905 S 5th St · DeKalb, IL 60115

$134,999

2 bd · 1.0 ba · 677 sqft · SingleFamily public records · 3 Days on market

Built 1949 8,450 sqft lot $199/sqft · 10% below area Est $151k · 10% under

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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).

• ARV discount +12.2/15.0
• Cash flow +10.0/30.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

IMMACULATE & SHOWS LIKE NEW! Enjoy the spacious 50'x169' deep yard with impressive deck, front yard covered porch with awesome view, large shed & lawn mower! Newly painted throughout; light and bright interior appeal! Kitchen presents oak cabinetry, new vinyl flooring, newer counter-top, new gas oven-range, ceiling light fan & built-in shelving. Washer & dryer area in kitchen presents extra cabinetry. Family Room boasts new wood laminate flooring and ceiling fan. Bedrooms showcase new wood laminate flooring too! Bathroom offers new vinyl flooring. All window treatments are included. Roof, siding, electrical, plumbing, storms & screens are in good condition. "Imagine... this could be YOUR new home!"

Key facts

• Private lot
• New countertops
• Easy highway access

Tags

• NEW COUNTERTOPS
• ON-SITE LAUNDRY
• PRIVATE LOT
• COMPOSITE DECK
• LANDSCAPING IMPROVEMENTS
• EASY HIGHWAY ACCESS

Property features AI

Finance

• Other: Living area reported as estimated
• Financial info: Special service area not required
• HOA & community: No master association fee required

Exterior

• Parking: One parking space (gravel); Street parking available
• Utilities: Public water; Public sewer; 100 amp electrical service
• Home design: Detached single-family home; One-story; Fee simple ownership
• Construction: Built approximately 71-80 years ago; Vinyl siding; Asphalt roof; Not rebuilt or rehabbed
• Exterior features: 50 x 169 lot dimensions; Less than 0.25 acre lot; Gravel driveway

Interior

• Kitchen: Kitchen on main level (9 x 22), linoleum flooring
• Bedrooms: Master bedroom on main level (10 x 12), wood laminate flooring; Second bedroom on main level (10 x 12), wood laminate flooring
• Flooring: Wood laminate flooring in living areas and bedrooms; Linoleum flooring in kitchen and dining area
• Bathrooms: One full bath
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Crawl space basement
• Laundry & utility: Laundry area in unit; Gas dryer hookup; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-82 ($-980/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (13.3% below list).
• Recommended offer: $117k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.4% in DeKalb — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 77/100 on livability (#154 in IL, #2,835 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D+, crime D-, employment F.
• Dekalb CUSD 428 (suburban): math 11% / reading 16% proficiency, ranked #541 of 620 in IL (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Founders Elementary School (math 8% / reading 8%, grade F, #1,627 of 2,056 statewide, top 81%, 556 students, 0% FRL); Huntley Middle School (math 12% / reading 16%, grade F, #529 of 665 statewide, top 80%, 934 students, 0% FRL); Dekalb High School (math 18% / reading 28%, grade F, #312 of 693 statewide, top 46%, 2,083 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.3%/yr); 85 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 260 units permitted in DeKalb County in 2024 (73 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• DeKalb County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,106 (13.3% 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 1949 — 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. 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?
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: 0.87% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 9.6

CMA / ARV

• ARV (median comp): $150,687
• List price: $134,999
• Delta: -10.41%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 S 5th St	0.00mi	2/1.0	677 (0%)	1mo	$147,500	$218	99
945 S 7th St	0.18mi	2/1.0	638 (-6%)	6mo	$150,000	$235	77
631 Haish Blvd	0.51mi	2/1.0	725 (+7%)	3mo	$120,000	$166	62
413 Maplewood Ave	0.66mi	3/1.0 (+1)	768 (+13%)	18mo	$185,000	$241	27

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 · 7.33% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.43×
• Total profit: $-21,692
• Equity at exit: $20,129

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,441
• Equity at exit: $11,672

Cash invested: $37,800 (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 60115

• Home prices YoY: -31.9%
• Rents YoY: 7.3%
• Active inventory: 85
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$243 /mo · $2,912/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-82

Break-even live

Break-even rent $1,274

Max offer price $120,565

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-43	+0% $-82	+5% $-120	+10% $-158
Rent	-10% $-174	-5% $-128	+0% $-82	+5% $-35	+10% $11
Rate	-1.0pp $-14	-0.5pp $-47	base $-82	+0.5pp $-117	+1.0pp $-152

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 W Locust St Unit 1 DeKalb, IL	1.0	1.0	700	$950	$1.36	25d	1	0.90mi
118 Augusta Ave Apt 10 DeKalb, IL	1.0	1.0	750	$925	$1.23	44d	1	0.95mi

Listing history 19 events

1. 2026-05-15
   listed $134,999 Active 995-char remark
2. 2017-02-28
   soldstatus $57,000
3. 2017-02-17
   soldstatus $57,000 Closed Sale 746-char remark

   Show marketing remark (746 chars)

   IMMACULATE & SHOWS LIKE NEW! Enjoy the spacious 50'x169' deep yard with impressive deck, front yard covered porch with awesome view, large shed & lawn mower! Newly painted throughout; light and bright interior appeal! Kitchen presents oak cabinetry, new vinyl flooring, newer counter-top, new gas oven-range, ceiling light fan & built-in shelving. Washer & dryer area in kitchen presents extra cabinetry. Family Room boasts new wood laminate flooring and ceiling fan. Bedrooms showcase new wood laminate flooring too! Bathroom offers new vinyl flooring. All window treatments are included. Roof, siding, electrical, plumbing, storms & screens are in good condition. "Imagine... this could be YOUR new home!"

4. 2016-12-27
   status Pending 746-char remark

   Show marketing remark (746 chars)

   IMMACULATE & SHOWS LIKE NEW! Enjoy the spacious 50'x169' deep yard with impressive deck, front yard covered porch with awesome view, large shed & lawn mower! Newly painted throughout; light and bright interior appeal! Kitchen presents oak cabinetry, new vinyl flooring, newer counter-top, new gas oven-range, ceiling light fan & built-in shelving. Washer & dryer area in kitchen presents extra cabinetry. Family Room boasts new wood laminate flooring and ceiling fan. Bedrooms showcase new wood laminate flooring too! Bathroom offers new vinyl flooring. All window treatments are included. Roof, siding, electrical, plumbing, storms & screens are in good condition. "Imagine... this could be YOUR new home!"

5. 2016-11-21
   historical Contingent 746-char remark

   Show marketing remark (746 chars)

   IMMACULATE & SHOWS LIKE NEW! Enjoy the spacious 50'x169' deep yard with impressive deck, front yard covered porch with awesome view, large shed & lawn mower! Newly painted throughout; light and bright interior appeal! Kitchen presents oak cabinetry, new vinyl flooring, newer counter-top, new gas oven-range, ceiling light fan & built-in shelving. Washer & dryer area in kitchen presents extra cabinetry. Family Room boasts new wood laminate flooring and ceiling fan. Bedrooms showcase new wood laminate flooring too! Bathroom offers new vinyl flooring. All window treatments are included. Roof, siding, electrical, plumbing, storms & screens are in good condition. "Imagine... this could be YOUR new home!"

6. 2016-11-11
   price $64,900 746-char remark

   Show marketing remark (746 chars)

   IMMACULATE & SHOWS LIKE NEW! Enjoy the spacious 50'x169' deep yard with impressive deck, front yard covered porch with awesome view, large shed & lawn mower! Newly painted throughout; light and bright interior appeal! Kitchen presents oak cabinetry, new vinyl flooring, newer counter-top, new gas oven-range, ceiling light fan & built-in shelving. Washer & dryer area in kitchen presents extra cabinetry. Family Room boasts new wood laminate flooring and ceiling fan. Bedrooms showcase new wood laminate flooring too! Bathroom offers new vinyl flooring. All window treatments are included. Roof, siding, electrical, plumbing, storms & screens are in good condition. "Imagine... this could be YOUR new home!"

7. 2016-10-31
   status Reactivated 746-char remark

   Show marketing remark (746 chars)

   IMMACULATE & SHOWS LIKE NEW! Enjoy the spacious 50'x169' deep yard with impressive deck, front yard covered porch with awesome view, large shed & lawn mower! Newly painted throughout; light and bright interior appeal! Kitchen presents oak cabinetry, new vinyl flooring, newer counter-top, new gas oven-range, ceiling light fan & built-in shelving. Washer & dryer area in kitchen presents extra cabinetry. Family Room boasts new wood laminate flooring and ceiling fan. Bedrooms showcase new wood laminate flooring too! Bathroom offers new vinyl flooring. All window treatments are included. Roof, siding, electrical, plumbing, storms & screens are in good condition. "Imagine... this could be YOUR new home!"

8. 2016-10-21
   historical Contingent 746-char remark

   Show marketing remark (746 chars)

   IMMACULATE & SHOWS LIKE NEW! Enjoy the spacious 50'x169' deep yard with impressive deck, front yard covered porch with awesome view, large shed & lawn mower! Newly painted throughout; light and bright interior appeal! Kitchen presents oak cabinetry, new vinyl flooring, newer counter-top, new gas oven-range, ceiling light fan & built-in shelving. Washer & dryer area in kitchen presents extra cabinetry. Family Room boasts new wood laminate flooring and ceiling fan. Bedrooms showcase new wood laminate flooring too! Bathroom offers new vinyl flooring. All window treatments are included. Roof, siding, electrical, plumbing, storms & screens are in good condition. "Imagine... this could be YOUR new home!"

9. 2016-10-12
   listed $69,500 New 746-char remark

   Show marketing remark (746 chars)

   IMMACULATE & SHOWS LIKE NEW! Enjoy the spacious 50'x169' deep yard with impressive deck, front yard covered porch with awesome view, large shed & lawn mower! Newly painted throughout; light and bright interior appeal! Kitchen presents oak cabinetry, new vinyl flooring, newer counter-top, new gas oven-range, ceiling light fan & built-in shelving. Washer & dryer area in kitchen presents extra cabinetry. Family Room boasts new wood laminate flooring and ceiling fan. Bedrooms showcase new wood laminate flooring too! Bathroom offers new vinyl flooring. All window treatments are included. Roof, siding, electrical, plumbing, storms & screens are in good condition. "Imagine... this could be YOUR new home!"

10. 2016-01-26
    historical
11. 2015-10-12
    listed New
12. 2011-08-29
    historical
13. 2011-04-09
    price Price Change
14. 2011-01-16
    listed New
15. 2006-06-05
    soldstatus $107,500
16. 2003-02-03
    soldstatus $89,000
17. 2002-07-25
    soldstatus $50,000
18. 1994-07-06
    soldstatus $56,000
19. 1992-05-01
    soldstatus $31,000

ⓘ 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: $2,912 · $243/mo
• Projected year-2 tax: $2,988 · $249/mo
• Expected delta: +$76/yr (+$6/mo · 2.6%)

ⓘ 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 2/10 Low 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,053
• − Mortgage interest: −$7,562
• − Property taxes: −$2,912
• − Insurance: −$675
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$3,927
• Taxable loss: −$3,272
• Est. tax savings @ 24.0%: +$785
• After-tax cash flow: $-195/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: Dekalb CUSD 428
• NCES district ID: 1712000
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 16% ▼ -6.00%
• Median HH income: $42,007
• Composite: 11.74/100
• National rank: #9685
• State rank: #541 of 620 in IL

Livability — DeKalb

• Score: 77/100
• State rank: #154
• US rank: #2835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeKalb, IL
• County: DeKalb County · 64,760 people
• City population: 42,536
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 42,536
• Household income: $47,043
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 3794.0

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 104,983 people
• By 2030: 104,428 · -0.5%
• By 2040: 102,199 · -2.7%
• By 2050: 99,303 · -5.4%
• By 2075: 93,978 · -10.5%
• By 2100: 88,527 · -15.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 58% Hispanic / Latino 18% Black 15% Two or more races 12% Asian 4%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Romanian 5% Portuguese 3% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 82% English-only · Spanish 10% Arabic 2% Other Indo-European 2%

Political lean MEDSL · DeKalb

• 2024 margin: Toss-up / Even · D 50.1% · R 48.1% · Other 1.7%
• 2008→2024 swing: -14.8pp toward R · 2008: 16.8pp · 2024: 2.0pp
• All cycles: 2024: D+2.0 2020: D+5.7 2016: D+3.0 2012: D+5.5 2008: D+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.56%
• Current HPI: 191.1189
• Rent YoY: ▲ 7.33%
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

+375.8% since first listed

21 events — show timeline

• 2026-05-29 Sold (MLS) $147,500 MRED as Distributed by MLS Grid
• 2026-05-19 Pending — MRED as Distributed by MLS Grid
• 2026-05-15 Listed $134,999 MRED as Distributed by MLS Grid
• 2017-02-28 Sold (Public Records) $57,000 Public Records
• 2017-02-17 Sold (MLS) $57,000 MRED as Distributed by MLS Grid
• 2016-12-27 Pending — MRED as Distributed by MLS Grid
• 2016-11-21 Contingent — MRED as Distributed by MLS Grid
• 2016-11-11 Price Changed $64,900 MRED as Distributed by MLS Grid
• 2016-10-31 Relisted — MRED as Distributed by MLS Grid
• 2016-10-21 Contingent — MRED as Distributed by MLS Grid
• 2016-10-12 Listed $69,500 MRED as Distributed by MLS Grid
• 2016-01-26 Listing Removed — MRED as Distributed by MLS Grid
• 2015-10-12 Listed — MRED as Distributed by MLS Grid
• 2011-08-29 Listing Removed — MRED as Distributed by MLS Grid
• 2011-04-09 Price Changed — MRED as Distributed by MLS Grid
• 2011-01-16 Listed — MRED as Distributed by MLS Grid
• 2006-06-05 Sold (Public Records) $107,500 Public Records
• 2003-02-03 Sold (Public Records) $89,000 Public Records
• 2002-07-25 Sold (Public Records) $50,000 Public Records
• 1994-07-06 Sold (Public Records) $56,000 Public Records
• 1992-05-01 Sold (Public Records) $31,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,912 · +8.6% YoY. Source: county tax records.