203 E 4th St · De Pue, IL 61322

$92,000

3 bd · 1.0 ba · 954 sqft · SingleFamily · 5 Days on market

Built 1906 6,098 sqft lot

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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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +6.0/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Well maintained 3-bedroom home. Recently remodeled bathroom with walk in shower. Main level laundry, full basement. Replacement windows throughout. 2 1-car garages, fenced yard. This home is truly move in ready!

Key facts

• His-and-hers closets
• Two garages
• Gas heat

Tags

• CORNER LOT
• HIS-AND-HERS CLOSETS
• TWO GARAGES
• CENTRAL AIR
• GAS HEAT
• ALL APPLIANCES INCLUDED

Property features AI

Finance

• Other: Property located in Depue (Township: Selby); Directions: Entering Depue on East St, turn east onto W 4th St and continue about half a mile; property is on the right
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage; 2 total parking spaces (2 garage spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Over 100 years old; Built before 1978
• Construction: Vinyl siding; Asphalt roof; Not rebuilt or recently rehabbed
• Exterior features: Lot smaller than 0.25 acre; Lot dimensions: 6098 (source: other)

Interior

• Kitchen: Kitchen (9 x 19)
• Bedrooms: Three bedrooms total; Master bedroom on second level (13 x 13); Second bedroom on second level (15 x 9); Third bedroom on main level (11 x 7)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Enclosed heated porch (7 x 19); Family room; Living room (13 x 12); Dining room; Unfinished full basement; Total of 6 rooms
• Laundry & utility: Main-level laundry room (9 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).

Location & tenants

• Location reads 63/100 on livability (#760 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: health & safety C-, amenities F, commute F.
• Depue USD 103 (rural): math 6% / reading 25% proficiency, ranked #782 of 919 in IL (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Depue Elem School (math 2% / reading 17%, grade F, #1,517 of 2,056 statewide, top 78%, 228 students, 0% FRL); Depue High School (math 10% / reading 10%, grade F, #528 of 693 statewide, top 82%, 101 students, 0% FRL) — zoned schools average 0% FRL vs 61% district-wide (61 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; 17 units permitted in Bureau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($636 loan paydown + $3k appreciation (3.0% local appreciation)).
• Bureau County population projected at -25% 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 $26k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $44k; list at $92k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,000

Questions for the listing agent

1. Built in 1906 — 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 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.25
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.74×
• Total profit: $18,959
• Equity at exit: $41,367

10-year hold

• IRR: 14.9%
• Equity multiple: 3.20×
• Total profit: $56,586
• Equity at exit: $63,752

Cash invested: $25,760 (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 61322

• Active inventory: 2
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$159 /mo · $1,904/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $123

Break-even live

Break-even rent $860

Max offer price $92,000

Occupancy floor 83%

Sensitivity live

Price	-10% $175	-5% $149	+0% $123	+5% $97	+10% $71
Rent	-10% $43	-5% $83	+0% $123	+5% $163	+10% $203
Rate	-1.0pp $169	-0.5pp $146	base $123	+0.5pp $99	+1.0pp $75

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $92,000 Active 5 DOM
2. 2026-06-21
   days on market $92,000 Active 4 DOM
3. 2026-06-18
   days on market $92,000 Active 2 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-17
   listed $92,000 Active 1 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: $1,904 · $159/mo
• Projected year-2 tax: $1,996 · $166/mo
• Expected delta: +$92/yr (+$8/mo · 4.8%)

ⓘ 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 ≥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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,190
• − Mortgage interest: −$5,153
• − Property taxes: −$1,904
• − Insurance: −$460
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$2,676
• Taxable income: $45
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $1,465/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: Depue USD 103
• NCES district ID: 1712090
• Math proficiency: 6% ▼ -7.00%
• Reading proficiency: 25% ▲ 3.00%
• Median HH income: $39,525
• Composite: 16.57/100
• National rank: #14242
• State rank: #782 of 919 in IL

Livability — De Pue

• Score: 63/100
• State rank: #760
• US rank: #15323

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: De Pue, IL
• Population (ZIP): 1,550

Population outlook (Bureau County) Hauer SSP2

• Today (2025): 30,938 people
• By 2030: 29,461 · -4.8%
• By 2040: 26,296 · -15.0%
• By 2050: 23,271 · -24.8%
• By 2075: 17,749 · -42.6%
• By 2100: 13,107 · -57.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% White 31% Two or more races 22% Black 2%
• Hispanic origin (detail): Mexican 62%
• Common ancestry: Romanian 5% Italian 2% Slovak 1%
• Foreign-born: 18% · Canada
• Languages at home: 64% English-only · Spanish 36%

Political lean MEDSL · Bureau

• 2024 margin: Strong R (+24.3) · D 36.9% · R 61.2% · Other 1.9%
• 2008→2024 swing: -30.0pp toward R · 2008: 5.7pp · 2024: -24.3pp
• All cycles: 2024: R+24.3 2020: R+21.5 2016: R+20.0 2012: R+0.2 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+77.3% since first listed

4 events — show timeline

• 2026-06-16 Listed $92,000 MRED as Distributed by MLS Grid
• 2017-10-02 Sold (Public Records) $44,500 Public Records
• 2017-09-29 Sold (MLS) $44,500 MRED as Distributed by MLS Grid
• 2017-07-15 Listed $51,900 MRED as Distributed by MLS Grid

Property tax history

-1.9%/yr

Latest (2024): $1,904 · +8.2% YoY. Source: county tax records.