1404 S Monroe St · Streator, IL 61364

$95,000

1 bd · 1.0 ba · 925 sqft · SingleFamily public records · 127 Days on market

Built 1903 6,000 sqft lot $103/sqft · 8% below area Est $104k · 8% under

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Why this score? — see what drove the C+ 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 +27.0/30.0
• ARV discount +11.3/15.0
• DSCR +9.3/10.0
• 1% rule +7.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this quaint 2 bedroom 1 bathroom home in woodland school district. This house features enclosed porch and a attached one car garage. New flooring throughout. Take a look today. Motivated Seller!

Key facts

• New flooring
• Enclosed porch
• 6,000 sq ft lot

Tags

• ENCLOSED PORCH
• WOODLAND SCHOOL DISTRICT
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 7.8% in Streator — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Woodland CUSD 5 (rural): math 18% / reading 20% proficiency, ranked #427 of 620 in IL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 87 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 35 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Livingston County population projected at -27% 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 $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $33k; list at $95k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1903 — 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: 1.23% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.97%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (median comp): $103,685
• List price: $95,000
• Delta: -8.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 S Vermillion St	0.33mi	2/1.0 (+1)	919 (-1%)	1mo	$215,000	$234	78
907 S Bloomington St	0.34mi	2/1.0 (+1)	970 (+5%)	4mo	$26,500	$27	67
417 Sangamon St	0.24mi	2/1.0 (+1)	900 (-3%)	16mo	$109,000	$121	66
1517 S Vermillion St	0.21mi	2/2.0 (+1)	960 (+4%)	13mo	$185,000	$193	64
717 S Monroe St	0.48mi	2/1.0 (+1)	960 (+4%)	7mo	$125,000	$130	60
409 E 12th St	0.15mi	2/1.0 (+1)	840 (-9%)	15mo	$72,200	$86	60
328 W 12th St	0.44mi	2/1.0 (+1)	896 (-3%)	11mo	$142,000	$158	60
1615 S Illinois St	0.60mi	2/2.0 (+1)	936 (+1%)	2mo	$144,900	$155	60
1505 S Bloomington St	0.14mi	2/1.0 (+1)	786 (-15%)	8mo	$79,000	$101	57
1310 S Illinois St	0.47mi	2/1.5 (+1)	900 (-3%)	12mo	$140,000	$156	57
919 S Vermillion St	0.29mi	2/2.0 (+1)	1,032 (+12%)	9mo	$155,000	$150	50
1024 E 12th St	0.63mi	2/1.0 (+1)	800 (-14%)	13mo	$105,000	$131	32

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,528
• Equity at exit: $14,165

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $23,176
• Equity at exit: $8,214

Cash invested: $26,600 (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: 87
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$123 /mo · $1,473/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $265

Break-even live

Break-even rent $836

Max offer price $95,000

Occupancy floor 72%

Sensitivity live

Price	-10% $319	-5% $292	+0% $265	+5% $238	+10% $212
Rent	-10% $173	-5% $219	+0% $265	+5% $312	+10% $358
Rate	-1.0pp $313	-0.5pp $290	base $265	+0.5pp $241	+1.0pp $216

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1802 S Church St Streator, IL	2.0	1.0	840	$1,200	$1.43	44d	1	0.53mi
614 Carriage Lane Ests Unit 614 Streator, IL	2.0	1.0	768	$1,127	$1.47	44d	1	0.84mi
402 S Illinois St Streator, IL	2.0	1.0	1116	$1,550	$1.39	22d	1	0.91mi

Listing history 18 events

1. 2026-06-19
   days on market $95,000 Active 127 DOM
2. 2026-06-18
   days on market $95,000 Active 126 DOM
3. 2026-06-17
   days on market $95,000 Active 125 DOM
4. 2026-06-16
   days on market $95,000 Active 124 DOM
5. 2026-06-15
   days on market $95,000 Active 123 DOM
6. 2026-06-14
   days on market $95,000 Active 121 DOM
7. 2026-06-12
   days on market $95,000 Active 120 DOM
8. 2026-06-09
   days on market $95,000 Active 117 DOM
9. 2026-06-08
   days on market $95,000 Active 116 DOM
10. 2026-06-07
    days on market $95,000 Active 115 DOM
11. 2026-06-02
    days on market $95,000 Active 110 DOM
12. 2026-06-01
    days on market $95,000 Active 109 DOM
13. 2026-05-31
    days on market $95,000 Active 108 DOM
14. 2026-05-30
    days on market $95,000 Active 107 DOM
15. 2026-02-12
    listed $95,000 Active 212-char remark

    Show marketing remark (212 chars)

    Take a look at this quaint 2 bedroom 1 bathroom home in woodland school district. This house features enclosed porch and a attached one car garage. New flooring throughout. Take a look today. Motivated Seller!

16. 2015-03-11
    historical
17. 2014-09-15
    listed New
18. 1997-04-29
    soldstatus $33,000

ⓘ 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: $1,473 · $123/mo
• Projected year-2 tax: $1,815 · $151/mo
• Expected delta: +$342/yr (+$28/mo · 23.2%)

ⓘ 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: $14,064
• − Mortgage interest: −$5,321
• − Property taxes: −$1,473
• − Insurance: −$475
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$2,764
• Taxable income: $1,781
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $2,757/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: Woodland CUSD 5
• NCES district ID: 1738070
• Math proficiency: 18% ▼ -2.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $53,035
• Composite: 17.37/100
• National rank: #9071
• State rank: #427 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

• 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 (Livingston County) Hauer SSP2

• Today (2025): 32,749 people
• By 2030: 30,848 · -5.8%
• By 2040: 27,357 · -16.5%
• By 2050: 24,048 · -26.6%
• By 2075: 17,574 · -46.3%
• By 2100: 12,096 · -63.1%

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 · Livingston

• 2024 margin: Solid R (+46.3) · D 26.1% · R 72.4% · Other 1.6%
• 2008→2024 swing: -27.1pp toward R · 2008: -19.2pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+44.2 2016: R+41.0 2012: R+31.5 2008: R+19.2

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

+187.9% since first listed

4 events — show timeline

• 2026-02-12 Listed $95,000 MRED as Distributed by MLS Grid
• 2015-03-11 Listing Removed — MRED as Distributed by MLS Grid
• 2014-09-15 Listed — MRED as Distributed by MLS Grid
• 1997-04-29 Sold (Public Records) $33,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $1,473 · +6.4% YoY. Source: county tax records.