107 E Larue St · Streator, IL 61364

$45,000

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 78 Days on market

Built 1885 6,969 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

So much potential with this Streator home! This ranch home boasts 2 bedrooms and a roomy layout! There is an enclosed porch that could be used as a 3rd bedroom and a full basement.

Key facts

• Full basement
• Enclosed porch
• 6,969 sq ft lot

Tags

• ENCLOSED PORCH
• FULL BASEMENT

Property features AI

Finance

• Other: Property located in LaSalle township / corporate limits of LaSalle; Directions: Rt 23 (Bloomington St/Park St) to Larue St, east on Larue St to 107; property on south side of street
• HOA & community: No master association fee required

Exterior

• Utilities: Public water service; Public sewer service
• Home design: Detached single-family home; One-story; Fee simple ownership; Built over 100 years ago; Not rebuilt or rehabilitated
• Construction: Older construction (described as Other); Shallow/no lower level (no unfinished basement or lower level square footage indicated)
• Exterior features: Lot dimensions approximately 50 x 140; Lot smaller than 0.25 acre; Public water; Public sewer

Interior

• Kitchen: Kitchen
• Bedrooms: Master bedroom (main level); Two additional bedrooms
• Bathrooms: One full bathroom
• Interior features: Three total rooms; Dining room; Family room; Living room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $849 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.9% vs local median 7.8% in Streator — 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 63/100 on livability (#752 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools F, amenities F, commute F.
• Streator Twp Hsd 40 (town): math 11% / reading 19% proficiency, ranked #513 of 620 in IL (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 85 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 82 units permitted in LaSalle County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• LaSalle County population projected at -16% 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago 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.
• Current owner paid $23k; list at $45k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1885 — 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. 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: 3.31% ✓
• Cap rate: 28.92%
• Cash-on-cash: 80.81%
• DSCR: 4.60
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $124,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 N Bloomington St	0.15mi	3/1.5 (+1)	1,020 (-2%)	3mo	$144,001	$141	81
1012 N Bloomington St	0.22mi	3/1.0 (+1)	1,050 (+1%)	2mo	$100,000	$95	81
112 W Grant St	0.14mi	2/1.0	1,108 (+7%)	3mo	$65,000	$59	80
107 W Larue St	0.08mi	2/1.0	950 (-8%)	4mo	$115,000	$121	80
304 W Morrell St	0.21mi	2/1.0	1,125 (+9%)	1mo	$135,000	$120	76
403 N Wasson St	0.40mi	3/1.0 (+1)	1,078 (+4%)	1mo	$121,887	$113	69
509 E Bronson St	0.36mi	2/2.0	1,082 (+4%)	4mo	$47,500	$44	68
424 W Bluff St	0.56mi	2/1.0	1,100 (+6%)	1mo	$145,000	$132	63
324 W Sumner St	0.36mi	2/1.0	1,150 (+11%)	4mo	$97,001	$84	62
608 N Shabbona St	0.45mi	3/1.5 (+1)	1,120 (+8%)	1mo	$120,000	$107	58
118 W 3rd St	0.74mi	2/1.0	972 (-6%)	4mo	$137,500	$141	52
118 W 3rd St	0.74mi	2/1.0	972 (-6%)	4mo	$137,500	$141	52

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: 81.0%
• Equity multiple: 4.71×
• Total profit: $46,786
• Equity at exit: $6,710

10-year hold

• IRR: 84.4%
• Equity multiple: 9.77×
• Total profit: $110,466
• Equity at exit: $3,891

Cash invested: $12,600 (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 61364

• Home prices YoY: -31.1%
• Active inventory: 85
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,489 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $849

Break-even live

Break-even rent $415

Max offer price $45,000

Occupancy floor 38%

Sensitivity live

Price	-10% $874	-5% $861	+0% $849	+5% $836	+10% $823
Rent	-10% $731	-5% $790	+0% $849	+5% $907	+10% $966
Rate	-1.0pp $871	-0.5pp $860	base $849	+0.5pp $837	+1.0pp $825

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1409 Kelly St Streator, IL	3.0	1.0	1280	$1,750	$1.37	8d	1	0.64mi
503 S Bloomington St Streator, IL	3.0	1.0	1200	$1,500	$1.25	25d	1	0.90mi
514 Lundy St Streator, IL	3.0	1.0	1174	$1,700	$1.45	5d	1	0.91mi
402 S Illinois St Streator, IL	2.0	1.0	1116	$1,550	$1.39	23d	1	0.94mi

Listing history 18 events

1. 2026-06-09
   days on market $45,000 Active 78 DOM
2. 2026-06-08
   days on market $45,000 Active 77 DOM
3. 2026-06-07
   days on market $45,000 Active 76 DOM
4. 2026-06-05
   days on market $45,000 Active 73 DOM
5. 2026-06-03
   days on market $45,000 Active 72 DOM
6. 2026-06-02
   days on market $45,000 Active 71 DOM
7. 2026-06-01
   days on market $45,000 Active 70 DOM
8. 2026-05-31
   days on market $45,000 Active 69 DOM
9. 2026-05-30
   days on market $45,000 Active 68 DOM
10. 2026-03-23
    listed $45,000 Active
11. 2011-04-10
    historical
12. 2010-10-11
    listed New
13. 2010-02-19
    historical
14. 2009-07-27
    price Price Change
15. 2009-02-19
    listed
16. 2009-02-14
    historical
17. 2008-03-24
    listed
18. 2001-07-03
    soldstatus $23,000

ⓘ 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: $880 · $73/mo
• Projected year-2 tax: $951 · $79/mo
• Expected delta: +$71/yr (+$6/mo · 8.0%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,873
• − Mortgage interest: −$2,521
• − Property taxes: −$880
• − Insurance: −$225
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$1,309
• Taxable income: $10,078
• Est. tax owed @ 24.0%: −$2,419
• After-tax cash flow: $7,764/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: Streator Twp Hsd 40
• NCES district ID: 1738100
• Math proficiency: 11% ▼ -4.00%
• Reading proficiency: 19% ▼ -1.00%
• Median HH income: $43,002
• Composite: 13.07/100
• National rank: #9561
• State rank: #513 of 620 in IL

Livability — Streator

• Score: 63/100
• State rank: #752
• US rank: #15266

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Streator, IL
• County: La Salle County · 41,676 people
• City population: 17,963
• Metro: Ottawa, IL
• Population (ZIP): 17,963
• Household income: $59,060
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 450.0

Population outlook (LaSalle County) Hauer SSP2

• Today (2025): 107,080 people
• By 2030: 104,196 · -2.7%
• By 2040: 97,413 · -9.0%
• By 2050: 90,294 · -15.7%
• By 2075: 76,252 · -28.8%
• By 2100: 61,339 · -42.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 11% Two or more races 4% Black 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · LaSalle

• 2024 margin: R (+18.5) · D 40.1% · R 58.6% · Other 1.3%
• 2008→2024 swing: -29.6pp toward R · 2008: 11.1pp · 2024: -18.5pp
• All cycles: 2024: R+18.5 2020: R+14.3 2016: R+14.4 2012: R+0.4 2008: D+11.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.28%
• Current HPI: 233.5533
• Rent YoY: —
• Metro: Ottawa, IL
• 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

+95.7% since first listed

9 events — show timeline

• 2026-03-23 Listed $45,000 MRED as Distributed by MLS Grid
• 2011-04-10 Listing Removed — MRED as Distributed by MLS Grid
• 2010-10-11 Listed — MRED as Distributed by MLS Grid
• 2010-02-19 Listing Removed — MRED as Distributed by MLS Grid
• 2009-07-27 Price Changed — MRED as Distributed by MLS Grid
• 2009-02-19 Listed — MRED as Distributed by MLS Grid
• 2009-02-14 Listing Removed — MRED as Distributed by MLS Grid
• 2008-03-24 Listed — MRED as Distributed by MLS Grid
• 2001-07-03 Sold (Public Records) $23,000 Public Records

Property tax history

-7.0%/yr

Latest (2024): $880 · +16.9% YoY. Source: county tax records.