919 Webster St · Ottawa, IL 61350

$49,000

3 bd · None ba · 1,516 sqft · SingleFamily public records · 6 Days on market

Built 1895 5,663 sqft lot ↓ 56% since listing

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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 +3.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The blank slate you are waiting for. Located on Ottawa's West side, this approx 1500 Sqft fixer is gutted and ready for your ideas.

Key facts

• 5,663 sq ft lot
• Built 1895
• Listed 5 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential single-family house; 2 stories
• Construction: Built as a house
• Exterior features: Shingle roof

Interior

• Heating & cooling: Natural gas heating; Has heating
• Interior features: Gas water heater; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).
• Cap rate 32.2% vs local median 3.1% in Ottawa — 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 77/100 on livability (#172 in IL, #3,175 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment C-, schools D, amenities D.
• Ottawa Twp Hsd 140 (town): math 25% / reading 30% proficiency, ranked #545 of 919 in IL (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 205 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 82 units permitted in LaSalle County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $339 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $27k; list at $49k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,000

Questions for the listing agent

1. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.60% ✓
• Cap rate: 32.17%
• Cash-on-cash: 92.41%
• DSCR: 5.11
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $216,788
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
845 Hitt St	0.53mi	3/2.0	1,575 (+4%)	2mo	$245,000	$156	67
1000 Douglas St	0.18mi	3/2.5	1,288 (-15%)	4mo	$216,000	$168	64
1331 W Washington St	0.49mi	3/2.0	1,595 (+5%)	6mo	$195,900	$123	63
639 W Madison St	0.24mi	2/1.0 (-1)	1,315 (-13%)	1mo	$59,000	$45	61
915 W Superior St	0.48mi	4/1.5 (+1)	1,400 (-8%)	0mo	$133,567	$95	59
1107 W Lafayette St	0.35mi	4/1.5 (+1)	1,616 (+7%)	10mo	$213,500	$132	59
1322 W Madison St	0.28mi	3/2.0	1,298 (-14%)	8mo	$275,000	$212	57
700 W Lafayette St	0.40mi	3/2.0	1,684 (+11%)	10mo	$201,000	$119	54
913 Canal St	0.51mi	3/1.0	1,296 (-14%)	0mo	$185,000	$143	52
1515 Johnson St	0.68mi	3/1.0	1,384 (-9%)	9mo	$162,500	$117	46
1525 Clark St	0.71mi	2/1.5 (-1)	1,374 (-9%)	1mo	$250,000	$182	45
3472 N IL ST RT 23	0.59mi	3/2.0	1,698 (+12%)	11mo	$381,500	$225	44

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: 93.2%
• Equity multiple: 5.33×
• Total profit: $59,382
• Equity at exit: $7,306

10-year hold

• IRR: 96.0%
• Equity multiple: 11.09×
• Total profit: $138,470
• Equity at exit: $4,237

Cash invested: $13,720 (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 61350

• Home prices YoY: -31.5%
• Active inventory: 205
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $1,057

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 35%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 E Superior St Ottawa, IL	3.0	2.0	2200	$1,800	$0.82	24d	1	0.97mi

Listing history 7 events

1. 2026-06-19
   days on market $49,000 Active 6 DOM
2. 2026-06-18
   days on market $49,000 Active 5 DOM
3. 2026-06-17
   days on market $49,000 Active 4 DOM
4. 2026-06-16
   days on market $49,000 Active 3 DOM
5. 2026-06-15
   days on market $49,000 Active 2 DOM
6. 2026-06-14
   remarks 131-char remark
7. 2026-06-14
   listed $49,000 Active 1 DOM

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,193
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$1,425
• Taxable income: $12,652
• Est. tax owed @ 24.0%: −$3,037
• After-tax cash flow: $9,643/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: Ottawa Twp Hsd 140
• NCES district ID: 1730330
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $47,828
• Composite: 26.85/100
• National rank: #12528
• State rank: #545 of 919 in IL

Livability — Ottawa

• Score: 77/100
• State rank: #172
• US rank: #3175

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ottawa, IL
• County: La Salle County · 41,676 people
• City population: 23,713
• Metro: Ottawa, IL
• Population (ZIP): 23,713
• Household income: $77,921
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 628.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 6% Portuguese 5% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -84.46%
• Current HPI: 183.6833
• 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

-55.7% since first listed

17 events — show timeline

• 2026-06-13 Price Changed $49,000 MRED as Distributed by MLS Grid
• 2026-06-13 Listed $49,000 NWIAR
• 2026-06-13 Listed $1 MRED as Distributed by MLS Grid
• 2010-05-21 Pending — MRED as Distributed by MLS Grid
• 2010-05-21 Sold (MLS) $26,700 MRED as Distributed by MLS Grid
• 2010-05-13 Contingent — MRED as Distributed by MLS Grid
• 2010-03-19 Price Changed $37,900 MRED as Distributed by MLS Grid
• 2010-01-04 Relisted — MRED as Distributed by MLS Grid
• 2010-01-01 Listing Removed — MRED as Distributed by MLS Grid
• 2009-12-28 Relisted — MRED as Distributed by MLS Grid
• 2009-11-24 Pending — MRED as Distributed by MLS Grid
• 2009-11-20 Contingent — MRED as Distributed by MLS Grid
• 2009-07-30 Price Changed $49,900 MRED as Distributed by MLS Grid
• 2009-05-12 Price Changed $59,900 MRED as Distributed by MLS Grid
• 2008-11-25 Price Changed $69,900 MRED as Distributed by MLS Grid
• 2008-11-03 Listed $74,900 MRED as Distributed by MLS Grid
• 2006-06-27 Sold (Public Records) $110,500 Public Records

Property tax history

+4.3%/yr

Latest (2024): $2,993 · +9.3% YoY. Source: county tax records.