607 E Main St · La Fayette, IL 61499

$109,900

2 bd · 1.0 ba · 1,056 sqft · Other · 67 Days on market

Built 1950 0.50 ac lot $104/sqft · at area comps Est $106k · 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 +19.4/30.0
• DSCR +6.1/10.0
• ARV discount +5.7/15.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Welcome to small town living with this charming 2-bedroom, 1-bath home in La Fayette, offering the perfect blend of modern updates and low-maintenance living. Step inside to find fresh flooring throughout, creating a clean and cohesive feel in every room. The updated bathroom, renovated in 2022, adds a touch of contemporary style and comfort. Enjoy morning coffee and a sunrise on the front porch and the sunset on the back deck. Recent improvements continue with a brand-new patio door installed in 2024, bringing in natural light and providing easy access to outdoor living space. The home’s durable steel siding and unique barndominium-style exterior not only enhance curb appeal but also offer long-lasting protection and efficiency. Whether you’re looking for a move-in-ready starter home or a cozy place to downsize, this property delivers comfort, style, and peace of mind with its many recent updates. Don’t miss your chance to make it yours!

Key facts

• Patio door
• Steel siding
• Front porch

Tags

• FRONT PORCH
• BACK DECK
• PATIO DOOR
• STEEL SIDING
• BARNDOMINIUM-STYLE EXTERIOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $110k.

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 $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,236 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Stark County CUSD 100 (rural): math 17% / reading 21% proficiency, ranked #435 of 620 in IL (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP; 2 units permitted in Stark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($760 loan paydown + $3k appreciation (3.0% local appreciation)).
• Stark County population projected at -36% 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 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 $49k; list at $110k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 8.0

CMA / ARV

• ARV (median comp): $105,765
• List price: $109,900
• Delta: 3.91%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.0%
• Equity multiple: 1.69×
• Total profit: $21,121
• Equity at exit: $49,416

10-year hold

• IRR: 14.1%
• Equity multiple: 3.09×
• Total profit: $64,251
• Equity at exit: $76,156

Cash invested: $30,772 (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 61499

• Active inventory: 1
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$162 /mo · $1,950/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $123

Break-even live

Break-even rent $993

Max offer price $109,900

Occupancy floor 84%

Sensitivity live

Price	-10% $185	-5% $154	+0% $123	+5% $92	+10% $61
Rent	-10% $32	-5% $78	+0% $123	+5% $169	+10% $214
Rate	-1.0pp $179	-0.5pp $151	base $123	+0.5pp $95	+1.0pp $66

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $109,900 Under Contract 67 DOM
2. 2026-06-17
   days on market $109,900 Under Contract 66 DOM
3. 2026-06-16
   days on market $109,900 Under Contract 65 DOM
4. 2026-06-15
   days on market $109,900 Under Contract 64 DOM
5. 2026-06-13
   days on market $109,900 Under Contract 62 DOM
6. 2026-06-12
   days on market $109,900 Under Contract 61 DOM
7. 2026-06-09
   days on market $109,900 Under Contract 58 DOM
8. 2026-06-08
   days on market $109,900 Under Contract 57 DOM
9. 2026-06-07
   days on market $109,900 Under Contract 56 DOM
10. 2026-06-05
    days on market $109,900 Under Contract 54 DOM
11. 2026-06-04
    days on market $109,900 Under Contract 52 DOM
12. 2026-06-02
    days on market $109,900 Under Contract 51 DOM
13. 2026-06-01
    days on market $109,900 Under Contract 50 DOM
14. 2026-05-31
    days on market $109,900 Under Contract 49 DOM
15. 2026-05-31
    days on market $109,900 Under Contract 48 DOM
16. 2026-04-12
    listed $109,900 Active 970-char remark

    Show marketing remark (970 chars)

    Welcome to small town living with this charming 2-bedroom, 1-bath home in La Fayette, offering the perfect blend of modern updates and low-maintenance living. Step inside to find fresh flooring throughout, creating a clean and cohesive feel in every room. The updated bathroom, renovated in 2022, adds a touch of contemporary style and comfort. Enjoy morning coffee and a sunrise on the front porch and the sunset on the back deck. Recent improvements continue with a brand-new patio door installed in 2024, bringing in natural light and providing easy access to outdoor living space. The home’s durable steel siding and unique barndominium-style exterior not only enhance curb appeal but also offer long-lasting protection and efficiency. Whether you’re looking for a move-in-ready starter home or a cozy place to downsize, this property delivers comfort, style, and peace of mind with its many recent updates. Don’t miss your chance to make it yours!

17. 2018-05-04
    soldstatus $49,000 502-char remark

    Show marketing remark (502 chars)

    Remodeled Ranch style home on large corner lot in quiet rural community. All appliances stay and make this a great move in ready home. Large family room and rear deck for entertaining. Home updates include new roof, siding, replacement windows, wiring, electric service, 2 car garage all in 08-09. New high efficiency furnace, central air, and hot water heater along with updated bathroom that is wheelchair accessible have been added as well. Come take a look at this fully updated move in ready home.

18. 2018-05-01
    soldstatus $49,000
19. 2017-06-24
    listed $54,900 502-char remark

    Show marketing remark (502 chars)

    Remodeled Ranch style home on large corner lot in quiet rural community. All appliances stay and make this a great move in ready home. Large family room and rear deck for entertaining. Home updates include new roof, siding, replacement windows, wiring, electric service, 2 car garage all in 08-09. New high efficiency furnace, central air, and hot water heater along with updated bathroom that is wheelchair accessible have been added as well. Come take a look at this fully updated move in ready home.

20. 2006-11-01
    soldstatus $16,000

ⓘ 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: $1,950 · $162/mo
• Projected year-2 tax: $2,222 · $185/mo
• Expected delta: +$272/yr (+$23/mo · 14.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,790
• − Mortgage interest: −$6,156
• − Property taxes: −$1,950
• − Insurance: −$550
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$3,197
• Taxable loss: −$269
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $1,543/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: Stark County CUSD 100
• NCES district ID: 1737490
• Math proficiency: 17% ▼ -9.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $49,620
• Composite: 17.04/100
• National rank: #9124
• State rank: #435 of 620 in IL

Livability — La Fayette

• Score: 55/100
• State rank: #1236
• US rank: #23157

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Fayette, IL

Population outlook (Stark County) Hauer SSP2

• Today (2025): 5,233 people
• By 2030: 4,898 · -6.4%
• By 2040: 4,130 · -21.1%
• By 2050: 3,369 · -35.6%
• By 2075: 2,062 · -60.6%
• By 2100: 1,205 · -77.0%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• 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

+586.9% since first listed

5 events — show timeline

• 2026-04-12 Listed $109,900 RMLSA as Distributed by MLS Grid
• 2018-05-04 Sold (MLS) $49,000 RMLSA as Distributed by MLS Grid
• 2018-05-01 Sold (Public Records) $49,000 Public Records
• 2017-06-24 Listed $54,900 RMLSA as Distributed by MLS Grid
• 2006-11-01 Sold (Public Records) $16,000 Public Records

Property tax history

+12.6%/yr

Latest (2024): $1,950 · +8.9% YoY. Source: county tax records.