337 Creve Coeur St · LaSalle, IL 61301

$116,900

3 bd · 1.0 ba · 1,270 sqft · SingleFamily public records · 27 Days on market

Built 1920 3,485 sqft lot Est $138k · 16% under

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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 +23.9/30.0
• ARV discount +14.5/15.0
• DSCR +7.7/10.0
• 1% rule +5.4/10.0
• 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

Affordable 3 bedroom home in LaSalle. Featuring a family room with gas fireplace, mini bar, eat-in kitchen with appliances, spacious living room with an additional 10x8 living space connected and detached 2 car garage. Nice back yard with decking. Third bedroom is being used as a laundry room with washer & dryer. Basement has laundry hook-up with additional washer & dryer, both sets will reman. Water heater new in 2021. Priced below appraised value!

Key facts

• Back yard
• Gas fireplace
• Eat-in kitchen

Tags

• GAS FIREPLACE
• MINI BAR
• EAT-IN KITCHEN
• DETACHED 2 CAR GARAGE
• BACK YARD
• DECKING

Property features AI

Finance

• Other: Fee simple ownership; Not currently leased; Lot dimensions approximately 32 x 110 (less than 0.25 acre); Lot size per county records
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with garage door opener (2 garage spaces, 2 total parking spaces); Garage is owned
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; One-story
• Construction: Stucco exterior; Stone foundation; Asphalt roof; Property over 100 years old; Built before 1978
• Exterior features: Deck; School bus service

Interior

• Kitchen: Kitchen with eating area/table space (11 x 13); Refrigerator; Oven
• Bedrooms: 3 bedrooms (all on the main level): Master Bedroom (10 x 9), Bedroom (10 x 9), Bedroom (9 x 11)
• Flooring: Carpet in family room and living room; Laminate in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Window air conditioning units
• Interior features: 6 total rooms; Unfinished full basement; Fireplace with gas log in the family room
• Laundry & utility: Dedicated laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).
• Recommended offer: $115k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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+, 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 $808 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 27 days — a 2% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,146 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.31%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $138,430
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 6th St	0.44mi	3/1.0	1,236 (-3%)	1mo	$176,000	$142	74
1409 Pulaski St	0.53mi	3/1.0	1,259 (-1%)	8mo	$120,000	$95	68
422 Chartres St	0.08mi	2/1.0 (-1)	1,096 (-14%)	4mo	$120,000	$109	65
345 Tonti St	0.58mi	3/1.0	1,274 (+0%)	10mo	$139,000	$109	64
508 7th St	0.35mi	2/2.0 (-1)	1,183 (-7%)	3mo	$121,000	$102	60
748 7th St	0.49mi	3/1.0	1,146 (-10%)	1mo	$135,900	$119	60
43 Westclox Ave	0.45mi	2/1.0 (-1)	1,164 (-8%)	4mo	$33,000	$28	57
542 8th St	0.43mi	3/2.0	1,120 (-12%)	8mo	$125,100	$112	50
904 9th St	0.67mi	4/2.0 (+1)	1,322 (+4%)	6mo	$70,000	$53	48
719 12th St	0.71mi	3/2.5	1,180 (-7%)	2mo	$140,000	$119	47
1304 Creve Coeur St	0.74mi	3/1.0	1,118 (-12%)	8mo	$171,500	$153	38
1129 Creve Coeur St	0.62mi	2/1.0 (-1)	1,442 (+14%)	8mo	$61,000	$42	36

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-4,525
• Equity at exit: $17,430

10-year hold

• IRR: 6.0%
• Equity multiple: 1.44×
• Total profit: $14,557
• Equity at exit: $10,107

Cash invested: $32,732 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$613
• Tax from tax record: −$76 /mo · $917/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $227

Break-even live

Break-even rent $934

Max offer price $116,900

Occupancy floor 76%

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: $29,225
• Closing costs: $3,507
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   status $116,900 Pending 27 DOM
2. 2026-06-17
   days on market $116,900 Active 27 DOM
3. 2026-06-16
   days on market $116,900 Active 26 DOM
4. 2026-06-15
   days on market $116,900 Active 25 DOM
5. 2026-06-14
   days on market $116,900 Active 23 DOM
6. 2026-06-12
   pricedays on marketlisting id $116,900 Active 22 DOM
7. 2026-06-09
   days on market $119,900 Active 43 DOM
8. 2026-06-08
   days on market $119,900 Active 42 DOM
9. 2026-06-07
   days on market $119,900 Active 41 DOM
10. 2026-06-02
    days on market $119,900 Active 36 DOM
11. 2026-06-01
    days on market $119,900 Active 35 DOM
12. 2026-05-31
    days on market $119,900 Active 34 DOM
13. 2026-05-30
    days on market $119,900 Active 33 DOM
14. 2026-04-26
    listed $119,900 Active

    Show marketing remark (465 chars)

    Affordable 3 bedroom home in LaSalle. Featuring a family room with gas fireplace, mini bar, eat-in kitchen with appliances, spacious living room with an additional 10x8 living space connected and detached 2 car garage. Nice back yard with decking. Third bedroom is being used as a laundry room with washer & dryer. Basement has laundry hook-up with additional washer & dryer, both sets will reman. Water heater new in 2021. Priced below appraised value!

15. 2026-04-26
    listed $119,900 Active 465-char remark

    Show marketing remark (465 chars)

    Affordable 3 bedroom home in LaSalle. Featuring a family room with gas fireplace, mini bar, eat-in kitchen with appliances, spacious living room with an additional 10x8 living space connected and detached 2 car garage. Nice back yard with decking. Third bedroom is being used as a laundry room with washer & dryer. Basement has laundry hook-up with additional washer & dryer, both sets will reman. Water heater new in 2021. Priced below appraised value!

ⓘ 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: $917 · $76/mo
• Projected year-2 tax: $1,785 · $149/mo
• Expected delta: +$869/yr (+$72/mo · 94.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,656
• − Mortgage interest: −$6,548
• − Property taxes: −$917
• − Insurance: −$584
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$3,401
• Taxable income: $861
• Est. tax owed @ 24.0%: −$207
• After-tax cash flow: $2,514/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

+0.0% since first listed

2 events — show timeline

• 2026-04-26 Listed $119,900 NWIAR
• 2026-04-26 Listed $119,900 MRED as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2024): $917 · +19.2% YoY. Source: county tax records.