316 7th St · LaSalle, IL 61301

$129,900

3 bd · 1.0 ba · 1,215 sqft · SingleFamily public records · 106 Days on market

Built 1923 7,405 sqft lot Est $145k · 10% under

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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 +12.9/30.0
• ARV discount +12.1/15.0
• 1% rule +4.1/10.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled 1 story home with 3 bedrooms, 1 bath, main level laundry, deck. Master bedroom has huge walk-in closet. Stove and refrigerator included. Preapproved buyers only. Listing office does not hold earnest money.

Key facts

• Huge walk-in closet
• Main level laundry
• Deck

Tags

• MAIN LEVEL LAUNDRY
• HUGE WALK-IN CLOSET
• DECK

Property features AI

Finance

• HOA & community: No master association fees required

Exterior

• Parking: 2 parking spaces; Concrete parking surface
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Over 100 years old; Built before 1978; Vinyl siding exterior
• Construction: Vinyl siding construction
• Exterior features: Lot dimensions approximately 60 x 120; Lot is less than 0.25 acre

Interior

• Kitchen: Range; Refrigerator; Kitchen on main level (12 x 12)
• Bedrooms: Master bedroom on main level (13 x 18); Bedroom on main level (11 x 12); Bedroom on main level (10 x 15)
• Flooring: Wood laminate flooring in living room, master bedroom, and other bedrooms
• Bathrooms: 1 full bath
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 5 total rooms; Partial cellar basement
• Laundry & utility: Laundry area in bathroom

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 $-10 ($-117/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (9.3% below list).
• Recommended offer: $118k (9.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#718 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools F.
• La Salle-Peru Twp Hsd 120 (town): math 15% / reading 26% proficiency, ranked #427 of 620 in IL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 68 active listings in the ZIP; 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 $898 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 106 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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 $14k; list at $130k implies a 862% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,810 (9.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $144,585
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 7th St	0.14mi	2/2.0 (-1)	1,183 (-3%)	3mo	$121,000	$102	77
748 7th St	0.31mi	3/1.0	1,146 (-6%)	1mo	$135,900	$119	75
418 6th St	0.60mi	3/1.0	1,236 (+2%)	1mo	$176,000	$142	69
43 Westclox Ave	0.38mi	2/1.0 (-1)	1,164 (-4%)	4mo	$33,000	$28	67
422 Chartres St	0.24mi	2/1.0 (-1)	1,096 (-10%)	4mo	$120,000	$109	64
1532 Illinois St	0.68mi	3/1.0	1,180 (-3%)	0mo	$162,000	$137	63
748 Laharpe St	0.65mi	3/1.0	1,121 (-8%)	2mo	$89,000	$79	55
748 Laharpe St	0.65mi	3/1.0	1,121 (-8%)	2mo	$89,000	$79	55
719 12th St	0.71mi	3/2.5	1,180 (-3%)	2mo	$140,000	$119	54
904 9th St	0.45mi	4/2.0 (+1)	1,322 (+9%)	6mo	$70,000	$53	50
1445 Linden Ave	0.60mi	2/1.0 (-1)	1,108 (-9%)	7mo	$159,900	$144	47
432 Roosevelt Rd	0.73mi	2/1.0 (-1)	1,088 (-10%)	3mo	$132,500	$122	41

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-21,628
• Equity at exit: $19,369

10-year hold

• IRR: -8.6%
• Equity multiple: 0.47×
• Total profit: $-19,456
• Equity at exit: $11,231

Cash invested: $36,372 (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 61301

• Home prices YoY: -24.3%
• Active inventory: 68
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$205 /mo · $2,462/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-10

Break-even live

Break-even rent $1,190

Max offer price $128,172

Occupancy floor 96%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $129,900 Active 106 DOM
2. 2026-06-18
   days on market $129,900 Active 105 DOM
3. 2026-06-17
   days on market $129,900 Active 104 DOM
4. 2026-06-16
   days on market $129,900 Active 103 DOM
5. 2026-06-16
   days on marketlisting id $129,900 Active 102 DOM
6. 2026-06-15
   days on market $129,900 Active 251 DOM
7. 2026-06-14
   days on market $129,900 Active 249 DOM
8. 2026-06-12
   days on market $129,900 Active 248 DOM
9. 2026-06-09
   days on market $129,900 Active 245 DOM
10. 2026-06-08
    days on market $129,900 Active 244 DOM
11. 2026-06-07
    days on market $129,900 Active 243 DOM
12. 2026-06-02
    days on market $129,900 Active 238 DOM
13. 2026-06-01
    days on market $129,900 Active 237 DOM
14. 2026-05-31
    days on market $129,900 Active 236 DOM
15. 2026-05-30
    days on market $129,900 Active 235 DOM
16. 2026-05-01
    status Active 215-char remark

    Show marketing remark (215 chars)

    Remodeled 1 story home with 3 bedrooms, 1 bath, main level laundry, deck. Master bedroom has huge walk-in closet. Stove and refrigerator included. Preapproved buyers only. Listing office does not hold earnest money.

17. 2026-03-23
    status Active
18. 2026-03-17
    status Pending 215-char remark

    Show marketing remark (215 chars)

    Remodeled 1 story home with 3 bedrooms, 1 bath, main level laundry, deck. Master bedroom has huge walk-in closet. Stove and refrigerator included. Preapproved buyers only. Listing office does not hold earnest money.

19. 2026-03-17
    historical Contingent - Continue to Show

    Show marketing remark (215 chars)

    Remodeled 1 story home with 3 bedrooms, 1 bath, main level laundry, deck. Master bedroom has huge walk-in closet. Stove and refrigerator included. Preapproved buyers only. Listing office does not hold earnest money.

20. 2025-11-13
    price $129,900
21. 2025-10-06
    listed $129,900 Active 215-char remark

    Show marketing remark (215 chars)

    Remodeled 1 story home with 3 bedrooms, 1 bath, main level laundry, deck. Master bedroom has huge walk-in closet. Stove and refrigerator included. Preapproved buyers only. Listing office does not hold earnest money.

22. 2025-10-06
    listed $134,900 Active

    Show marketing remark (215 chars)

    Remodeled 1 story home with 3 bedrooms, 1 bath, main level laundry, deck. Master bedroom has huge walk-in closet. Stove and refrigerator included. Preapproved buyers only. Listing office does not hold earnest money.

23. 2015-07-21
    historical
24. 2015-03-25
    listed New
25. 2014-09-19
    soldstatus $13,500 Closed Sale
26. 2014-08-19
    status Pending
27. 2014-08-08
    price $20,000 Price Change
28. 2014-07-01
    status Reactivated
29. 2014-06-23
    status Pending
30. 2014-05-21
    listed $38,000 New
31. 2006-08-07
    soldstatus $75,000
32. 2001-03-05
    soldstatus $20,000

ⓘ 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: $2,462 · $205/mo
• Projected year-2 tax: $2,705 · $225/mo
• Expected delta: +$243/yr (+$20/mo · 9.9%)

ⓘ 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 · 16 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: $14,137
• − Mortgage interest: −$7,276
• − Property taxes: −$2,462
• − Insurance: −$650
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$3,779
• Taxable loss: −$2,291
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $433/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: La Salle-Peru Twp Hsd 120
• NCES district ID: 1722110
• Math proficiency: 15% ▼ -11.00%
• Reading proficiency: 26% ▼ -11.00%
• Median HH income: $40,449
• Composite: 17.37/100
• National rank: #9070
• State rank: #427 of 620 in IL

Livability — LaSalle

• Score: 64/100
• State rank: #718
• US rank: #14579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: LaSalle, IL
• Population (ZIP): 10,312

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 8% Black 5%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Romanian 9% Lithuanian 3% Scotch-Irish 1%
• Foreign-born: 6% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 1% Other Indo-European 1%

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: ▼ -52.46%
• Current HPI: 163.091
• 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

+549.5% since first listed

17 events — show timeline

• 2026-05-01 Relisted — NWIAR
• 2026-03-23 Relisted — MRED as Distributed by MLS Grid
• 2026-03-17 Pending — NWIAR
• 2026-03-17 Contingent — MRED as Distributed by MLS Grid
• 2025-11-13 Price Changed $129,900 MRED as Distributed by MLS Grid
• 2025-10-06 Listed $134,900 MRED as Distributed by MLS Grid
• 2025-10-06 Listed $129,900 NWIAR
• 2015-07-21 Listing Removed — MRED as Distributed by MLS Grid
• 2015-03-25 Listed — MRED as Distributed by MLS Grid
• 2014-09-19 Sold (MLS) $13,500 MRED as Distributed by MLS Grid
• 2014-08-19 Pending — MRED as Distributed by MLS Grid
• 2014-08-08 Price Changed $20,000 MRED as Distributed by MLS Grid
• 2014-07-01 Relisted — MRED as Distributed by MLS Grid
• 2014-06-23 Pending — MRED as Distributed by MLS Grid
• 2014-05-21 Listed $38,000 MRED as Distributed by MLS Grid
• 2006-08-07 Sold (Public Records) $75,000 Public Records
• 2001-03-05 Sold (Public Records) $20,000 Public Records

Property tax history

+3.4%/yr

Latest (2024): $2,462 · +6.1% YoY. Source: county tax records.