1915 9th St · Peru, IL 61354

$157,900

2 bd · 1.5 ba · 1,314 sqft · SingleFamily public records · 13 Days on market

Built 1895 7,405 sqft lot Est $179k · 12% under

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Why this score? — see what drove the D+ 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 +16.6/30.0
• ARV discount +12.7/15.0
• DSCR +5.1/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Move right into this neat 2 bedroom, 1.5 bath home located in a nice Peru neighborhood. Home features maintenance free vinyl siding, spacious living room, easy stair access to the attic through one of the bedrooms. Clean attic for possible expansion. Water heater new in 2025. Covered rear concrete stoop, 2+car detached garage. All items in the house will remain. This home is a must see!

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1895

Tags

• MAINTENANCE FREE VINYL SIDING
• EASY STAIR ACCESS TO ATTIC
• COVERED REAR CONCRETE STOOP

Property features AI

Finance

• Other: Directions: Rt 6 east to Peru Street, north to 9th Street, east
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned) with 2 garage spaces; Concrete driveway; Total parking for 4 vehicles; Garage door opener
• Utilities: Public water; Storm sewer; Electric service with circuit breakers
• Home design: Detached single-family home; One story; Fee simple ownership; Property more than 100 years old; Built before 1978
• Construction: Vinyl siding; Asphalt roof; Stone foundation
• Exterior features: Patio; Lot dimensions approximately 60 x 125; Less than 0.25 acre lot; Curbs, sidewalks, street lights, paved streets; Park nearby

Interior

• Kitchen: Kitchen with island (11 x 12, laminate flooring)
• Bedrooms: Master bedroom on main level (11 x 11, carpet); Second bedroom on main level (10 x 11, carpet); Additional bedrooms listed
• Flooring: Carpet in bedrooms and living areas; Laminate in kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Four total rooms; Unfinished full basement; School bus service available
• Laundry & utility: Laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (8.2% below list).
• Recommended offer: $145k (8.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#383 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• La Salle-Peru Twp Hsd 120 (town): math 15% / reading 26% proficiency, ranked #427 of 620 in IL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Northview Elem School (math 27% / reading 32%, grade F, #658 of 2,056 statewide, top 35%, 575 students, 0% FRL); Parkside Middle School (math 17% / reading 29%, grade F, #377 of 665 statewide, top 58%, 368 students, 0% FRL); La Salle-Peru Twp High School (math 15% / reading 26%, grade F, #350 of 693 statewide, top 51%, 1,198 students, 0% FRL).
• Market conditions: 51 active listings in the ZIP; 1 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,000 (8.2% below list)

Questions for the listing agent

1. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $178,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1529 9th St	0.25mi	2/2.0	1,376 (+5%)	11mo	$250,000	$182	69
1024 Peoria St	0.18mi	3/1.5 (+1)	1,452 (+10%)	2mo	$156,000	$107	68
2430 8th St	0.37mi	2/1.5	1,190 (-9%)	2mo	$162,000	$136	65
2107 Wynnewood Ln	0.53mi	3/2.0 (+1)	1,275 (-3%)	11mo	$182,500	$143	54
2120 Schuyler Dr	0.55mi	3/1.0 (+1)	1,371 (+4%)	9mo	$159,000	$116	53
2120 Schuyler Dr	0.55mi	3/1.0 (+1)	1,371 (+4%)	9mo	$159,000	$116	53
2301 Market St	0.71mi	3/2.0 (+1)	1,340 (+2%)	5mo	$215,000	$160	52
2302 1st St	0.58mi	3/1.0 (+1)	1,236 (-6%)	6mo	$80,500	$65	51
2618 7th St	0.51mi	2/2.0	1,153 (-12%)	4mo	$172,000	$149	51
2215 3rd St	0.43mi	3/2.0 (+1)	1,455 (+11%)	6mo	$180,000	$124	50
1709 Sunset Dr	0.66mi	3/2.0 (+1)	1,200 (-9%)	11mo	$189,000	$158	38
2721 6th St	0.60mi	3/1.5 (+1)	1,492 (+14%)	10mo	$160,000	$107	36

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-19,546
• Equity at exit: $23,543

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-9,251
• Equity at exit: $13,652

Cash invested: $44,212 (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 61354

• Home prices YoY: -20.2%
• Active inventory: 51
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$828
• Tax from tax record: −$157 /mo · $1,881/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $95

Break-even live

Break-even rent $1,330

Max offer price $157,900

Occupancy floor 88%

Sensitivity live

Price	-10% $184	-5% $140	+0% $95	+5% $50	+10% $6
Rent	-10% $-20	-5% $38	+0% $95	+5% $152	+10% $209
Rate	-1.0pp $174	-0.5pp $135	base $95	+0.5pp $54	+1.0pp $12

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: $39,475
• Closing costs: $4,737
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2939 7th St Peru, IL	3.0	1.0	1260	$1,450	$1.15	45d	1	0.77mi

Listing history 9 events

1. 2026-06-22
   days on market $157,900 Active 13 DOM
2. 2026-06-19
   days on market $157,900 Active 10 DOM
3. 2026-06-18
   days on market $157,900 Active 9 DOM
4. 2026-06-17
   days on market $157,900 Active 8 DOM
5. 2026-06-16
   days on market $157,900 Active 7 DOM
6. 2026-06-15
   days on market $157,900 Active 6 DOM
7. 2026-06-14
   days on market $157,900 Active 4 DOM
8. 2026-06-12
   remarks 389-char remark
9. 2026-06-12
   listed $157,900 Active 3 DOM

ⓘ 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: $1,881 · $157/mo
• Projected year-2 tax: $2,733 · $228/mo
• Expected delta: +$852/yr (+$71/mo · 45.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $17,400
• − Mortgage interest: −$8,845
• − Property taxes: −$1,881
• − Insurance: −$790
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$4,593
• Taxable loss: −$1,493
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $1,497/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: La Salle-Peru Twp Hsd 120
• NCES district ID: 1722110
• Math proficiency: 15% ▼ -11.00%
• Reading proficiency: 26% ▼ -11.00%
• Median HH income: $40,449
• Composite: 17.37/100
• National rank: #9070
• State rank: #427 of 620 in IL

Livability — Peru

• Score: 70/100
• State rank: #383
• US rank: #7989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peru, IL
• City population: 10,366
• Population (ZIP): 10,366

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 10% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 12% Lithuanian 2% Portuguese 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% German/W. Germanic 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: ▼ -43.35%
• Current HPI: 170.95
• 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

1 event — show timeline

• 2026-06-07 Listed $157,900 MRED as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2024): $1,881 · -18.4% YoY. Source: county tax records.