309 North St · Earlville, IL 60518

$120,000

1 bd · 2.0 ba · 1,024 sqft · SingleFamily public records · 49 Days on market

Built 1908 8,276 sqft lot $117/sqft · 10% below area Est $134k · 10% 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 +22.8/30.0
• ARV discount +12.1/15.0
• DSCR +7.3/10.0
• 1% rule +6.6/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment Opportunity with Equity Potential! Charming 1908 ranch offering a great opportunity for first-time buyers, investors, or anyone looking to build equity. Features 1 bedroom with potential for a 2nd bedroom or flex space, 2 full baths, updated kitchen and bath areas, and a functional kitchen/dining layout. Recent improvements include a new roof (2023), garage door opener, refrigerator, washer, dryer, and patio canopy. The oversized 520 sq. ft. garage includes a wood-burning heater, making it ideal for a workshop or year-round use. Enjoy a covered side patio, mature trees for privacy, and additional storage with a Connex box. Bring your ideas and unlock this property's full poten

Key facts

• Wood burning heater
• Recent updates
• Flexible layout

Tags

• SINGLE STORY HOME
• FLEXIBLE LAYOUT
• RECENT UPDATES
• NEW GARAGE DOOR OPENER
• WOOD BURNING HEATER
• COVERED SIDE PATIO

Property features AI

Finance

• Other: Property not currently leased; Possession at closing
• HOA & community: No master association fee required; Community features include park, sidewalks, street lights, and paved streets

Exterior

• Parking: Attached garage (garage owned) with garage door opener; One garage space; Total of four parking spaces including driveway and off-street parking; Gravel and other parking areas
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Built more than 100 years ago; Asphalt roof
• Construction: Other construction materials
• Exterior features: Patio; Mature trees; Level lot

Interior

• Kitchen: Eating area / table space; Range; Refrigerator
• Bedrooms: Master bedroom (main level); Additional bedrooms (possible extra bedroom/rooms listed)
• Flooring: Laminate in kitchen, dining area, and laundry; Carpet in living room and master bedroom
• Bathrooms: Two full bathrooms
• Heating & cooling: Steam heating; Baseboard heating; Window air conditioning units
• Interior features: Five total rooms; Whole-house fan; Crawl space basement
• Laundry & utility: Main-level laundry; Laundry closet; Gas dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#749 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, employment D, schools F.
• Earlville CUSD 9 (rural): math 30% / reading 40% proficiency, ranked #406 of 919 in IL (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 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 $830 of loan paydown is wiped out by about $4k 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 49 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $120k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1908 — 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: 1.16% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 7.2

CMA / ARV

• ARV (median comp): $133,685
• List price: $120,000
• Delta: -10.24%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Oak St	0.34mi	2/1.5 (+1)	1,100 (+7%)	22mo	$141,000	$128	46

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-6,039
• Equity at exit: $17,892

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $12,171
• Equity at exit: $10,375

Cash invested: $33,600 (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 60518

• Home prices YoY: -17.5%
• Active inventory: 32
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$213 /mo · $2,556/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $210

Break-even live

Break-even rent $1,130

Max offer price $120,000

Occupancy floor 80%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $120,000 Active 49 DOM
2. 2026-06-17
   days on market $120,000 Active 48 DOM
3. 2026-06-16
   days on market $120,000 Active 47 DOM
4. 2026-06-15
   days on market $120,000 Active 46 DOM
5. 2026-06-13
   days on market $120,000 Active 44 DOM
6. 2026-06-12
   days on market $120,000 Active 43 DOM
7. 2026-06-09
   days on market $120,000 Active 40 DOM
8. 2026-06-09
   price $120,000 Active 39 DOM
9. 2026-06-08
   days on market $135,000 Active 39 DOM
10. 2026-06-07
    days on market $135,000 Active 38 DOM
11. 2026-06-05
    days on market $135,000 Active 36 DOM
12. 2026-06-04
    days on market $135,000 Active 34 DOM
13. 2026-06-02
    days on market $135,000 Active 33 DOM
14. 2026-06-01
    days on market $135,000 Active 32 DOM
15. 2026-05-31
    days on market $135,000 Active 31 DOM
16. 2026-05-31
    days on market $135,000 Active 30 DOM
17. 2026-04-29
    listed $135,000 Active 1050-char remark
18. 2008-10-24
    soldstatus $52,000

ⓘ 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: $2,556 · $213/mo
• Projected year-2 tax: $2,640 · $220/mo
• Expected delta: +$84/yr (+$7/mo · 3.3%)

ⓘ 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 ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,737
• − Mortgage interest: −$6,722
• − Property taxes: −$2,556
• − Insurance: −$600
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$3,491
• Taxable income: $690
• Est. tax owed @ 24.0%: −$166
• After-tax cash flow: $2,349/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: Earlville CUSD 9
• NCES district ID: 1712930
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 40% ▲ 16.00%
• Median HH income: $49,735
• Composite: 32.94/100
• National rank: #10692
• State rank: #406 of 919 in IL

Livability — Earlville

• Score: 63/100
• State rank: #749
• US rank: #15219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Earlville, IL
• Population (ZIP): 3,576

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 6%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Portuguese 9% Lithuanian 5% Romanian 4%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7% Russian/Polish/Slavic 1%

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: ▼ -40.43%
• Current HPI: 190.6594
• Rent YoY: —
• Metro: —
• 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

+130.8% since first listed

3 events — show timeline

• 2026-06-08 Price Changed $120,000 MRED as Distributed by MLS Grid
• 2026-04-29 Listed $135,000 MRED as Distributed by MLS Grid
• 2008-10-24 Sold (Public Records) $52,000 Public Records

Property tax history

+6.4%/yr

Latest (2024): $2,556 · +9.2% YoY. Source: county tax records.