: 0.3%
• Active inventory: 17
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$219 /mo · $2,631/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-15

Break-even live

Break-even rent $1,345

Max offer price $146,277

Occupancy floor 96%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-19
   status Pending
2. 2026-01-27
   status Active
3. 2025-07-02
   listed $149,000 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: $2,631 · $219/mo
• Projected year-2 tax: $3,007 · $251/mo
• Expected delta: +$376/yr (+$31/mo · 14.3%)

ⓘ 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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,908
• − Mortgage interest: −$8,346
• − Property taxes: −$2,631
• − Insurance: −$745
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$4,335
• Taxable loss: −$2,694
• Est. tax savings @ 24.0%: +$647
• After-tax cash flow: $462/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: Nauvoo-Colusa CUSD 325
• NCES district ID: 1727780
• Math proficiency: 15% ▲ 5.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $43,211
• Composite: 20.49/100
• National rank: #13779
• State rank: #713 of 919 in IL

Livability — Niota

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,548

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 17,042 people
• By 2030: 16,056 · -5.8%
• By 2040: 13,912 · -18.4%
• By 2050: 11,879 · -30.3%
• By 2075: 8,302 · -51.3%
• By 2100: 5,846 · -65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 4% Italian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.8%
• 2008→2024 swing: -39.2pp toward R · 2008: -10.8pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.9 2016: R+50.8 2012: R+19.0 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.38%
• Current HPI: 133.3962
• 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

3 events — show timeline

• 2026-04-19 Pending — IAR
• 2026-01-27 Relisted — IAR
• 2025-07-02 Listed $149,000 IAR

Property tax history

+0.6%/yr

Latest (2024): $2,631 · +13.6% YoY. Source: county tax records.