324 W Sumner St · Streator, IL 61364

$119,900

2 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 17 Days on market

Built 1964 0.25 ac lot Est $109k · 10% over ↓ 17% since listing

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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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +7.6/10.0
• Livability +3.2/5.0
• ARV discount +3.1/15.0
• 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

Remodeled in 2024 & 2025! 2 Bedroom 1 story home on a deep corner lot. The large picture window allows for ample light and the living room complete with a built in fire place. A bonus room that would be perfect as a den, office, craft space or even a 3rd bedroom if preferred. The separate dining room is great for entertaining. Plenty of storage room with a pantry area and full basement. Repairs included but not limited to new front deck, new furnace, new ac unit, roof repairs, all new siding, all new kitchen with granite countertops, completely new bathroom, new windows, new flooring throughout, freshly painted, new light fixtures throughout.

Key facts

• Plenty of storage
• Separate dining room
• Large picture window

Tags

• 10 FOOT CEILINGS
• LARGE PICTURE WINDOW
• BUILT IN BRICK FIREPLACE
• BONUS ROOM
• SEPARATE DINING ROOM
• PLENTY OF STORAGE

Property features AI

Finance

• Other: Property is not currently leased; Possession at closing
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: One parking space (off-street, gravel)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Rehab completed in 2025; Built approximately 61–70 years ago; Vinyl siding with brick accents
• Construction: Vinyl siding and brick construction; Property was rehabbed in 2025; Built before 1978
• Exterior features: Corner lot (dimensions 80 x 140); Lot approximately 0.25–0.49 acre; Off-street parking on gravel; Owned driveway/parking

Interior

• Kitchen: Granite counters; Kitchen on the main level
• Bedrooms: Two bedrooms (both on the main level); Additional bedroom labels referenced (Bedroom 3, Bedroom 4) but no details provided
• Flooring: Luxury vinyl in living room, kitchen, and dining room; Laminate flooring listed generally; Carpet in den and one bedroom
• Bathrooms: One full bathroom (on the first floor)
• Heating & cooling: Natural gas heating; Central air conditioning; One fireplace located in the living room
• Interior features: First-floor bedroom and first-floor full bathroom; Built-in features; Historic/period millwork; Open floor plan; Granite counters; Storm door(s); Drapes; Six total rooms
• Laundry & utility: Laundry room included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 7.8% in Streator — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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.
• Zoned schools: Centennial Elem School (math 13% / reading 20%, grade F, #1,224 of 2,056 statewide, top 60%, 470 students, 0% FRL); Northlawn Jr High School (math 7% / reading 14%, grade F, #580 of 665 statewide, top 88%, 617 students, 0% FRL); Streator Twp High School (math 11% / reading 19%, grade F, #462 of 693 statewide, top 68%, 809 students, 0% FRL).
• Market conditions: 85 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 82 units permitted in LaSalle County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $829 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $97k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — 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: 1.26% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.43%
• DSCR: 1.55
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $109,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 W Sumner St	0.00mi	2/1.0	1,150 (0%)	4mo	$97,001	$84	97
424 W Bluff St	0.20mi	2/1.0	1,100 (-4%)	1mo	$145,000	$132	83
304 W Morrell St	0.29mi	2/1.0	1,125 (-2%)	1mo	$135,000	$120	82
112 W Grant St	0.23mi	2/1.0	1,108 (-4%)	3mo	$65,000	$59	81
807 N Park St	0.38mi	2/1.0	1,160 (+1%)	6mo	$104,000	$90	76
509 W Grant St	0.26mi	2/1.5	1,268 (+10%)	1mo	$133,000	$105	68
1012 N Bloomington St	0.22mi	3/1.0 (+1)	1,050 (-9%)	2mo	$100,000	$95	68
307 E Bronson St	0.41mi	2/1.0	1,236 (+8%)	4mo	$5,000	$4	65
910 N Bloomington St	0.24mi	3/1.5 (+1)	1,020 (-11%)	3mo	$144,001	$141	60
509 E Bronson St	0.54mi	2/2.0	1,082 (-6%)	4mo	$47,500	$44	58
904 N Vermillion St	0.45mi	3/1.5 (+1)	1,240 (+8%)	6mo	$155,000	$125	54
611 N Sterling St	0.63mi	3/1.0 (+1)	987 (-14%)	6mo	$40,000	$41	37

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,760
• Equity at exit: $17,877

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $31,070
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$168 /mo · $2,017/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $348

Break-even live

Break-even rent $1,072

Max offer price $119,900

Occupancy floor 72%

Sensitivity live

Price	-10% $416	-5% $382	+0% $348	+5% $314	+10% $280
Rent	-10% $228	-5% $288	+0% $348	+5% $408	+10% $467
Rate	-1.0pp $408	-0.5pp $378	base $348	+0.5pp $317	+1.0pp $285

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1409 Kelly St Streator, IL	3.0	1.0	1280	$1,750	$1.37	9d	1	0.37mi
503 S Bloomington St Streator, IL	3.0	1.0	1200	$1,500	$1.25	26d	1	1.13mi
514 Lundy St Streator, IL	3.0	1.0	1174	$1,700	$1.45	5d	1	1.21mi
402 S Illinois St Streator, IL	2.0	1.0	1116	$1,550	$1.39	23d	1	1.27mi

Listing history 13 events

1. 2026-06-21
   statusdays on market $119,900 Contingent - Continue to Show 17 DOM
2. 2026-06-19
   days on market $119,900 Active 15 DOM
3. 2026-06-18
   days on market $119,900 Active 14 DOM
4. 2026-06-17
   days on market $119,900 Active 13 DOM
5. 2026-06-16
   days on market $119,900 Active 12 DOM
6. 2026-06-15
   days on market $119,900 Active 11 DOM
7. 2026-06-14
   days on market $119,900 Active 9 DOM
8. 2026-06-12
   days on market $119,900 Active 8 DOM
9. 2026-06-09
   days on market $119,900 Active 5 DOM
10. 2026-06-08
    days on market $119,900 Active 4 DOM
11. 2026-06-07
    days on market $119,900 Active 3 DOM
12. 2026-06-05
    remarks 699-char remark
13. 2026-06-05
    listed $119,900 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: $2,017 · $168/mo
• Projected year-2 tax: $2,370 · $197/mo
• Expected delta: +$352/yr (+$29/mo · 17.5%)

ⓘ 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: $18,147
• − Mortgage interest: −$6,716
• − Property taxes: −$2,017
• − Insurance: −$600
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$3,488
• Taxable income: $2,423
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $3,593/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

-17.3% since first listed

14 events — show timeline

• 2026-06-04 Listed $119,900 MRED as Distributed by MLS Grid
• 2026-02-26 Sold (MLS) $97,001 MRED as Distributed by MLS Grid
• 2026-01-23 Contingent — MRED as Distributed by MLS Grid
• 2026-01-14 Price Changed $99,000 MRED as Distributed by MLS Grid
• 2025-12-31 Price Changed $105,000 MRED as Distributed by MLS Grid
• 2025-12-02 Price Changed $110,000 MRED as Distributed by MLS Grid
• 2025-10-31 Price Changed $115,000 MRED as Distributed by MLS Grid
• 2025-09-30 Price Changed $120,000 MRED as Distributed by MLS Grid
• 2025-09-10 Relisted — MRED as Distributed by MLS Grid
• 2025-09-03 Contingent — MRED as Distributed by MLS Grid
• 2025-08-27 Price Changed $125,000 MRED as Distributed by MLS Grid
• 2025-07-30 Price Changed $129,900 MRED as Distributed by MLS Grid
• 2025-06-24 Price Changed $137,000 MRED as Distributed by MLS Grid
• 2025-05-30 Listed $145,000 MRED as Distributed by MLS Grid

Property tax history

+9.4%/yr

Latest (2024): $2,017 · +8.1% YoY. Source: county tax records.