116 W Union St · Earlville, IL 60518

$169,000

5 bd · 2.0 ba · 1,607 sqft · SingleFamily public records · 23 Days on market

Built 1870 9,955 sqft lot Est $202k · 17% 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).

• ARV discount +14.9/15.0
• Cash flow +14.4/30.0
• 1% rule +4.7/10.0
• DSCR +4.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4- 5 Bedroom, 2 Bath 2 story Hardwood floors, Updated electric in much of house, newer style windows. Roof and gutters 2yrs. Siding 1-2 yrs Wrap around front porch-partially screened 1 car garage and older Block garage for storage. Great home with lots of room front & back stairs Play set in back can stay

Key facts

• Updated electric
• Roof and gutters
• Newer style windows

Tags

• HARDWOOD FLOORS
• UPDATED ELECTRIC
• NEWER STYLE WINDOWS
• ROOF AND GUTTERS
• WRAP AROUND FRONT PORCH
• BLOCK GARAGE FOR STORAGE

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $35 ($422/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (2.7% below list).
• Recommended offer: $164k (2.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#749 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, employment D, amenities F.
• Earlville CUSD 9 (rural): math 30% / reading 40% proficiency, ranked #406 of 919 in IL (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Earlville Elem School (math 22% / reading 22%, grade F, #940 of 2,056 statewide, top 49%, 242 students, 0% FRL); Earlville Jr/Sr High School (math 24% / reading 15%, grade F, #379 of 693 statewide, top 57%, 97 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 21% at this address vs 35% district-wide (-14 pts) — the specific schools serving this property underperform the Earlville CUSD 9 average; the district grade overstates school quality for this exact location.
• Market conditions: 33 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 $1k of loan paydown is wiped out by about $5k 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 23 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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 $87k; list at $169k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,421 (2.7% below list)

Questions for the listing agent

1. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.97% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $202,482
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 S Ottawa St	0.12mi	4/1.5 (-1)	1,736 (+8%)	5mo	$174,000	$100	70
323 N Main St	0.53mi	4/1.0 (-1)	1,604 (-0%)	2mo	$102,500	$64	64
518 Robinson St	0.38mi	4/2.0 (-1)	1,581 (-2%)	16mo	$266,000	$168	62
902 S Ottawa St	0.18mi	4/1.5 (-1)	1,772 (+10%)	14mo	$224,000	$126	56
400 Water St	0.45mi	4/2.0 (-1)	1,730 (+8%)	10mo	$285,000	$165	53

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-25,064
• Equity at exit: $25,198

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-18,604
• Equity at exit: $14,612

Cash invested: $47,320 (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 60518

• Home prices YoY: -17.5%
• Active inventory: 33
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,644 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$307 /mo · $3,685/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $35

Break-even live

Break-even rent $1,600

Max offer price $169,000

Occupancy floor 93%

Sensitivity live

Price	-10% $131	-5% $83	+0% $35	+5% $-13	+10% $-61
Rent	-10% $-95	-5% $-30	+0% $35	+5% $100	+10% $165
Rate	-1.0pp $120	-0.5pp $78	base $35	+0.5pp $-9	+1.0pp $-53

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $169,000 Active 23 DOM
2. 2026-06-21
   days on market $169,000 Active 22 DOM
3. 2026-06-21
   days on market $169,000 Active 21 DOM
4. 2026-06-18
   days on market $169,000 Active 19 DOM
5. 2026-06-17
   days on market $169,000 Active 18 DOM
6. 2026-06-16
   days on market $169,000 Active 17 DOM
7. 2026-06-15
   days on market $169,000 Active 16 DOM
8. 2026-06-13
   days on market $169,000 Active 14 DOM
9. 2026-06-12
   days on market $169,000 Active 13 DOM
10. 2026-06-09
    days on market $169,000 Active 10 DOM
11. 2026-06-08
    days on market $169,000 Active 9 DOM
12. 2026-06-07
    days on market $169,000 Active 8 DOM
13. 2026-06-05
    days on market $169,000 Active 6 DOM
14. 2026-06-04
    days on market $169,000 Active 4 DOM
15. 2026-06-02
    days on market $169,000 Active 3 DOM
16. 2026-06-01
    days on market $169,000 Active 2 DOM
17. 2026-05-31
    remarks 309-char remark
18. 2026-05-31
    listed $169,000 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: $3,685 · $307/mo
• Projected year-2 tax: $3,761 · $313/mo
• Expected delta: +$75/yr (+$6/mo · 2.0%)

ⓘ 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 ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,731
• − Mortgage interest: −$9,467
• − Property taxes: −$3,685
• − Insurance: −$845
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$4,916
• Taxable loss: −$2,340
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $983/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: Earlville CUSD 9
• NCES district ID: 1712930
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 40% ▲ 16.00%
• Median HH income: $49,735
• Composite: 32.94/100
• National rank: #10692
• State rank: #406 of 919 in IL

Livability — Earlville

• Score: 63/100
• State rank: #749
• US rank: #15219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Earlville, IL
• Population (ZIP): 3,576

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 6%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Portuguese 9% Lithuanian 5% Romanian 4%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7% Russian/Polish/Slavic 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: ▼ -40.43%
• Current HPI: 190.6594
• 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

+94.3% since first listed

14 events — show timeline

• 2026-05-29 Listed $169,000 MRED as Distributed by MLS Grid
• 2018-10-18 Listing Removed — MRED as Distributed by MLS Grid
• 2018-06-19 Listed — MRED as Distributed by MLS Grid
• 2017-11-06 Listing Removed — MRED as Distributed by MLS Grid
• 2017-08-23 Listed — MRED as Distributed by MLS Grid
• 2008-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2008-01-07 Listed — MRED as Distributed by MLS Grid
• 2007-12-18 Listing Removed — MRED as Distributed by MLS Grid
• 2007-09-26 Listed — MRED as Distributed by MLS Grid
• 2007-09-25 Listing Removed — MRED as Distributed by MLS Grid
• 2007-06-25 Listed — MRED as Distributed by MLS Grid
• 2007-05-26 Listing Removed — MRED as Distributed by MLS Grid
• 2007-01-26 Listed — MRED as Distributed by MLS Grid
• 1999-08-31 Sold (Public Records) $87,000 Public Records

Property tax history

+5.0%/yr

Latest (2024): $3,685 · +9.2% YoY. Source: county tax records.