909 Cable St · Streator, IL 61364

$45,000

2 bd · 1.0 ba · 732 sqft · SingleFamily public records · 45 Days on market

Built 1889 Est $74k · 39% under ↓ 13% since listing

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This is a fantastic opportunity to gain sweet equity. This charming 2 bedroom, 1 bathroom home is located on a nice lot and has an abundance of potential. It has newer windows and a bonus room that could be used as an office or a 3rd bedroom. This home needs some of your TLC and is being "Sold as is".

Key facts

• 2 parking spots
• Built 1889
• Listed 44 days

Property features AI

Finance

• Other: Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Driveway with space for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Built more than 100 years ago; Property was built before 1978
• Construction: Vinyl siding
• Exterior features: Lot under 0.25 acre; Lot dimensions: 7087

Interior

• Kitchen: Range; Refrigerator; Kitchen on the main level (7 x 13)
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom on the main level (11 x 7); Second bedroom on the main level (7 x 9)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: 6 total rooms; Basement is partial with crawl space
• Laundry & utility: Main-level laundry in a laundry closet (4 x 5)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.8% vs local median 7.8% in Streator — 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 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: schools F, amenities F, commute 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.
• Market conditions: 87 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.42% ✓
• Cap rate: 21.81%
• Cash-on-cash: 55.43%
• DSCR: 3.47
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $73,932
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 Hall St	0.37mi	2/1.0	688 (-6%)	10mo	$84,900	$123	64
1024 E 12th St	0.32mi	2/1.0	800 (+9%)	13mo	$105,000	$131	59
1505 S Bloomington St	0.53mi	2/1.0	786 (+7%)	8mo	$79,000	$101	56
208 W 12th St	0.60mi	3/1.0 (+1)	778 (+6%)	2mo	$37,500	$48	54
409 E 12th St	0.24mi	2/1.0	840 (+15%)	15mo	$72,200	$86	52

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: 53.7%
• Equity multiple: 3.36×
• Total profit: $29,773
• Equity at exit: $6,710

10-year hold

• IRR: 58.9%
• Equity multiple: 6.84×
• Total profit: $73,643
• Equity at exit: $3,891

Cash invested: $12,600 (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: 87
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$24 /mo · $282/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $582

Break-even live

Break-even rent $352

Max offer price $45,000

Occupancy floor 42%

Sensitivity live

Price	-10% $607	-5% $595	+0% $582	+5% $569	+10% $557
Rent	-10% $496	-5% $539	+0% $582	+5% $625	+10% $668
Rate	-1.0pp $605	-0.5pp $593	base $582	+0.5pp $570	+1.0pp $558

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   pricedays on market $45,000 Active 45 DOM
2. 2026-06-18
   days on market $59,900 Active 44 DOM
3. 2026-06-17
   days on market $59,900 Active 43 DOM
4. 2026-06-16
   days on market $59,900 Active 42 DOM
5. 2026-06-15
   days on market $59,900 Active 41 DOM
6. 2026-06-14
   days on market $59,900 Active 39 DOM
7. 2026-06-12
   pricedays on market $59,900 Active 38 DOM
8. 2026-06-09
   days on market $65,000 Active 35 DOM
9. 2026-06-08
   days on market $65,000 Active 34 DOM
10. 2026-06-07
    days on market $65,000 Active 33 DOM
11. 2026-06-05
    days on market $65,000 Active 30 DOM
12. 2026-06-03
    days on market $65,000 Active 29 DOM
13. 2026-06-02
    days on market $65,000 Active 28 DOM
14. 2026-06-01
    days on market $65,000 Active 27 DOM
15. 2026-05-31
    days on market $65,000 Active 26 DOM
16. 2026-05-30
    days on market $65,000 Active 25 DOM
17. 2026-05-20
    price $65,000
18. 2026-05-04
    listed $75,000 Active

ⓘ 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: $282 · $24/mo
• Projected year-2 tax: $652 · $54/mo
• Expected delta: +$370/yr (+$31/mo · 131.1%)

ⓘ 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: $13,067
• − Mortgage interest: −$2,521
• − Property taxes: −$282
• − Insurance: −$225
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$1,309
• Taxable income: $6,640
• Est. tax owed @ 24.0%: −$1,594
• After-tax cash flow: $5,391/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

-13.3% since first listed

2 events — show timeline

• 2026-05-20 Price Changed $65,000 MRED as Distributed by MLS Grid
• 2026-05-04 Listed $75,000 MRED as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2024): $282 · +15.6% YoY. Source: county tax records.