105 Lasalle St · Streator, IL 61364

$87,000

2 bd · 1.0 ba · 821 sqft · SingleFamily public records · 34 Days on market

Built 1900 Est $76k · 14% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Open concept
• First floor laundry
• New flooring

Tags

• FENCED IN BACK YARD
• OPEN CONCEPT
• FIRST FLOOR LAUNDRY
• NEW FLOORING

Property features AI

Finance

• Other: Possession at closing; Some location directions provided
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage accessed off the alley; Total of 1 parking space
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Vinyl siding; Estimated living area; Home built more than 100 years ago; Built before 1978
• Construction: Vinyl siding construction
• Exterior features: Lot smaller than 0.25 acre; School bus service available

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Unfinished full basement; Four total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: 87 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $601 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask is 47% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $57k; list at $87k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,390 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
5. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.52%
• DSCR: 1.82
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $76,353
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Lasalle St	0.13mi	2/1.0	800 (-3%)	2mo	$121,000	$151	88
708 W Bridge St	0.47mi	2/1.0	840 (+2%)	14mo	$25,000	$30	63
504 N Jefferson St	0.62mi	2/1.0	811 (-1%)	10mo	$189,511	$234	60
609 S Monroe St	0.28mi	3/2.0 (+1)	918 (+12%)	1mo	$80,000	$87	58
701 Lundy St	0.49mi	3/2.0 (+1)	864 (+5%)	5mo	$138,000	$160	55
910 S Vermillion St	0.54mi	2/1.0	919 (+12%)	1mo	$215,000	$234	54
707 E Kent St	0.71mi	2/1.0	844 (+3%)	10mo	$78,500	$93	54
208 W 12th St	0.71mi	3/1.0 (+1)	778 (-5%)	2mo	$37,500	$48	51
904 E Bridge St	0.67mi	2/1.0	918 (+12%)	4mo	$55,000	$60	46
602 N Monroe St	0.68mi	2/1.0	750 (-9%)	12mo	$45,000	$60	44
1105 Carroll St	0.74mi	2/1.0	900 (+10%)	13mo	$77,000	$86	38
417 Sangamon St	0.72mi	2/1.0	900 (+10%)	16mo	$109,000	$121	38

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: 10.3%
• Equity multiple: 1.41×
• Total profit: $9,894
• Equity at exit: $12,972

10-year hold

• IRR: 19.4%
• Equity multiple: 2.63×
• Total profit: $39,631
• Equity at exit: $7,522

Cash invested: $24,360 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$148 /mo · $1,782/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $376

Break-even live

Break-even rent $811

Max offer price $87,000

Occupancy floor 66%

Sensitivity live

Price	-10% $425	-5% $401	+0% $376	+5% $351	+10% $327
Rent	-10% $274	-5% $325	+0% $376	+5% $427	+10% $478
Rate	-1.0pp $420	-0.5pp $398	base $376	+0.5pp $353	+1.0pp $331

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 S Illinois St Streator, IL	2.0	1.0	1116	$1,550	$1.39	23d	1	0.58mi
1802 S Church St Streator, IL	2.0	1.0	840	$1,200	$1.43	44d	1	1.32mi

Listing history 36 events

1. 2026-06-19
   days on market $87,000 Active 34 DOM
2. 2026-06-18
   days on market $87,000 Active 33 DOM
3. 2026-06-17
   days on market $87,000 Active 32 DOM
4. 2026-06-16
   days on market $87,000 Active 31 DOM
5. 2026-06-15
   days on market $87,000 Active 30 DOM
6. 2026-06-14
   days on market $87,000 Active 28 DOM
7. 2026-06-12
   days on market $87,000 Active 27 DOM
8. 2026-06-09
   days on market $87,000 Active 24 DOM
9. 2026-06-08
   days on market $87,000 Active 23 DOM
10. 2026-06-07
    days on market $87,000 Active 22 DOM
11. 2026-06-05
    days on market $87,000 Active 19 DOM
12. 2026-06-03
    days on market $87,000 Active 18 DOM
13. 2026-06-02
    days on market $87,000 Active 17 DOM
14. 2026-06-01
    days on market $87,000 Active 16 DOM
15. 2026-05-31
    days on market $87,000 Active 15 DOM
16. 2026-05-30
    days on market $87,000 Active 14 DOM
17. 2021-06-25
    soldstatus $57,000 Closed Sale 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2021-06-16
    status Pending 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2021-05-18
    status Contingent (Do Not Show) 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2021-05-10
    listed $59,000 New 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2018-07-06
    soldstatus $43,000
22. 2018-06-30
    soldstatus $43,000 Closed Sale 255-char remark

    Show marketing remark (255 chars)

    Nice 2 bedroom home centrally located in Streator. Good size bedrooms. Open floor plan. Appliances included. Washer and dryer on main floor. 1 car detached garage. Back deck. Neutral decor. Kitchen has ceramic tile. All dimensions are approximate.

23. 2018-05-29
    historical Contingent 255-char remark

    Show marketing remark (255 chars)

    Nice 2 bedroom home centrally located in Streator. Good size bedrooms. Open floor plan. Appliances included. Washer and dryer on main floor. 1 car detached garage. Back deck. Neutral decor. Kitchen has ceramic tile. All dimensions are approximate.

24. 2018-02-07
    price $44,900 255-char remark

    Show marketing remark (255 chars)

    Nice 2 bedroom home centrally located in Streator. Good size bedrooms. Open floor plan. Appliances included. Washer and dryer on main floor. 1 car detached garage. Back deck. Neutral decor. Kitchen has ceramic tile. All dimensions are approximate.

25. 2017-12-05
    listed $47,000 New 255-char remark

    Show marketing remark (255 chars)

    Nice 2 bedroom home centrally located in Streator. Good size bedrooms. Open floor plan. Appliances included. Washer and dryer on main floor. 1 car detached garage. Back deck. Neutral decor. Kitchen has ceramic tile. All dimensions are approximate.

26. 2016-06-17
    soldstatus $40,000 Closed Sale
27. 2016-06-01
    status Pending
28. 2016-04-26
    historical Contingent
29. 2016-04-14
    price $43,000
30. 2016-02-14
    listed $47,000 New
31. 2015-01-08
    soldstatus $40,000
32. 2014-11-30
    historical
33. 2014-09-03
    price Price Change
34. 2014-07-23
    listed New
35. 2008-11-13
    soldstatus $45,000
36. 1999-04-26
    soldstatus $28,000

ⓘ 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: $1,782 · $148/mo
• Projected year-2 tax: $1,878 · $157/mo
• Expected delta: +$97/yr (+$8/mo · 5.4%)

ⓘ 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: $15,448
• − Mortgage interest: −$4,873
• − Property taxes: −$1,782
• − Insurance: −$435
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$2,531
• Taxable income: $3,355
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $3,707/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

+103.6% since first listed

20 events — show timeline

• 2021-06-25 Sold (MLS) $57,000 MRED as Distributed by MLS Grid
• 2021-06-16 Pending — MRED as Distributed by MLS Grid
• 2021-05-18 Pending — MRED as Distributed by MLS Grid
• 2021-05-10 Listed $59,000 MRED as Distributed by MLS Grid
• 2018-07-06 Sold (Public Records) $43,000 Public Records
• 2018-06-30 Sold (MLS) $43,000 MRED as Distributed by MLS Grid
• 2018-05-29 Contingent — MRED as Distributed by MLS Grid
• 2018-02-07 Price Changed $44,900 MRED as Distributed by MLS Grid
• 2017-12-05 Listed $47,000 MRED as Distributed by MLS Grid
• 2016-06-17 Sold (MLS) $40,000 MRED as Distributed by MLS Grid
• 2016-06-01 Pending — MRED as Distributed by MLS Grid
• 2016-04-26 Contingent — MRED as Distributed by MLS Grid
• 2016-04-14 Price Changed $43,000 MRED as Distributed by MLS Grid
• 2016-02-14 Listed $47,000 MRED as Distributed by MLS Grid
• 2015-01-08 Sold (Public Records) $40,000 Public Records
• 2014-11-30 Listing Removed — MRED as Distributed by MLS Grid
• 2014-09-03 Price Changed — MRED as Distributed by MLS Grid
• 2014-07-23 Listed — MRED as Distributed by MLS Grid
• 2008-11-13 Sold (Public Records) $45,000 Public Records
• 1999-04-26 Sold (Public Records) $28,000 Public Records

Property tax history

+2.6%/yr

Latest (2024): $1,782 · +8.1% YoY. Source: county tax records.