1701 Lincoln Ave · Mendota, IL 61342

$137,000

3 bd · 1.5 ba · 1,332 sqft · SingleFamily public records · 25 Days on market

Built 1913 7,500 sqft lot Est $180k · 24% under

---

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 +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Cash and Conventional Financing! Featuring a 2+ Car Garage with Cement Floor. With a little TLC this Ranch with 3 Bedrooms, Large Kitchen, Large Living Room and Bonus Room will make a NICE Starter home or Investment Property! CALL US TODAY! Seller Selling "AS IS"

Key facts

• 7,500 sq ft lot
• 2 garage spots
• Built 1913

Property features AI

Finance

• Other: Living area source: Assessor; Built before 1978; Parcel number on file
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (listed as 2.5 garage/parking spaces total)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Rehab completed in 2019; Home is over 100 years old; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Lot approximately 50 x 150; Lot less than 0.25 acre

Interior

• Kitchen: Main-level kitchen approximately 17 x 20
• Bedrooms: 3 bedrooms (all on the main level); Master bedroom on the main level with a half bath access; Bedroom 2 (main level) approximately 9 x 13; Bedroom 3 (main level) approximately 8 x 9; Additional bedroom listed (dimensions not provided)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; Partial cellar basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $38 ($458/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 $121k (12.0% below list).
• Recommended offer: $121k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.8% in Mendota — 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 69/100 on livability (#425 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: health & safety C-, amenities F, commute F.
• Mendota Twp Hsd 280 (rural): math 30% / reading 30% proficiency, ranked #474 of 919 in IL (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mendota Twp High School (math 22% / reading 17%, grade F, #397 of 693 statewide, top 61%, 493 students, 0% FRL).
• Market conditions: 30 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 $947 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 25 days — a 2% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $40k; list at $137k implies a 242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,527 (12.0% below list)

Questions for the listing agent

1. Built in 1913 — 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: 0.88% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $179,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 16th St	0.06mi	3/1.0	1,311 (-2%)	2mo	$157,500	$120	90
403 16th St	0.10mi	3/2.0	1,300 (-2%)	6mo	$120,000	$92	84
202 15th St	0.09mi	3/2.0	1,232 (-8%)	16mo	$178,000	$144	68
1503 Illinois Ave	0.35mi	3/1.0	1,300 (-2%)	12mo	$175,000	$135	68
1700 Sunset Dr	0.52mi	3/1.5	1,328 (-0%)	10mo	$219,000	$165	66
2012 Gwendolyn Ave	0.46mi	3/2.0	1,360 (+2%)	14mo	$269,900	$198	61
2106 Cedar Ave	0.55mi	3/1.5	1,260 (-5%)	6mo	$242,000	$192	60
501 10th St	0.47mi	3/2.5	1,350 (+1%)	15mo	$143,000	$106	60
1011 Chicago St	0.69mi	3/2.0	1,408 (+6%)	11mo	$202,500	$144	47
1102 Oak Ct	0.66mi	3/1.5	1,183 (-11%)	8mo	$129,000	$109	44
1202 Main St	0.47mi	3/2.0	1,518 (+14%)	18mo	$115,000	$76	37
908 Monroe St	0.73mi	3/1.5	1,216 (-9%)	20mo	$75,000	$62	35

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-19,771
• Equity at exit: $20,427

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-14,094
• Equity at exit: $11,845

Cash invested: $38,360 (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 61342

• Home prices YoY: -14.8%
• Active inventory: 30
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$718
• Tax from tax record: −$138 /mo · $1,662/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $38

Break-even live

Break-even rent $1,157

Max offer price $137,000

Occupancy floor 92%

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $137,000 Active 25 DOM
2. 2026-06-18
   days on market $137,000 Active 24 DOM
3. 2026-06-17
   days on market $137,000 Active 23 DOM
4. 2026-06-16
   days on market $137,000 Active 22 DOM
5. 2026-06-15
   days on market $137,000 Active 21 DOM
6. 2026-06-14
   days on market $137,000 Active 19 DOM
7. 2026-06-12
   days on market $137,000 Active 18 DOM
8. 2026-06-09
   days on market $137,000 Active 15 DOM
9. 2026-06-08
   days on market $137,000 Active 14 DOM
10. 2026-06-07
    days on market $137,000 Active 13 DOM
11. 2026-06-03
    days on market $137,000 Active 9 DOM
12. 2026-06-02
    days on market $137,000 Active 8 DOM
13. 2026-06-01
    days on market $137,000 Active 7 DOM
14. 2026-05-31
    days on market $137,000 Active 6 DOM
15. 2026-05-30
    days on market $137,000 Active 5 DOM
16. 2026-05-25
    listed $137,000 Active
17. 2017-09-15
    soldstatus $40,000 Closed Sale 281-char remark

    Show marketing remark (281 chars)

    Welcome Cash and Conventional Financing! Featuring a 2+ Car Garage with Cement Floor. With a little TLC this Ranch with 3 Bedrooms, Large Kitchen, Large Living Room and Bonus Room will make a NICE Starter home or Investment Property! CALL US TODAY! Seller Selling "AS IS"

18. 2017-08-24
    historical Contingent 281-char remark

    Show marketing remark (281 chars)

    Welcome Cash and Conventional Financing! Featuring a 2+ Car Garage with Cement Floor. With a little TLC this Ranch with 3 Bedrooms, Large Kitchen, Large Living Room and Bonus Room will make a NICE Starter home or Investment Property! CALL US TODAY! Seller Selling "AS IS"

19. 2017-08-10
    price $47,500 281-char remark

    Show marketing remark (281 chars)

    Welcome Cash and Conventional Financing! Featuring a 2+ Car Garage with Cement Floor. With a little TLC this Ranch with 3 Bedrooms, Large Kitchen, Large Living Room and Bonus Room will make a NICE Starter home or Investment Property! CALL US TODAY! Seller Selling "AS IS"

20. 2017-07-11
    price $49,900 281-char remark

    Show marketing remark (281 chars)

    Welcome Cash and Conventional Financing! Featuring a 2+ Car Garage with Cement Floor. With a little TLC this Ranch with 3 Bedrooms, Large Kitchen, Large Living Room and Bonus Room will make a NICE Starter home or Investment Property! CALL US TODAY! Seller Selling "AS IS"

21. 2017-06-12
    listed $55,000 New 281-char remark

    Show marketing remark (281 chars)

    Welcome Cash and Conventional Financing! Featuring a 2+ Car Garage with Cement Floor. With a little TLC this Ranch with 3 Bedrooms, Large Kitchen, Large Living Room and Bonus Room will make a NICE Starter home or Investment Property! CALL US TODAY! Seller Selling "AS IS"

ⓘ 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: $1,662 · $138/mo
• Projected year-2 tax: $2,386 · $199/mo
• Expected delta: +$724/yr (+$60/mo · 43.6%)

ⓘ 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 2/10 Low 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,463
• − Mortgage interest: −$7,674
• − Property taxes: −$1,662
• − Insurance: −$685
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$3,985
• Taxable loss: −$1,857
• Est. tax savings @ 24.0%: +$446
• After-tax cash flow: $904/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: Mendota Twp Hsd 280
• NCES district ID: 1725650
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $53,522
• Composite: 29.37/100
• National rank: #11816
• State rank: #474 of 919 in IL

Livability — Mendota

• Score: 69/100
• State rank: #425
• US rank: #8707

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mendota, IL
• Population (ZIP): 8,373

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 24% Two or more races 5%
• Hispanic origin (detail): Mexican 21% Puerto Rican 3%
• Common ancestry: Romanian 3% Portuguese 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 81% English-only · Spanish 17% German/W. Germanic 1% Chinese 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: ▼ -30.79%
• Current HPI: 177.6371
• 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

+149.1% since first listed

6 events — show timeline

• 2026-05-25 Listed $137,000 MRED as Distributed by MLS Grid
• 2017-09-15 Sold (MLS) $40,000 MRED as Distributed by MLS Grid
• 2017-08-24 Contingent — MRED as Distributed by MLS Grid
• 2017-08-10 Price Changed $47,500 MRED as Distributed by MLS Grid
• 2017-07-11 Price Changed $49,900 MRED as Distributed by MLS Grid
• 2017-06-12 Listed $55,000 MRED as Distributed by MLS Grid

Property tax history

-0.4%/yr

Latest (2024): $1,662 · +4.4% YoY. Source: county tax records.