801 S Monroe St · Streator, IL 61364

$30,000

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 7 Days on market

Built 1910 ↓ 23% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Bring your tool belt and your ideas! This property needs work, but the possibilities are endless. It's a great opportunity for anyone looking to invest, renovate, or create a home that reflects their own style

Key facts

• Garage
• Built 1910
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Cap rate 40.6% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,000

Questions for the listing agent

1. Built in 1910 — 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: 4.49% ✓
• Cap rate: 40.56%
• Cash-on-cash: 122.38%
• DSCR: 6.45
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $138,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 S Monroe St	0.03mi	2/1.0	960 (-7%)	7mo	$125,000	$130	81
907 S Bloomington St	0.19mi	2/1.0	970 (-6%)	4mo	$26,500	$27	78
709 S Park St	0.11mi	3/2.0 (+1)	1,086 (+5%)	1mo	$205,000	$189	76
910 S Vermillion St	0.13mi	2/1.0	919 (-11%)	1mo	$215,000	$234	75
907 S Park St	0.13mi	3/1.0 (+1)	1,120 (+8%)	1mo	$150,000	$134	74
218 W 10th St	0.41mi	3/1.5 (+1)	1,000 (-3%)	3mo	$157,500	$158	66
1206 S Park St	0.31mi	3/1.5 (+1)	952 (-8%)	1mo	$132,000	$139	65
609 S Monroe St	0.17mi	3/2.0 (+1)	918 (-11%)	1mo	$80,000	$87	64
124 S Everett St	0.66mi	2/1.0	1,075 (+4%)	6mo	$142,000	$132	57
912 Charles St	0.52mi	3/2.0 (+1)	1,134 (+10%)	2mo	$141,000	$124	48
1609 S Bloomington St	0.71mi	2/1.0	1,140 (+10%)	7mo	$160,000	$140	44
408 Powell St	0.70mi	2/1.0	900 (-13%)	5mo	$89,900	$100	42

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: —
• Equity multiple: 6.92×
• Total profit: $49,719
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 14.53×
• Total profit: $113,632
• Equity at exit: $2,594

Cash invested: $8,400 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,347 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $857

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 31%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
503 S Bloomington St Streator, IL	3.0	1.0	1200	$1,500	$1.25	24d	1	0.32mi
514 Lundy St Streator, IL	3.0	1.0	1174	$1,700	$1.45	3d	1	0.36mi
402 S Illinois St Streator, IL	2.0	1.0	1116	$1,550	$1.39	22d	1	0.53mi
1802 S Church St Streator, IL	2.0	1.0	840	$1,200	$1.43	43d	1	0.94mi
303 Carriage Lane Ests Unit 303 Streator, IL	3.0	2.0	924	$1,188	$1.29	24d	1	1.10mi
124 Carriage Lane Ests Streator, IL	3.0	2.0	924	$1,127	$1.22	18d	1	1.11mi
124 Carriage Lane Ests Unit 124 Streator, IL	3.0	2.0	924	$1,127	$1.22	17d	1	1.11mi
306 Carriage Lane Ests Unit 306 Streator, IL	3.0	1.0	980	$1,088	$1.11	24d	1	1.13mi
410 Carriage Lane Ests #410 Streator, IL	3.0	2.0	960	$1,278	$1.33	24d	1	1.14mi
614 Carriage Lane Ests Unit 614 Streator, IL	2.0	1.0	768	$1,127	$1.47	43d	1	1.19mi

Listing history 10 events

1. 2025-09-15
   status Pending
2. 2025-09-08
   listed $30,000 Active
3. 2016-09-13
   historical
4. 2016-02-24
   price
5. 2015-09-15
   listed New
6. 2015-09-11
   historical
7. 2015-05-31
   price
8. 2015-05-11
   listed New
9. 1996-08-20
   soldstatus $45,500
10. 1991-01-25
    soldstatus $39,000

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

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: $16,161
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$873
• Taxable income: $10,422
• Est. tax owed @ 24.0%: −$2,501
• After-tax cash flow: $7,778/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

-23.1% since first listed

10 events — show timeline

• 2025-09-15 Pending — MRED as Distributed by MLS Grid
• 2025-09-08 Listed $30,000 MRED as Distributed by MLS Grid
• 2016-09-13 Listing Removed — MRED as Distributed by MLS Grid
• 2016-02-24 Price Changed — MRED as Distributed by MLS Grid
• 2015-09-15 Listed — MRED as Distributed by MLS Grid
• 2015-09-11 Listing Removed — MRED as Distributed by MLS Grid
• 2015-05-31 Price Changed — MRED as Distributed by MLS Grid
• 2015-05-11 Listed — MRED as Distributed by MLS Grid
• 1996-08-20 Sold (Public Records) $45,500 Public Records
• 1991-01-25 Sold (Public Records) $39,000 Public Records

Property tax history

+12.1%/yr

Latest (2024): $2,965 · +8.1% YoY. Source: county tax records.