102 E Stanton St · Streator, IL 61364

$163,828

6 bd · 2.0 ba · 2,230 sqft · SingleFamily public records · 102 Days on market

Built 1964 3,250 sqft lot

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.2/10.0
• 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

Turnkey, Fully Rented Brick Duplex - Strong Cash Flow Beautifully maintained all-brick two-unit property, fully leased and producing income from day one. Each spacious unit offers 3 bedrooms, 1 bath, central A/C, updated kitchens with stainless steel appliances and granite countertops, and original hardwood floors. Newer windows, newer roof, make this a true low-maintenance investment. Current rents total $2,348/month ($28,176 annually). Asking $163,828 = strong return and excellent value. Includes basement, large attic for storage, and one-car garage. Located minutes from downtown Streator, shopping, dining, parks, Walmart, and McDonald's. Fully rented, refreshed, and move-in ready-a perf

Key facts

• Brick duplex
• Newer windows
• Updated kitchens

Tags

• BRICK DUPLEX
• UPDATED KITCHENS
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• ORIGINAL HARDWOOD FLOORS
• NEWER WINDOWS

Property features AI

Finance

• Other: School bus service and interstate access noted
• Financial info: One unit currently rented for $1,290/month (lease through Oct 1, 2026); One unit currently rented for $1,058/month (lease through Jul 1, 2026); Special service area: No

Exterior

• Parking: Attached garage (1 garage space); 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Two- to four-unit building (duplex); Fee simple ownership; Building age approximately 61–70 years; Rehab planned/completed in 2025; Located in Streator (Bruce township), on the corner of Stanton & Bloomington (RT23)
• Construction: Brick construction; Built before 1978
• Exterior features: Corner lot; Lot dimensions approximately 50 x 65; Less than 0.25 acre

Interior

• Kitchen: Each unit includes stove and refrigerator
• Bedrooms: 6 bedrooms (three on each unit: two 3-bed units)
• Bathrooms: 2 full bathrooms (one in each unit)
• Heating & cooling: Natural gas heating
• Interior features: 10 total rooms; Full unfinished basement
• Laundry & utility: Tenant(s) responsible for electric, gas, and heat (one unit also pays parking)

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $149k (9.0% below list) — sets the bar for market timing.

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: amenities F, commute F, employment 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.
• Zoned schools: Centennial Elem School (math 13% / reading 20%, grade F, #1,224 of 2,056 statewide, top 60%, 470 students, 0% FRL); Northlawn Jr High School (math 7% / reading 14%, grade F, #580 of 665 statewide, top 88%, 617 students, 0% FRL); Streator Twp High School (math 11% / reading 19%, grade F, #462 of 693 statewide, top 68%, 809 students, 0% FRL).
• Market conditions: 85 active listings in the ZIP; 82 units permitted in LaSalle County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 22y 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.

Recommended offer $149,083 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. 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: 1.02% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-13,451
• Equity at exit: $24,427

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $5,191
• Equity at exit: $14,165

Cash invested: $45,872 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,671 medium
• Mortgage (P&I): −$859
• Tax from tax record: −$187 /mo · $2,246/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $205

Break-even live

Break-even rent $1,411

Max offer price $163,828

Occupancy floor 83%

Sensitivity live

Price	-10% $298	-5% $252	+0% $205	+5% $159	+10% $113
Rent	-10% $73	-5% $139	+0% $205	+5% $271	+10% $337
Rate	-1.0pp $288	-0.5pp $247	base $205	+0.5pp $163	+1.0pp $120

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: $40,957
• Closing costs: $4,915
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $163,828 Active 102 DOM
2. 2026-06-19
   days on market $163,828 Active 100 DOM
3. 2026-06-18
   days on market $163,828 Active 99 DOM
4. 2026-06-17
   days on market $163,828 Active 98 DOM
5. 2026-06-16
   days on market $163,828 Active 97 DOM
6. 2026-06-15
   days on market $163,828 Active 96 DOM
7. 2026-06-14
   days on market $163,828 Active 94 DOM
8. 2026-06-12
   days on market $163,828 Active 93 DOM
9. 2026-06-09
   days on market $163,828 Active 90 DOM
10. 2026-06-08
    days on market $163,828 Active 89 DOM
11. 2026-06-07
    days on market $163,828 Active 88 DOM
12. 2026-06-05
    days on market $163,828 Active 85 DOM
13. 2026-06-03
    days on market $163,828 Active 84 DOM
14. 2026-06-02
    days on market $163,828 Active 83 DOM
15. 2026-06-01
    days on market $163,828 Active 82 DOM
16. 2026-05-31
    days on market $163,828 Active 81 DOM
17. 2026-05-30
    days on market $163,828 Active 80 DOM
18. 2026-03-11
    listed $163,828 Active
19. 2026-03-11
    historical
20. 2026-02-24
    listed Active
21. 2026-02-24
    historical
22. 2026-02-13
    listed Active
23. 2025-03-24
    soldstatus $145,000 Closed
24. 2025-02-21
    historical Contingent - No Showings
25. 2025-02-04
    historical
26. 2025-01-23
    listed $149,900 Active
27. 2025-01-23
    historical
28. 2024-12-19
    listed Active
29. 2024-12-18
    historical
30. 2024-12-03
    price
31. 2024-11-01
    listed Active
32. 2024-04-09
    soldstatus $55,000
33. 2015-01-30
    soldstatus $16,250 Closed Sale
34. 2015-01-22
    status Pending
35. 2015-01-13
    price $18,500
36. 2014-12-12
    price $21,900
37. 2014-11-04
    price $29,900
38. 2014-10-01
    listed $34,900 New
39. 2013-08-15
    historical
40. 2013-05-07
    price Price Change
41. 2012-08-15
    listed New
42. 2012-08-07
    historical
43. 2011-11-01
    price Price Change
44. 2011-07-12
    price Price Change
45. 2011-02-15
    price Price Change
46. 2011-01-11
    price Price Change
47. 2010-11-19
    price Price Change
48. 2010-10-29
    price Price Change
49. 2010-09-23
    price Price Change
50. 2010-07-20
    listed New

ⓘ 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: $2,246 · $187/mo
• Projected year-2 tax: $2,983 · $249/mo
• Expected delta: +$736/yr (+$61/mo · 32.8%)

ⓘ 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: $20,050
• − Mortgage interest: −$9,177
• − Property taxes: −$2,246
• − Insurance: −$819
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$4,766
• Taxable loss: −$166
• Est. tax savings @ 24.0%: +$40
• After-tax cash flow: $2,505/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

+446.1% since first listed

39 events — show timeline

• 2026-03-11 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-11 Listed $163,828 MRED as Distributed by MLS Grid
• 2026-02-24 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-24 Listed — MRED as Distributed by MLS Grid
• 2026-02-13 Listed — MRED as Distributed by MLS Grid
• 2025-03-24 Sold (MLS) $145,000 MRED as Distributed by MLS Grid
• 2025-02-21 Contingent — MRED as Distributed by MLS Grid
• 2025-02-04 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-23 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-23 Listed $149,900 MRED as Distributed by MLS Grid
• 2024-12-19 Listed — MRED as Distributed by MLS Grid
• 2024-12-18 Listing Removed — MRED as Distributed by MLS Grid
• 2024-12-03 Price Changed — MRED as Distributed by MLS Grid
• 2024-11-01 Listed — MRED as Distributed by MLS Grid
• 2024-04-09 Sold (Public Records) $55,000 Public Records
• 2015-01-30 Sold (MLS) $16,250 MRED as Distributed by MLS Grid
• 2015-01-22 Pending — MRED as Distributed by MLS Grid
• 2015-01-13 Price Changed $18,500 MRED as Distributed by MLS Grid
• 2014-12-12 Price Changed $21,900 MRED as Distributed by MLS Grid
• 2014-11-04 Price Changed $29,900 MRED as Distributed by MLS Grid
• 2014-10-01 Listed $34,900 MRED as Distributed by MLS Grid
• 2013-08-15 Listing Removed — MRED as Distributed by MLS Grid
• 2013-05-07 Price Changed — MRED as Distributed by MLS Grid
• 2012-08-15 Listed — MRED as Distributed by MLS Grid
• 2012-08-07 Listing Removed — MRED as Distributed by MLS Grid
• 2011-11-01 Price Changed — MRED as Distributed by MLS Grid
• 2011-07-12 Price Changed — MRED as Distributed by MLS Grid
• 2011-02-15 Price Changed — MRED as Distributed by MLS Grid
• 2011-01-11 Price Changed — MRED as Distributed by MLS Grid
• 2010-11-19 Price Changed — MRED as Distributed by MLS Grid
• 2010-10-29 Price Changed — MRED as Distributed by MLS Grid
• 2010-09-23 Price Changed — MRED as Distributed by MLS Grid
• 2010-07-20 Listed — MRED as Distributed by MLS Grid
• 2008-09-19 Sold (MLS) $66,000 MRED as Distributed by MLS Grid
• 2008-07-14 Listing Removed — MRED as Distributed by MLS Grid
• 2007-11-26 Listed $70,000 MRED as Distributed by MLS Grid
• 2006-11-13 Sold (Public Records) $30,000 Public Records
• 2004-07-01 Listing Removed — MRED as Distributed by MLS Grid
• 2004-01-01 Listed — MRED as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2024): $2,246 · +8.1% YoY. Source: county tax records.