900 W Jackson St · Ottawa, IL 61350

$139,900

5 bd · 1.5 ba · 1,902 sqft · SingleFamily public records · 3 Days on market

Built 1911 3,480 sqft lot Est $240k · 42% 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 +26.0/30.0
• ARV discount +15.0/15.0
• 1% rule +9.5/10.0
• DSCR +8.7/10.0
• Livability +3.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large family home with lots of character.

Key facts

• Den off living room
• Corner-lot home
• Formal dining room

Tags

• CORNER-LOT HOME
• MAIN FLOOR BEDROOM
• FORMAL DINING ROOM
• DEN OFF LIVING ROOM
• MAIN FLOOR LAUNDRY
• ENCLOSED PORCH

Property features AI

Finance

• HOA & community: No master association fees required; Community features include park access, curbs, sidewalks, street lights, and paved streets

Exterior

• Parking: No parking details provided
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; 2 stories; Over 100 years old; Corner lot; Less than 0.25 acre; Lot dimensions approximately 58 x 60; Fee simple ownership; Interstate access nearby
• Construction: Aluminum siding and plaster exterior; Asphalt roof; Block and stone foundation; Built before 1978
• Exterior features: Deck; Enclosed porch (5 x 22, vinyl)

Interior

• Kitchen: Galley kitchen (14 x 10, vinyl); Range
• Bedrooms: 5 bedrooms total; Main-level bedroom (8 x 15, carpet); Second-level master bedroom (12 x 23, carpet); Second-level bedroom (11 x 11, hardwood); Second-level bedroom (14 x 11, hardwood); Second-level bedroom (12 x 15, hardwood)
• Flooring: Hardwood and wood flooring throughout; Carpet in some bedrooms; Vinyl in kitchen, dining room, family room, and enclosed porch
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Radiator heating; Ceiling fan(s)
• Interior features: First-floor bedroom; Separate dining room; 10 total rooms
• Laundry & utility: Main-level laundry (5 x 10, hardwood); Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 9.3% vs local median 3.1% in Ottawa — 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 77/100 on livability (#172 in IL, #3,175 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment C-, amenities D, commute F.
• Ottawa Twp Hsd 140 (town): math 25% / reading 30% proficiency, ranked #545 of 919 in IL (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ottawa Township High School (math 17% / reading 27%, grade F, #319 of 693 statewide, top 50%, 1,261 students, 0% FRL).
• Market conditions: 208 active listings in the ZIP; solid renter incomes; 82 units permitted in LaSalle County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($78k/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 $967 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 $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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 $88k; list at $140k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1911 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.62%
• DSCR: 1.47
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $239,652
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 W Madison St	0.14mi	4/1.5 (-1)	2,052 (+8%)	9mo	$212,000	$103	68
802 W Main St	0.23mi	4/2.0 (-1)	1,965 (+3%)	15mo	$246,900	$126	64
407 Clay St	0.34mi	4/1.5 (-1)	1,974 (+4%)	12mo	$215,000	$109	63
226 Clay St	0.46mi	4/2.0 (-1)	2,064 (+8%)	0mo	$260,000	$126	57
1107 W Lafayette St	0.14mi	4/1.5 (-1)	1,616 (-15%)	10mo	$213,500	$132	55
1408 W Jackson St	0.39mi	5/2.0	1,727 (-9%)	15mo	$235,000	$136	52
1115 Illinois Ave	0.38mi	4/1.5 (-1)	2,018 (+6%)	19mo	$110,000	$55	52
1527 Pine St	0.46mi	4/2.0 (-1)	2,088 (+10%)	13mo	$225,000	$108	44
1818 Poplar St	0.72mi	4/2.0 (-1)	1,662 (-13%)	18mo	$229,900	$138	24

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-389
• Equity at exit: $20,860

10-year hold

• IRR: 9.5%
• Equity multiple: 1.74×
• Total profit: $28,931
• Equity at exit: $12,096

Cash invested: $39,172 (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 61350

• Home prices YoY: -31.5%
• Active inventory: 208
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,030 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$465 /mo · $5,584/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $347

Break-even live

Break-even rent $1,592

Max offer price $139,900

Occupancy floor 78%

Sensitivity live

Price	-10% $426	-5% $386	+0% $347	+5% $307	+10% $267
Rent	-10% $186	-5% $266	+0% $347	+5% $427	+10% $507
Rate	-1.0pp $417	-0.5pp $382	base $347	+0.5pp $310	+1.0pp $273

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $139,900 Active 3 DOM
2. 2026-06-19
   remarks 699-char remark
3. 2026-06-19
   listed $139,900 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: $5,584 · $465/mo
• Projected year-2 tax: $5,584 · $465/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,362
• − Mortgage interest: −$7,837
• − Property taxes: −$5,584
• − Insurance: −$700
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$4,070
• Taxable income: $2,274
• Est. tax owed @ 24.0%: −$546
• After-tax cash flow: $3,613/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: Ottawa Twp Hsd 140
• NCES district ID: 1730330
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $47,828
• Composite: 26.85/100
• National rank: #12528
• State rank: #545 of 919 in IL

Livability — Ottawa

• Score: 77/100
• State rank: #172
• US rank: #3175

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ottawa, IL
• County: La Salle County · 41,676 people
• City population: 23,713
• Metro: Ottawa, IL
• Population (ZIP): 23,713
• Household income: $77,921
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 628.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 6% Portuguese 5% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -84.46%
• Current HPI: 183.6833
• 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

+55.6% since first listed

6 events — show timeline

• 2026-06-18 Listed $139,900 MRED as Distributed by MLS Grid
• 2009-02-03 Sold (Public Records) $88,000 Public Records
• 2009-01-30 Sold (MLS) $87,900 MRED as Distributed by MLS Grid
• 2009-01-23 Listing Removed — MRED as Distributed by MLS Grid
• 2009-01-06 Contingent — MRED as Distributed by MLS Grid
• 2008-11-06 Listed $89,900 MRED as Distributed by MLS Grid

Property tax history

+6.1%/yr

Latest (2024): $5,584 · +9.3% YoY. Source: county tax records.