403 S Monroe St · Streator, IL 61364

$110,000

4 bd · 2.0 ba · 2,075 sqft · SingleFamily public records · 33 Days on market

Built 1915 7,000 sqft lot Est $141k · 22% 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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 MLS

2 story home with 4 bedrooms & 2 baths. Hardwood floors, natural woodwork. HUD case # 132-148918.

Key facts

• 7,000 sq ft lot
• 2 garage spots
• Listed 33 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 82 units permitted in LaSalle County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $761 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.47% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.08%
• DSCR: 1.67
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $141,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 S Monroe St	0.01mi	4/2.0	2,075 (0%)	0mo	$110,000	$53	99
312 S Monroe St	0.08mi	4/2.0	2,152 (+4%)	7mo	$67,500	$31	84
218 S Vermillion St	0.15mi	4/1.0	2,024 (-2%)	1mo	$93,000	$46	84
314 S Vermillion St	0.07mi	4/1.5	2,257 (+9%)	2mo	$153,500	$68	79
116 Lasalle St	0.24mi	4/1.5	2,122 (+2%)	5mo	$185,000	$87	78
108 W Wilson St	0.24mi	3/1.5 (-1)	1,992 (-4%)	2mo	$169,500	$85	74
212 W Washington St	0.33mi	5/2.0 (+1)	1,960 (-6%)	1mo	$112,000	$57	70
608 N Wasson St	0.74mi	3/1.5 (-1)	1,985 (-4%)	2mo	$108,298	$55	50
305 E 12th St	0.68mi	3/2.0 (-1)	2,181 (+5%)	7mo	$177,000	$81	49
401 E 12th St	0.69mi	3/1.5 (-1)	1,800 (-13%)	4mo	$65,000	$36	35
1104 S Bloomington St	0.57mi	3/1.0 (-1)	1,800 (-13%)	9mo	$150,000	$83	35
1115 E Wilson St	0.67mi	4/3.0	1,774 (-14%)	9mo	$138,500	$78	33

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: 5.8%
• Equity multiple: 1.23×
• Total profit: $6,934
• Equity at exit: $16,401

10-year hold

• IRR: 15.2%
• Equity multiple: 2.24×
• Total profit: $38,205
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,615 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$266 /mo · $3,191/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $387

Break-even live

Break-even rent $1,125

Max offer price $110,000

Occupancy floor 71%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-04-26
   status Pending
2. 2026-04-17
   status Temporarily No Showings
3. 2026-03-25
   historical Contingent - Continue to Show
4. 2026-03-24
   listed $110,000 Active
5. 2022-05-31
   soldstatus $100,000
6. 2011-02-11
   soldstatus $22,700 Closed Sale 103-char remark

   Show marketing remark (103 chars)

   2 story home with 4 bedrooms & 2 baths. Hardwood floors, natural woodwork. HUD case # 132-148918.

7. 2011-01-27
   status Pending 103-char remark

   Show marketing remark (103 chars)

   2 story home with 4 bedrooms & 2 baths. Hardwood floors, natural woodwork. HUD case # 132-148918.

8. 2010-12-23
   listed $23,000 New 103-char remark

   Show marketing remark (103 chars)

   2 story home with 4 bedrooms & 2 baths. Hardwood floors, natural woodwork. HUD case # 132-148918.

9. 2010-10-25
   historical
10. 2010-09-17
    status Pending
11. 2010-09-03
    price Reactivated
12. 2010-09-03
    status Reactivated
13. 2010-08-10
    status Pending
14. 2010-06-04
    price Price Change
15. 2010-04-30
    price Price Change
16. 2010-03-26
    listed New
17. 2001-08-02
    soldstatus $50,000

ⓘ 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: $3,191 · $266/mo
• Projected year-2 tax: $3,191 · $266/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $19,378
• − Mortgage interest: −$6,162
• − Property taxes: −$3,191
• − Insurance: −$550
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$3,200
• Taxable income: $3,175
• Est. tax owed @ 24.0%: −$762
• After-tax cash flow: $3,883/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

+120.0% since first listed

17 events — show timeline

• 2026-04-26 Pending — MRED as Distributed by MLS Grid
• 2026-04-17 Relisted — MRED as Distributed by MLS Grid
• 2026-03-25 Contingent — MRED as Distributed by MLS Grid
• 2026-03-24 Listed $110,000 MRED as Distributed by MLS Grid
• 2022-05-31 Sold (Public Records) $100,000 Public Records
• 2011-02-11 Sold (MLS) $22,700 MRED as Distributed by MLS Grid
• 2011-01-27 Pending — MRED as Distributed by MLS Grid
• 2010-12-23 Listed $23,000 MRED as Distributed by MLS Grid
• 2010-10-25 Listing Removed — MRED as Distributed by MLS Grid
• 2010-09-17 Pending — MRED as Distributed by MLS Grid
• 2010-09-03 Relisted — MRED as Distributed by MLS Grid
• 2010-09-03 Price Changed — MRED as Distributed by MLS Grid
• 2010-08-10 Pending — MRED as Distributed by MLS Grid
• 2010-06-04 Price Changed — MRED as Distributed by MLS Grid
• 2010-04-30 Price Changed — MRED as Distributed by MLS Grid
• 2010-03-26 Listed — MRED as Distributed by MLS Grid
• 2001-08-02 Sold (Public Records) $50,000 Public Records

Property tax history

+6.0%/yr

Latest (2024): $3,191 · +8.1% YoY. Source: county tax records.