504 E Stanton St · Streator, IL 61364

$129,500

3 bd · 1.0 ba · 986 sqft · SingleFamily public records · 38 Days on market

Built 1884 8,000 sqft lot Est $118k · 9% over

---

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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +5.8/10.0
• ARV discount +3.2/15.0
• 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

Key facts

• 8,000 sq ft lot
• 2 parking spots
• Built 1884

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% 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: 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; 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 $895 of loan paydown is wiped out by about $4k 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 38 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 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 $9k; list at $130k implies a 1339% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,615 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1884 — 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. 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?
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: 1.08% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $118,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 N Bloomington St	0.30mi	3/1.5	1,020 (+3%)	3mo	$144,001	$141	76
1012 N Bloomington St	0.29mi	3/1.0	1,050 (+6%)	2mo	$100,000	$95	74
1603 N Sterling St	0.51mi	3/1.0	960 (-3%)	3mo	$67,000	$70	70
904 Johnson St	0.56mi	3/1.5	975 (-1%)	1mo	$164,000	$168	69
107 W Larue St	0.37mi	2/1.0 (-1)	950 (-4%)	4mo	$115,000	$121	69
403 N Wasson St	0.44mi	3/1.0	1,078 (+9%)	1mo	$121,887	$113	63
608 N Shabbona St	0.36mi	3/1.5	1,120 (+14%)	1mo	$120,000	$107	57
112 W Grant St	0.35mi	2/1.0 (-1)	1,108 (+12%)	3mo	$65,000	$59	56
304 W Morrell St	0.50mi	2/1.0 (-1)	1,125 (+14%)	1mo	$135,000	$120	48
416 N Colorado Ave	0.62mi	3/2.0	884 (-10%)	2mo	$156,000	$176	48
917 Johnson St	0.59mi	2/1.0 (-1)	864 (-12%)	1mo	$67,000	$78	46
424 W Bluff St	0.68mi	2/1.0 (-1)	1,100 (+12%)	1mo	$145,000	$132	43

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-8,395
• Equity at exit: $19,309

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $8,979
• Equity at exit: $11,197

Cash invested: $36,260 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$173 /mo · $2,080/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $197

Break-even live

Break-even rent $1,147

Max offer price $129,500

Occupancy floor 81%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 S Illinois St Streator, IL	2.0	1.0	1116	$1,550	$1.39	22d	1	1.03mi

Listing history 31 events

1. 2026-06-19
   days on market $129,500 Active 38 DOM
2. 2026-06-18
   days on market $129,500 Active 37 DOM
3. 2026-06-17
   days on market $129,500 Active 36 DOM
4. 2026-06-17
   price $129,500 Active 35 DOM
5. 2026-06-16
   days on market $135,000 Active 35 DOM
6. 2026-06-15
   days on market $135,000 Active 34 DOM
7. 2026-06-14
   days on market $135,000 Active 32 DOM
8. 2026-06-12
   days on market $135,000 Active 31 DOM
9. 2026-06-09
   days on market $135,000 Active 28 DOM
10. 2026-06-08
    days on market $135,000 Active 27 DOM
11. 2026-06-07
    days on market $135,000 Active 26 DOM
12. 2026-06-05
    days on market $135,000 Active 23 DOM
13. 2026-06-03
    days on market $135,000 Active 22 DOM
14. 2026-06-02
    days on market $135,000 Active 21 DOM
15. 2026-06-01
    days on market $135,000 Active 20 DOM
16. 2026-05-31
    days on market $135,000 Active 19 DOM
17. 2026-05-30
    days on market $135,000 Active 18 DOM
18. 2026-05-12
    listed $135,000 Active
19. 2018-08-17
    historical
20. 2018-07-05
    price
21. 2018-03-01
    price
22. 2017-12-08
    listed New
23. 2015-07-30
    historical
24. 2015-03-14
    listed New
25. 2010-11-16
    soldstatus $9,000 Closed Sale
26. 2010-11-12
    status Pending
27. 2010-11-02
    historical
28. 2010-10-28
    historical
29. 2010-10-28
    listed $9,000
30. 2010-01-28
    historical
31. 2009-07-27
    listed

ⓘ 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: $2,080 · $173/mo
• Projected year-2 tax: $2,510 · $209/mo
• Expected delta: +$430/yr (+$36/mo · 20.7%)

ⓘ 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: $16,764
• − Mortgage interest: −$7,254
• − Property taxes: −$2,080
• − Insurance: −$648
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$3,767
• Taxable income: $333
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $2,287/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

+1400.0% since first listed

14 events — show timeline

• 2026-05-12 Listed $135,000 MRED as Distributed by MLS Grid
• 2018-08-17 Listing Removed — MRED as Distributed by MLS Grid
• 2018-07-05 Price Changed — MRED as Distributed by MLS Grid
• 2018-03-01 Price Changed — MRED as Distributed by MLS Grid
• 2017-12-08 Listed — MRED as Distributed by MLS Grid
• 2015-07-30 Listing Removed — MRED as Distributed by MLS Grid
• 2015-03-14 Listed — MRED as Distributed by MLS Grid
• 2010-11-16 Sold (MLS) $9,000 MRED as Distributed by MLS Grid
• 2010-11-12 Pending — MRED as Distributed by MLS Grid
• 2010-11-02 Listing Removed — MRED as Distributed by MLS Grid
• 2010-10-28 Listed $9,000 MRED as Distributed by MLS Grid
• 2010-10-28 Listing Removed — MRED as Distributed by MLS Grid
• 2010-01-28 Listing Removed — MRED as Distributed by MLS Grid
• 2009-07-27 Listed — MRED as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2024): $2,080 · +8.6% YoY. Source: county tax records.