805 Marcy St · Ottawa, IL 61350

$155,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 51 Days on market

Built 1927 7,320 sqft lot Est $241k · 36% 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.4/10.0
• 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

Key facts

• 7,320 sq ft lot
• 2 garage spots
• Listed 50 days

Property features AI

Finance

• Other: Fee simple ownership; Property is not currently leased; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with space for 2 vehicles (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Two-story
• Construction: Vinyl siding; Built before 1978
• Exterior features: Lot dimensions approximately 61 x 120; Lot under 0.25 acre

Interior

• Kitchen: Kitchen on main level (8 x 15)
• Bedrooms: Three bedrooms (master bedroom on the second level; two additional bedrooms on the second level: 8 x 13 and 10 x 11)
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; Unfinished full basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 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 $1k of loan paydown is wiped out by about $5k 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 51 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1927 — 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 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?
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: 1.14% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.50%
• DSCR: 1.33
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $241,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 Adams St	0.12mi	3/2.0	1,500 (-4%)	3mo	$186,599	$124	85
760 Guthrie St	0.10mi	4/1.0 (+1)	1,518 (-3%)	4mo	$209,000	$138	77
618 Fort St	0.26mi	3/1.0	1,494 (-5%)	0mo	$210,000	$141	76
529 Christie St	0.39mi	3/1.5	1,610 (+3%)	1mo	$268,500	$167	74
845 Hitt St	0.52mi	3/2.0	1,575 (+0%)	2mo	$245,000	$156	73
1131 Briar Ct	0.38mi	2/2.0 (-1)	1,546 (-1%)	3mo	$275,000	$178	73
753 Fort St	0.13mi	4/2.5 (+1)	1,650 (+5%)	7mo	$295,000	$179	72
1403 James Ct	0.52mi	3/2.0	1,550 (-1%)	8mo	$295,000	$190	67
1405 James Ct	0.53mi	3/2.5	1,624 (+4%)	7mo	$250,000	$154	61
1436 Catherine St	0.67mi	3/1.5	1,588 (+1%)	8mo	$225,000	$142	58
537 2nd Ave	0.59mi	3/1.5	1,471 (-6%)	6mo	$142,900	$97	55
601 Arch St	0.67mi	3/1.0	1,446 (-8%)	2mo	$173,500	$120	50

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: $-7,781
• Equity at exit: $23,111

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $15,714
• Equity at exit: $13,402

Cash invested: $43,400 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,768 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$248 /mo · $2,979/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $271

Break-even live

Break-even rent $1,425

Max offer price $155,000

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $155,000 Active 51 DOM
2. 2026-06-18
   days on market $155,000 Active 50 DOM
3. 2026-06-17
   days on market $155,000 Active 49 DOM
4. 2026-06-16
   days on market $155,000 Active 48 DOM
5. 2026-06-15
   days on market $155,000 Active 47 DOM
6. 2026-06-14
   days on market $155,000 Active 45 DOM
7. 2026-06-12
   days on market $155,000 Active 44 DOM
8. 2026-06-09
   days on market $155,000 Active 41 DOM
9. 2026-06-08
   days on market $155,000 Active 40 DOM
10. 2026-06-07
    days on market $155,000 Active 39 DOM
11. 2026-06-05
    days on market $155,000 Active 36 DOM
12. 2026-06-02
    days on market $155,000 Active 34 DOM
13. 2026-06-01
    days on market $155,000 Active 33 DOM
14. 2026-05-31
    days on market $155,000 Active 32 DOM
15. 2026-05-30
    days on market $155,000 Active 31 DOM
16. 2026-05-12
    price $155,000
17. 2026-04-29
    listed $164,900 Active
18. 2010-02-10
    status Pending
19. 2010-01-22
    status Reactivated
20. 2009-11-11
    status Pending
21. 2009-10-30
    listed New
22. 2009-08-21
    historical
23. 2009-04-11
    status
24. 2009-04-10
    historical
25. 2009-04-09
    price
26. 2009-04-09
    status
27. 2009-04-08
    historical
28. 2008-10-07
    listed
29. 2003-03-11
    soldstatus $130,000

ⓘ 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: $2,979 · $248/mo
• Projected year-2 tax: $3,249 · $271/mo
• Expected delta: +$270/yr (+$22/mo · 9.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $21,219
• − Mortgage interest: −$8,682
• − Property taxes: −$2,979
• − Insurance: −$775
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$4,509
• Taxable income: $878
• Est. tax owed @ 24.0%: −$211
• After-tax cash flow: $3,044/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

+19.2% since first listed

14 events — show timeline

• 2026-05-12 Price Changed $155,000 MRED as Distributed by MLS Grid
• 2026-04-29 Listed $164,900 MRED as Distributed by MLS Grid
• 2010-02-10 Pending — MRED as Distributed by MLS Grid
• 2010-01-22 Relisted — MRED as Distributed by MLS Grid
• 2009-11-11 Pending — MRED as Distributed by MLS Grid
• 2009-10-30 Listed — MRED as Distributed by MLS Grid
• 2009-08-21 Listing Removed — MRED as Distributed by MLS Grid
• 2009-04-11 Relisted — MRED as Distributed by MLS Grid
• 2009-04-10 Listing Removed — MRED as Distributed by MLS Grid
• 2009-04-09 Relisted — MRED as Distributed by MLS Grid
• 2009-04-09 Price Changed — MRED as Distributed by MLS Grid
• 2009-04-08 Listing Removed — MRED as Distributed by MLS Grid
• 2008-10-07 Listed — MRED as Distributed by MLS Grid
• 2003-03-11 Sold (Public Records) $130,000 Public Records

Property tax history

+1.7%/yr

Latest (2024): $2,979 · +6.4% YoY. Source: county tax records.