107 S 3rd Ave · Streator, IL 61364

$89,000

2 bd · 1.0 ba · 790 sqft · SingleFamily public records · 28 Days on market

Built 1929 6,795 sqft lot Est $119k · 25% 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

Charming 2 bedroom, 1 bath ranch featuring an appealing oversized 2 car garage. The home welcomes you with a spacious living room filled with natural light and complemented by attractive built-in features. The kitchen offers ample cabinet space along with a dining area. Both bedrooms are comfortably sized and connected by a shared walk-through closet. The full bathroom includes a tub/shower, vanity, and medicine cabinet. A practical mudroom adds functionality, while the basement provides additional storage space and a laundry area. Outside, enjoy the backyard with plenty of room and paver patio. The oversized 2 car garage offers excellent practicality for vehicles, hobbies, workshop space,

Key facts

• Natural light
• Dining area
• Ample cabinet space

Tags

• OVERSIZED GARAGE
• NATURAL LIGHT
• BUILT-IN FEATURES
• AMPLE CABINET SPACE
• DINING AREA
• WALK-THROUGH CLOSET

Property features AI

Finance

• Other: Lot dimensions approximately 45 x 151 (less than 0.25 acre); Living area source: Assessor; Directions: Rt 18 (W Main St) to 3rd Ave. S on 3rd Ave. House on east side
• Financial info: Tax exemptions: Homeowner, Senior, Senior Freeze
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with garage door opener (2 garage spaces total); Concrete off-alley driveway; 2 total parking spaces
• Utilities: Public water; Public sewer; Electric with circuit breakers (100 amp service)
• Home design: Detached single-family home; One-story; Fee simple ownership; Built more than 90 years ago; House was built before 1978
• Construction: Vinyl siding; Asphalt roof; Brick/mortar foundation
• Exterior features: Patio; Street lights and paved streets

Interior

• Kitchen: Range; Microwave; Refrigerator; Eating area / table space (kitchen)
• Bedrooms: Master bedroom on main level (10 x 13); Second bedroom on main level (10 x 12); Additional bedrooms listed
• Flooring: Carpet in living areas and bedrooms; Wood laminate in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: 4 total rooms; Unfinished partial basement; School bus service
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: amenities F, commute F, employment 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.
• Zoned schools: Streator Twp High School (math 11% / reading 19%, grade F, #462 of 693 statewide, top 68%, 809 students, 0% FRL).
• Market conditions: 87 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $615 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $39k; list at $89k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — 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: 1.34% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.06%
• DSCR: 1.89
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $119,290
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1203 Riverside Ave	0.36mi	2/1.0	800 (+1%)	3mo	$140,000	$175	78
211 Lasalle St	0.46mi	2/1.0	800 (+1%)	2mo	$121,000	$151	75
708 W Bridge St	0.12mi	2/1.0	840 (+6%)	14mo	$25,000	$30	72
406 S 5th Ave	0.26mi	2/1.0	768 (-3%)	23mo	$66,500	$87	64
504 N Jefferson St	0.53mi	2/1.0	811 (+3%)	10mo	$189,511	$234	62
1105 Carroll St	0.19mi	2/1.0	900 (+14%)	13mo	$77,000	$86	57
27834 N 725 East Rd	0.56mi	1/1.0 (-1)	864 (+9%)	23mo	$219,000	$253	34

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: 12.2%
• Equity multiple: 1.48×
• Total profit: $12,073
• Equity at exit: $13,270

10-year hold

• IRR: 21.1%
• Equity multiple: 2.79×
• Total profit: $44,530
• Equity at exit: $7,695

Cash invested: $24,920 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $417

Break-even live

Break-even rent $668

Max offer price $89,000

Occupancy floor 60%

Sensitivity live

Price	-10% $467	-5% $442	+0% $417	+5% $391	+10% $366
Rent	-10% $322	-5% $369	+0% $417	+5% $464	+10% $511
Rate	-1.0pp $461	-0.5pp $439	base $417	+0.5pp $393	+1.0pp $370

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 S Illinois St Streator, IL	2.0	1.0	1116	$1,550	$1.39	22d	1	1.12mi

Listing history 19 events

1. 2026-06-19
   days on market $89,000 Active 28 DOM
2. 2026-06-18
   days on market $89,000 Active 27 DOM
3. 2026-06-17
   days on market $89,000 Active 26 DOM
4. 2026-06-16
   days on market $89,000 Active 25 DOM
5. 2026-06-15
   days on market $89,000 Active 24 DOM
6. 2026-06-14
   days on market $89,000 Active 22 DOM
7. 2026-06-12
   days on market $89,000 Active 21 DOM
8. 2026-06-09
   days on market $89,000 Active 18 DOM
9. 2026-06-08
   days on market $89,000 Active 17 DOM
10. 2026-06-07
    days on market $89,000 Active 16 DOM
11. 2026-06-05
    days on market $89,000 Active 13 DOM
12. 2026-06-03
    days on market $89,000 Active 12 DOM
13. 2026-06-02
    days on market $89,000 Active 11 DOM
14. 2026-06-01
    days on market $89,000 Active 10 DOM
15. 2026-05-31
    days on market $89,000 Active 9 DOM
16. 2026-05-30
    days on market $89,000 Active 8 DOM
17. 2026-05-22
    listed $89,000 Active
18. 2003-06-17
    soldstatus $39,000
19. 1996-04-22
    soldstatus $29,000

ⓘ 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: $283 · $24/mo
• Projected year-2 tax: $1,152 · $96/mo
• Expected delta: +$869/yr (+$72/mo · 306.7%)

ⓘ 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 · 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: $14,339
• − Mortgage interest: −$4,985
• − Property taxes: −$283
• − Insurance: −$445
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,589
• Taxable income: $3,742
• Est. tax owed @ 24.0%: −$898
• After-tax cash flow: $4,101/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

+206.9% since first listed

3 events — show timeline

• 2026-05-22 Listed $89,000 MRED as Distributed by MLS Grid
• 2003-06-17 Sold (Public Records) $39,000 Public Records
• 1996-04-22 Sold (Public Records) $29,000 Public Records

Property tax history

-10.8%/yr

Latest (2024): $283 · -6.7% YoY. Source: county tax records.