670 1st St · Marseilles, IL 61341

$71,900

2 bd · 1.0 ba · 693 sqft · SingleFamily public records · 113 Days on market

Built 1925 7,405 sqft lot Est $114k · 37% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One story, two bedroom, one bath home with full basement in North Marseilles, IL

Key facts

• 7,405 sq ft lot
• Built 1925
• Listed 112 days

Property features AI

Finance

• Other: Parcel number available
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; One-story; Fee simple ownership; Property is currently leased; Facing/entry details not provided
• Construction: Built over 100 years ago; Aluminum siding; Asphalt roof; Block foundation
• Exterior features: School bus service; Lot approximately 60 x 130; Less than 0.25 acre

Interior

• Kitchen: Kitchen on main level (12 x 10) with vinyl flooring
• Bedrooms: Master bedroom on main level (10 x 12) with hardwood floors; Second bedroom on main level (10 x 8) with hardwood floors; Additional bedrooms listed (no dimensions provided)
• Flooring: Hardwood flooring in bedrooms; Carpet in living room; Vinyl flooring in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Unfinished full basement; Four total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $65k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#438 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.
• Ottawa Twp Hsd 140 (town): math 25% / reading 30% proficiency, ranked #545 of 919 in IL (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ottawa Township High School (math 17% / reading 27%, grade F, #319 of 693 statewide, top 50%, 1,261 students, 0% FRL).
• Market conditions: 54 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 $497 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($65k) 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: property tax is 2.7% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,429 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 11.43%
• Cash-on-cash: 18.35%
• DSCR: 1.82
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $114,345
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
987 Union St	0.35mi	2/1.0	718 (+4%)	3mo	$125,000	$174	76
1329 Washington St	0.66mi	2/1.0	740 (+7%)	19mo	$80,000	$108	42
716 Glen Ave	0.66mi	3/1.0 (+1)	756 (+9%)	15mo	$125,000	$165	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: 10.1%
• Equity multiple: 1.40×
• Total profit: $8,014
• Equity at exit: $10,721

10-year hold

• IRR: 19.2%
• Equity multiple: 2.61×
• Total profit: $32,470
• Equity at exit: $6,217

Cash invested: $20,132 (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 61341

• Home prices YoY: -26.2%
• Active inventory: 54
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,111 medium
• Mortgage (P&I): −$377
• Tax from tax record: −$163 /mo · $1,954/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $308

Break-even live

Break-even rent $721

Max offer price $71,900

Occupancy floor 67%

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: $17,975
• Closing costs: $2,157
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $71,900 Active 113 DOM
2. 2026-06-18
   days on market $71,900 Active 112 DOM
3. 2026-06-17
   days on market $71,900 Active 111 DOM
4. 2026-06-16
   days on market $71,900 Active 110 DOM
5. 2026-06-16
   days on marketlisting id $71,900 Active 109 DOM
6. 2026-06-15
   days on market $71,900 Active 112 DOM
7. 2026-06-14
   days on market $71,900 Active 110 DOM
8. 2026-06-12
   days on market $71,900 Active 109 DOM
9. 2026-06-09
   days on market $71,900 Active 106 DOM
10. 2026-06-08
    days on market $71,900 Active 105 DOM
11. 2026-06-07
    days on market $71,900 Active 104 DOM
12. 2026-06-05
    days on market $71,900 Active 101 DOM
13. 2026-06-02
    days on market $71,900 Active 99 DOM
14. 2026-06-01
    days on market $71,900 Active 98 DOM
15. 2026-05-31
    days on market $71,900 Active 97 DOM
16. 2026-05-30
    days on market $71,900 Active 96 DOM
17. 2026-02-23
    listed $71,900 Active

    Show marketing remark (80 chars)

    One story, two bedroom, one bath home with full basement in North Marseilles, IL

18. 2026-02-23
    listed $71,900 Active 80-char remark

    Show marketing remark (80 chars)

    One story, two bedroom, one bath home with full basement in North Marseilles, IL

ⓘ 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: $1,954 · $163/mo
• Projected year-2 tax: $1,954 · $163/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥101°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,331
• − Mortgage interest: −$4,028
• − Property taxes: −$1,954
• − Insurance: −$360
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$2,092
• Taxable income: $2,765
• Est. tax owed @ 24.0%: −$664
• After-tax cash flow: $3,030/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: Ottawa Twp Hsd 140
• NCES district ID: 1730330
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $47,828
• Composite: 26.85/100
• National rank: #12528
• State rank: #545 of 919 in IL

Livability — Marseilles

• Score: 69/100
• State rank: #438
• US rank: #8954

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: Marseilles, IL
• Population (ZIP): 7,249

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 11% Lithuanian 7% Romanian 4%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Spanish 2% Chinese 1% German/W. Germanic 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: ▼ -63.60%
• Current HPI: 178.9377
• 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

• 2026-02-23 Listed $71,900 NWIAR
• 2026-02-23 Listed $71,900 MRED as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2024): $1,954 · +1.5% YoY. Source: county tax records.