1911 Church St · Streator, IL 61364

$105,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 121 Days on market

Built 1910 $109/sqft · at area comps Est $103k · at est.

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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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +7.1/10.0
• ARV discount +6.8/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3bedroom, 1bath home offering 960 square feet of living space. Built in 1910, this property features a wood exterior, gas heating, and a detached garage on a spacious 0.33acre lot. Conveniently located near local amenities and everyday necessities. Home is being sold asis.

Key facts

• Gas heating
• Spacious lot
• Conveniently located

Tags

• WOOD EXTERIOR
• GAS HEATING
• DETACHED GARAGE
• SPACIOUS LOT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

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.
• Woodland CUSD 5 (rural): math 18% / reading 20% 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: Woodland Elementary/Jr High Sch (math 17% / reading 17%, grade F, #1,141 of 2,056 statewide, top 59%, 299 students, 0% FRL); Woodland High School (math 34% / reading 24%, grade F, #187 of 693 statewide, top 30%, 144 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 85 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 35 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Livingston County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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.
• Current owner paid $54k; list at $105k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.21% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.74%
• DSCR: 1.43
• GRM: 6.9

CMA / ARV

• ARV (median comp): $103,410
• List price: $105,000
• Delta: 1.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1806 S Harrison St	0.33mi	3/1.0	1,028 (+7%)	10mo	$82,000	$80	65
1206 S Park St	0.75mi	3/1.5	952 (-1%)	1mo	$132,000	$139	61
1517 S Vermillion St	0.45mi	2/2.0 (-1)	960 (0%)	13mo	$185,000	$193	59
1615 S Illinois St	0.68mi	2/2.0 (-1)	936 (-2%)	2mo	$144,900	$155	54
1411 S Monroe St	0.57mi	2/2.0 (-1)	921 (-4%)	23mo	$110,000	$119	38
409 E 12th St	0.73mi	2/1.0 (-1)	840 (-12%)	15mo	$72,200	$86	28

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,774
• Equity at exit: $15,656

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $18,194
• Equity at exit: $9,078

Cash invested: $29,400 (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 61364

• Home prices YoY: -31.1%
• Active inventory: 85
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,266 high
• Mortgage (P&I): −$551
• Tax from tax record: −$167 /mo · $2,005/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $239

Break-even live

Break-even rent $964

Max offer price $105,000

Occupancy floor 76%

Sensitivity live

Price	-10% $298	-5% $268	+0% $239	+5% $209	+10% $179
Rent	-10% $139	-5% $189	+0% $239	+5% $289	+10% $339
Rate	-1.0pp $292	-0.5pp $265	base $239	+0.5pp $211	+1.0pp $184

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1802 S Church St Streator, IL	2.0	1.0	840	$1,200	$1.43	45d	1	0.13mi
303 Carriage Lane Ests Unit 303 Streator, IL	3.0	2.0	924	$1,188	$1.29	25d	1	0.64mi
614 Carriage Lane Ests Unit 614 Streator, IL	2.0	1.0	768	$1,127	$1.47	45d	1	0.65mi
306 Carriage Lane Ests Unit 306 Streator, IL	3.0	1.0	980	$1,088	$1.11	26d	1	0.67mi
410 Carriage Lane Ests #410 Streator, IL	3.0	2.0	960	$1,278	$1.33	26d	1	0.69mi
124 Carriage Lane Ests Streator, IL	3.0	2.0	924	$1,127	$1.22	20d	1	0.69mi
124 Carriage Lane Ests Unit 124 Streator, IL	3.0	2.0	924	$1,127	$1.22	19d	1	0.69mi

Listing history 31 events

1. 2026-06-18
   days on market $105,000 Active 121 DOM
2. 2026-06-17
   days on market $105,000 Active 120 DOM
3. 2026-06-16
   days on market $105,000 Active 119 DOM
4. 2026-06-15
   days on market $105,000 Active 118 DOM
5. 2026-06-14
   days on market $105,000 Active 116 DOM
6. 2026-06-12
   days on market $105,000 Active 115 DOM
7. 2026-06-09
   days on market $105,000 Active 112 DOM
8. 2026-06-08
   days on market $105,000 Active 111 DOM
9. 2026-06-07
   days on market $105,000 Active 110 DOM
10. 2026-06-02
    days on market $105,000 Active 105 DOM
11. 2026-06-01
    days on market $105,000 Active 104 DOM
12. 2026-05-31
    days on market $105,000 Active 103 DOM
13. 2026-05-30
    days on market $105,000 Active 102 DOM
14. 2026-02-16
    listed $105,000 Active 273-char remark

    Show marketing remark (273 chars)

    3bedroom, 1bath home offering 960 square feet of living space. Built in 1910, this property features a wood exterior, gas heating, and a detached garage on a spacious 0.33acre lot. Conveniently located near local amenities and everyday necessities. Home is being sold asis.

15. 2012-07-13
    soldstatus $54,000
16. 2012-03-29
    historical
17. 2012-03-05
    price Price Change
18. 2011-09-12
    price Price Change
19. 2011-06-02
    listed New
20. 2011-04-20
    historical
21. 2011-03-04
    price Price Change
22. 2011-01-19
    listed New
23. 2010-02-17
    historical
24. 2010-02-04
    price Price Change
25. 2009-12-07
    status Back On Market
26. 2009-11-28
    historical
27. 2009-09-02
    price Price Change
28. 2009-08-31
    status Back On Market
29. 2009-08-28
    historical
30. 2009-03-02
    listed
31. 1992-10-23
    soldstatus $34,000

ⓘ 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: $2,005 · $167/mo
• Projected year-2 tax: $2,194 · $183/mo
• Expected delta: +$189/yr (+$16/mo · 9.4%)

ⓘ 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: $15,192
• − Mortgage interest: −$5,882
• − Property taxes: −$2,005
• − Insurance: −$525
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$3,055
• Taxable income: $1,295
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $2,553/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: Woodland CUSD 5
• NCES district ID: 1738070
• Math proficiency: 18% ▼ -2.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $53,035
• Composite: 17.37/100
• National rank: #9071
• State rank: #427 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

• 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 (Livingston County) Hauer SSP2

• Today (2025): 32,749 people
• By 2030: 30,848 · -5.8%
• By 2040: 27,357 · -16.5%
• By 2050: 24,048 · -26.6%
• By 2075: 17,574 · -46.3%
• By 2100: 12,096 · -63.1%

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 · Livingston

• 2024 margin: Solid R (+46.3) · D 26.1% · R 72.4% · Other 1.6%
• 2008→2024 swing: -27.1pp toward R · 2008: -19.2pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+44.2 2016: R+41.0 2012: R+31.5 2008: R+19.2

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

+208.8% since first listed

18 events — show timeline

• 2026-02-16 Listed $105,000 MRED as Distributed by MLS Grid
• 2012-07-13 Sold (Public Records) $54,000 Public Records
• 2012-03-29 Listing Removed — MRED as Distributed by MLS Grid
• 2012-03-05 Price Changed — MRED as Distributed by MLS Grid
• 2011-09-12 Price Changed — MRED as Distributed by MLS Grid
• 2011-06-02 Listed — MRED as Distributed by MLS Grid
• 2011-04-20 Listing Removed — MRED as Distributed by MLS Grid
• 2011-03-04 Price Changed — MRED as Distributed by MLS Grid
• 2011-01-19 Listed — MRED as Distributed by MLS Grid
• 2010-02-17 Listing Removed — MRED as Distributed by MLS Grid
• 2010-02-04 Price Changed — MRED as Distributed by MLS Grid
• 2009-12-07 Relisted — MRED as Distributed by MLS Grid
• 2009-11-28 Listing Removed — MRED as Distributed by MLS Grid
• 2009-09-02 Price Changed — MRED as Distributed by MLS Grid
• 2009-08-31 Relisted — MRED as Distributed by MLS Grid
• 2009-08-28 Listing Removed — MRED as Distributed by MLS Grid
• 2009-03-02 Listed — MRED as Distributed by MLS Grid
• 1992-10-23 Sold (Public Records) $34,000 Public Records

Property tax history

+6.4%/yr

Latest (2024): $2,005 · +6.4% YoY. Source: county tax records.