2705 St Vincent Ave · LaSalle, IL 61301

$75,500

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 29 Days on market

Built 1999 Good condition 3,920 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained mobile home in Blossom Trailer Park, North LaSalle featuring an open floor plan and spacious eat-in kitchen with breakfast bar, abundant cabinetry, and stainless steel gas stove & refrigerator. The primary bedroom offers two closets, and the large laundry area includes washer & dryer. Additional features include off-street parking for 2 vehicles, two new covered decks, and a large storage shed.

Key facts

• Large eat-in kitchen
• Open-concept layout
• 3,920 sq ft lot

Tags

• OPEN-CONCEPT LAYOUT
• LUXURY VINYL PLANK FLOORING
• LARGE EAT-IN KITCHEN
• HUGE PENINSULA WITH SEATING
• CONVENIENT LAUNDRY ROOM
• PRIVATE FULL EN SUITE BATHROOM

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential mobile home
• Exterior features: Shingle roof; Lot approximately 0.09 acres

Interior

• Kitchen: Gas cooktop; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms; 2 bathrooms on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Gas water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $76k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 5.6% in LaSalle — 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 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+, amenities 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.
• Zoned schools: La Salle-Peru Twp High School (math 15% / reading 26%, grade F, #350 of 693 statewide, top 51%, 1,198 students, 0% FRL).
• 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 $522 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 8 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 $17k; list at $76k implies a 344% gain — meaningful room to come down on a strong offer.

Recommended offer $74,367 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.55% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.75%
• DSCR: 2.01
• GRM: 5.4

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: 15.7%
• Equity multiple: 1.63×
• Total profit: $13,304
• Equity at exit: $11,257

10-year hold

• IRR: 24.3%
• Equity multiple: 3.11×
• Total profit: $44,519
• Equity at exit: $6,528

Cash invested: $21,140 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$396
• Tax est. 1.5%: −$94 /mo · $1,132/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $401

Break-even live

Break-even rent $660

Max offer price $75,500

Occupancy floor 61%

Sensitivity live

Price	-10% $453	-5% $427	+0% $401	+5% $375	+10% $349
Rent	-10% $308	-5% $355	+0% $401	+5% $447	+10% $493
Rate	-1.0pp $439	-0.5pp $420	base $401	+0.5pp $381	+1.0pp $361

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: $18,875
• Closing costs: $2,265
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $75,500 Active 29 DOM
2. 2026-06-18
   days on market $75,500 Active 28 DOM
3. 2026-06-17
   days on market $75,500 Active 27 DOM
4. 2026-06-17
   price $75,500 Active 26 DOM
5. 2026-06-16
   days on market $77,900 Active 26 DOM
6. 2026-06-15
   days on market $77,900 Active 25 DOM
7. 2026-06-14
   days on market $77,900 Active 23 DOM
8. 2026-06-12
   days on market $77,900 Active 22 DOM
9. 2026-06-09
   days on market $77,900 Active 19 DOM
10. 2026-06-08
    days on market $77,900 Active 18 DOM
11. 2026-06-07
    days on market $77,900 Active 17 DOM
12. 2026-06-02
    days on market $77,900 Active 12 DOM
13. 2026-06-01
    days on market $77,900 Active 11 DOM
14. 2026-05-31
    days on market $77,900 Active 10 DOM
15. 2026-05-30
    days on market $77,900 Active 9 DOM
16. 2026-05-15
    listed $77,900 Active
17. 2026-05-07
    listed $37,000 Active 425-char remark

    Show marketing remark (425 chars)

    Well-maintained mobile home in Blossom Trailer Park, North LaSalle featuring an open floor plan and spacious eat-in kitchen with breakfast bar, abundant cabinetry, and stainless steel gas stove & refrigerator. The primary bedroom offers two closets, and the large laundry area includes washer & dryer. Additional features include off-street parking for 2 vehicles, two new covered decks, and a large storage shed.

18. 2026-05-04
    listed $22,000 Active 646-char remark

    Show marketing remark (646 chars)

    Affordable 3-bedroom, 2-bathroom mobile home located in Blossom Mobile Home Park. Features include spacious living/dining room combo and a kitchen equipped with stove, refrigerator, and microwave. The primary bedroom offers a full private bathroom with a relaxing soaker tub and separate walk-in shower. Two additional nicely sized bedrooms and another full bath provide comfortable living space. Convenient laundry room includes the washer and dryer. Enjoy outdoor living on the large, covered deck. A storage shed is included for extra storage space. Monthly lot rent applies to lot only with no additional amenities. Park approval is required.

19. 2025-08-20
    price $94,900
20. 2025-07-02
    price $99,900
21. 2017-06-30
    soldstatus $17,000 Closed Sale
22. 2017-06-15
    status Pending
23. 2017-05-02
    price $17,900
24. 2017-05-01
    status Reactivated
25. 2017-04-30
    historical
26. 2016-10-17
    listed $19,900 New
27. 2010-12-24
    soldstatus $16,500 Closed Sale
28. 2010-12-02
    listed $20,000 New
29. 2009-03-04
    historical
30. 2009-03-03
    soldstatus $19,500 Closed Sale
31. 2009-01-06
    listed $22,000
32. 2008-05-16
    soldstatus $6,500
33. 2008-05-07
    historical
34. 2008-04-14
    listed $7,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,012
• − Mortgage interest: −$4,229
• − Property taxes: −$1,132
• − Insurance: −$378
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$2,196
• Taxable income: $3,835
• Est. tax owed @ 24.0%: −$920
• After-tax cash flow: $3,888/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This updated mobile home is in good condition with modern finishes and a spacious layout, making it a solid investment.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Deck maintenance — Maintains outdoor living space and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Deck maintenance — Maintains outdoor living space and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+1012.9% since first listed

19 events — show timeline

• 2026-05-15 Listed $77,900 NWIAR
• 2026-05-07 Listed $37,000 NWIAR
• 2026-05-04 Listed $22,000 NWIAR
• 2025-08-20 Price Changed $94,900 NWIAR
• 2025-07-02 Price Changed $99,900 NWIAR
• 2017-06-30 Sold (MLS) $17,000 MRED as Distributed by MLS Grid
• 2017-06-15 Pending — MRED as Distributed by MLS Grid
• 2017-05-02 Price Changed $17,900 MRED as Distributed by MLS Grid
• 2017-05-01 Relisted — MRED as Distributed by MLS Grid
• 2017-04-30 Listing Removed — MRED as Distributed by MLS Grid
• 2016-10-17 Listed $19,900 MRED as Distributed by MLS Grid
• 2010-12-24 Sold (MLS) $16,500 MRED as Distributed by MLS Grid
• 2010-12-02 Listed $20,000 MRED as Distributed by MLS Grid
• 2009-03-04 Listing Removed — MRED as Distributed by MLS Grid
• 2009-03-03 Sold (MLS) $19,500 MRED as Distributed by MLS Grid
• 2009-01-06 Listed $22,000 MRED as Distributed by MLS Grid
• 2008-05-16 Sold (MLS) $6,500 MRED as Distributed by MLS Grid
• 2008-05-07 Listing Removed — MRED as Distributed by MLS Grid
• 2008-04-14 Listed $7,000 MRED as Distributed by MLS Grid