1105 Hennepin St · LaSalle, IL 61301

$97,900

2 bd · 1.0 ba · 730 sqft · SingleFamily public records · 29 Days on market

Built 1845 3,049 sqft lot Est $99k · at est.

---

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 +14.9/30.0
• ARV discount +8.1/15.0
• 1% rule +5.5/10.0
• DSCR +4.6/10.0
• 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

Nice & neat! Great rental property or starter home. Features include maintenance free vinyl siding, 2 bedrooms, 1 bath, basement with outside entrance, eat-in kitchen & 2 decks in a nice location on a corner lot. Priced to sell!

Key facts

• Eat-in kitchen
• Corner lot
• 2 decks

Tags

• MAINTENANCE FREE VINYL SIDING
• BASEMENT WITH OUTSIDE ENTRANCE
• EAT-IN KITCHEN
• 2 DECKS
• CORNER LOT

Property features AI

Finance

• Other: School bus service available; Parcel number 1810415034
• HOA & community: No master association fee required; Community amenities nearby include park, pool, tennis courts, curbs, sidewalks, street lights, and paved streets

Exterior

• Parking: 1 parking space; Concrete driveway (owned)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family; One-story; Fee simple ownership; Built more than 100 years ago; Property built before 1978
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation
• Exterior features: Deck; Corner lot; Lot dimensions approximately 54.67 x 60

Interior

• Kitchen: Eating area / table space; Vinyl flooring in the kitchen
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet in living areas and bedrooms; Vinyl flooring in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: 4 total rooms; Full, unfinished basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $29 ($343/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $96k (1.5% below list) — sets the bar for market timing.

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 $677 of loan paydown is wiped out by about $3k 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 29 days — a 2% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $98k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1845 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,431 (1.5% below list)

Questions for the listing agent

1. Built in 1845 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $99,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1140 7th St	0.36mi	2/1.0	712 (-2%)	12mo	$102,500	$144	69
444 6th St	0.48mi	2/1.0	704 (-4%)	5mo	$96,000	$136	68
1040 3rd St	0.62mi	2/1.0	722 (-1%)	6mo	$57,000	$79	64
844 Walnut Rd	0.27mi	2/1.0	812 (+11%)	11mo	$130,000	$160	60
336 4th St	0.66mi	2/1.0	741 (+2%)	10mo	$64,000	$86	58
336 4th St	0.66mi	2/1.0	741 (+2%)	10mo	$64,000	$86	58
2054 Crosat St	0.70mi	1/1.0 (-1)	725 (-1%)	5mo	$114,900	$158	58
1216 Bucklin St	0.35mi	1/1.0 (-1)	768 (+5%)	22mo	$72,000	$94	52
1379 Laharpe St	0.31mi	3/1.0 (+1)	806 (+10%)	16mo	$40,000	$50	49
1750 Campbell Ave	0.61mi	2/1.0	750 (+3%)	22mo	$128,500	$171	49
561 Laharpe St	0.44mi	2/1.5	795 (+9%)	18mo	$40,000	$50	48
1781 Campbell Ave	0.64mi	2/1.0	768 (+5%)	23mo	$135,000	$176	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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-13,964
• Equity at exit: $14,597

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-9,489
• Equity at exit: $8,465

Cash invested: $27,412 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$513
• Tax from tax record: −$228 /mo · $2,741/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $29

Break-even live

Break-even rent $991

Max offer price $97,900

Occupancy floor 92%

Sensitivity live

Price	-10% $84	-5% $56	+0% $29	+5% $1	+10% $-27
Rent	-10% $-53	-5% $-12	+0% $29	+5% $69	+10% $110
Rate	-1.0pp $78	-0.5pp $53	base $29	+0.5pp $3	+1.0pp $-23

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: $24,475
• Closing costs: $2,937
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $97,900 Active 29 DOM
2. 2026-06-18
   price $97,900 Active 28 DOM
3. 2026-06-18
   days on market $109,900 Active 28 DOM
4. 2026-06-17
   days on market $109,900 Active 27 DOM
5. 2026-06-16
   days on market $109,900 Active 26 DOM
6. 2026-06-16
   days on marketlisting id $109,900 Active 25 DOM
7. 2026-06-15
   days on market $109,900 Active 32 DOM
8. 2026-06-14
   days on market $109,900 Active 30 DOM
9. 2026-06-12
   days on market $109,900 Active 29 DOM
10. 2026-06-09
    days on market $109,900 Active 26 DOM
11. 2026-06-08
    days on market $109,900 Active 25 DOM
12. 2026-06-07
    days on market $109,900 Active 24 DOM
13. 2026-06-02
    days on market $109,900 Active 19 DOM
14. 2026-06-01
    days on market $109,900 Active 18 DOM
15. 2026-05-31
    days on market $109,900 Active 17 DOM
16. 2026-05-30
    days on market $109,900 Active 16 DOM
17. 2026-05-14
    listed $109,900 Active

    Show marketing remark (240 chars)

    Nice & neat! Great rental property or starter home. Features include maintenance free vinyl siding, 2 bedrooms, 1 bath, basement with outside entrance, eat-in kitchen & 2 decks in a nice location on a corner lot. Priced to sell!

18. 2026-05-14
    listed $109,900 Active 240-char remark

    Show marketing remark (240 chars)

    Nice & neat! Great rental property or starter home. Features include maintenance free vinyl siding, 2 bedrooms, 1 bath, basement with outside entrance, eat-in kitchen & 2 decks in a nice location on a corner lot. Priced to sell!

19. 2013-10-31
    soldstatus $40,000

ⓘ 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: $2,741 · $228/mo
• Projected year-2 tax: $2,741 · $228/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 ≥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: $12,321
• − Mortgage interest: −$5,484
• − Property taxes: −$2,741
• − Insurance: −$490
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$2,848
• Taxable loss: −$1,212
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $634/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

+174.8% since first listed

3 events — show timeline

• 2026-05-14 Listed $109,900 NWIAR
• 2026-05-14 Listed $109,900 MRED as Distributed by MLS Grid
• 2013-10-31 Sold (Public Records) $40,000 Public Records

Property tax history

+22.2%/yr

Latest (2024): $2,741 · +6.1% YoY. Source: county tax records.