604 N Monroe St · Streator, IL 61364

$89,000

4 bd · 1.5 ba · 1,201 sqft · SingleFamily public records · 42 Days on market

Built 1864 Est $129k · 31% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming 4-bedroom home full of potential and ready for your personal touch! This great fixer-upper offers a fantastic opportunity for investors, first-time buyers, or anyone looking to create their dream home. Featuring spacious living areas, plenty of natural light, and a functional layout, this property has the solid foundation to become something truly special. Bring your ideas and imagination-whether you're looking to renovate, update, or customize, the possibilities are endless. Conveniently located and priced to sell, this is your chance to turn potential into value!

Key facts

• Built 1864
• Listed 41 days

Property features AI

Finance

• Other: Lot dimensions approximately 142 x 53 x 142 x 53; Lot size less than 0.25 acre; Living area measured by taped method
• Financial info: Special service area: No
• HOA & community: No master association fees required

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2 stories; Fee simple ownership; Facing direction not specified
• Construction: Over 100 years old; Vinyl siding; Block foundation; Asphalt roof
• Exterior features: School bus service available

Interior

• Kitchen: Kitchen with linoleum flooring; Includes range
• Bedrooms: 4 bedrooms (Master and two bedrooms on second floor; one bedroom on main level)
• Flooring: Carpet in living room, dining room, master bedroom and some bedrooms; Linoleum in kitchen and one bedroom
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 7 total rooms; Full unfinished basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $777 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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: 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: Streator Twp High School (math 11% / reading 19%, grade F, #462 of 693 statewide, top 68%, 809 students, 0% FRL).
• Market conditions: 87 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $615 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1864 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1864 — 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: 1.90% ✓
• Cap rate: 16.77%
• Cash-on-cash: 37.42%
• DSCR: 2.66
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $128,507
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 N Vermillion St	0.24mi	3/1.5 (-1)	1,240 (+3%)	6mo	$155,000	$125	73
111 W Larue St	0.21mi	4/2.0	1,290 (+7%)	6mo	$94,900	$74	71
608 N Shabbona St	0.35mi	3/1.5 (-1)	1,120 (-7%)	1mo	$120,000	$107	66
305 W Grant St	0.35mi	3/1.0 (-1)	1,172 (-2%)	8mo	$105,000	$90	66
403 N Wasson St	0.27mi	3/1.0 (-1)	1,078 (-10%)	1mo	$121,887	$113	63
703 Iowa Ave	0.61mi	3/1.5 (-1)	1,215 (+1%)	4mo	$148,000	$122	62
616 N Everett St	0.28mi	3/2.0 (-1)	1,314 (+9%)	7mo	$149,000	$113	58
808 E Hickory St	0.50mi	4/2.0	1,300 (+8%)	5mo	$132,400	$102	57
1010 Elliott St	0.66mi	3/2.0 (-1)	1,232 (+3%)	3mo	$105,000	$85	55
910 N Bloomington St	0.28mi	3/1.5 (-1)	1,020 (-15%)	3mo	$144,001	$141	54
1012 N Bloomington St	0.35mi	3/1.0 (-1)	1,050 (-13%)	2mo	$100,000	$95	54
912 N Vermillion St	0.29mi	3/1.0 (-1)	1,024 (-15%)	7mo	$80,000	$78	49

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: 33.4%
• Equity multiple: 2.41×
• Total profit: $35,054
• Equity at exit: $13,270

10-year hold

• IRR: 40.3%
• Equity multiple: 4.78×
• Total profit: $94,203
• Equity at exit: $7,695

Cash invested: $24,920 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $777

Break-even live

Break-even rent $704

Max offer price $89,000

Occupancy floor 49%

Sensitivity live

Price	-10% $827	-5% $802	+0% $777	+5% $752	+10% $727
Rent	-10% $644	-5% $710	+0% $777	+5% $844	+10% $910
Rate	-1.0pp $822	-0.5pp $800	base $777	+0.5pp $754	+1.0pp $730

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 Lundy St Streator, IL	4.0	1.5	1300	$1,700	$1.31	8d	1	0.75mi
514 Lundy St Streator, IL	3.0	1.0	1174	$1,700	$1.45	4d	1	0.75mi
503 S Bloomington St Streator, IL	3.0	1.0	1200	$1,500	$1.25	25d	1	0.77mi
1409 Kelly St Streator, IL	3.0	1.0	1280	$1,750	$1.37	8d	1	0.81mi

Listing history 17 events

1. 2026-06-19
   days on market $89,000 Active 42 DOM
2. 2026-06-18
   days on market $89,000 Active 41 DOM
3. 2026-06-17
   days on market $89,000 Active 40 DOM
4. 2026-06-16
   days on market $89,000 Active 39 DOM
5. 2026-06-15
   days on market $89,000 Active 38 DOM
6. 2026-06-14
   days on market $89,000 Active 36 DOM
7. 2026-06-12
   days on market $89,000 Active 35 DOM
8. 2026-06-09
   days on market $89,000 Active 32 DOM
9. 2026-06-08
   days on market $89,000 Active 31 DOM
10. 2026-06-07
    days on market $89,000 Active 30 DOM
11. 2026-06-05
    days on market $89,000 Active 27 DOM
12. 2026-06-03
    days on market $89,000 Active 26 DOM
13. 2026-06-02
    pricedays on market $89,000 Active 25 DOM
14. 2026-06-01
    days on market $98,000 Active 24 DOM
15. 2026-05-31
    days on market $98,000 Active 23 DOM
16. 2026-05-30
    days on market $98,000 Active 22 DOM
17. 2026-05-08
    listed $98,000 Active

ⓘ 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: $626 · $52/mo
• Projected year-2 tax: $1,323 · $110/mo
• Expected delta: +$697/yr (+$58/mo · 111.4%)

ⓘ 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: $20,247
• − Mortgage interest: −$4,985
• − Property taxes: −$626
• − Insurance: −$445
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$2,589
• Taxable income: $8,362
• Est. tax owed @ 24.0%: −$2,007
• After-tax cash flow: $7,317/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

1 event — show timeline

• 2026-05-08 Listed $98,000 MRED as Distributed by MLS Grid

Property tax history

+34.5%/yr

Latest (2024): $626 · +56.6% YoY. Source: county tax records.