1105 W Lafayette St · Ottawa, IL 61350

$136,900

3 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 23 Days on market

Built 1940 6,969 sqft lot Est $188k · 27% 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +3.9/5.0
• 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

Great location in West Ottawa. One story, three bedroom, one bath home with open floor plan, washer & dryer hook up on main level, large rear patio with fire pit and a detached three car garage with alley access. This home is in move in condition! Washer, dryer, stove and dishwasher stay. Easy driving distance to Starved Rock State Park.

Key facts

• Spacious kitchen
• Main floor laundry
• Large rear patio

Tags

• ONE LEVEL LIVING
• SPACIOUS KITCHEN
• MAIN FLOOR LAUNDRY
• LARGE REAR PATIO
• FULLY FENCED BACKYARD
• DETACHED THREE CAR GARAGE

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Three garage spaces (detached garage); Total of six parking spaces; Concrete driveway, off-street and off-alley parking; Garage with door opener; garage owned
• Utilities: Public water; Public sewer; Electric with fuses
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Rehab completed in 2019; Built before 1978
• Construction: Aluminum siding; Asphalt roof; Block and stone foundation; Rehab year 2019
• Exterior features: Patio; Fenced yard

Interior

• Kitchen: Range; Refrigerator; Kitchen and dining combined
• Bedrooms: Master bedroom on main level (18 x 10); Bedroom on main level (11 x 17); Bedroom on main level (12 x 10)
• Flooring: Laminate flooring throughout general areas; Wood laminate in living and family rooms; Vinyl in kitchen, dining, and laundry; Carpet in bedrooms
• Bathrooms: One full bathroom on main level
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Kitchen/dining combo; Unfinished partial basement; Seven total rooms
• Laundry & utility: Main-level laundry (washer and dryer included)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $137k).
• Recommended offer: $135k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.1% in Ottawa — 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 77/100 on livability (#172 in IL, #3,175 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment C-, amenities D, commute 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: 205 active listings in the ZIP; solid renter incomes; 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 $946 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $82k; list at $137k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,846 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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 D-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: 1.25% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.28%
• DSCR: 1.64
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $188,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1008 Pine St	0.22mi	3/1.5	1,272 (+5%)	0mo	$197,000	$155	80
1107 Sanger St	0.12mi	2/1.0 (-1)	1,120 (-8%)	1mo	$179,000	$160	75
823 W Madison St	0.27mi	2/1.0 (-1)	1,203 (-1%)	9mo	$98,300	$82	73
809 Poplar St	0.12mi	3/1.0	1,080 (-11%)	6mo	$146,000	$135	71
1322 W Madison St	0.24mi	3/2.0	1,298 (+7%)	8mo	$275,000	$212	67
913 Canal St	0.49mi	3/1.0	1,296 (+7%)	0mo	$185,000	$143	66
639 W Madison St	0.37mi	2/1.0 (-1)	1,315 (+8%)	1mo	$59,000	$45	63
1116 Chestnut St	0.39mi	2/1.0 (-1)	1,096 (-10%)	2mo	$120,000	$109	58
1000 Douglas St	0.51mi	3/2.5	1,288 (+6%)	4mo	$216,000	$168	57
1445 Pickwick St	0.40mi	3/1.0	1,042 (-14%)	4mo	$136,000	$131	55
1525 Clark St	0.44mi	2/1.5 (-1)	1,374 (+13%)	1mo	$250,000	$182	50
1610 Huron St	0.58mi	4/2.0 (+1)	1,100 (-10%)	2mo	$185,000	$168	46

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $6,871
• Equity at exit: $20,412

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $43,381
• Equity at exit: $11,837

Cash invested: $38,332 (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 61350

• Home prices YoY: -31.5%
• Active inventory: 205
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,711 medium
• Mortgage (P&I): −$718
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $456

Break-even live

Break-even rent $1,133

Max offer price $136,900

Occupancy floor 68%

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: $34,225
• Closing costs: $4,107
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $136,900 Active 23 DOM
2. 2026-06-18
   days on market $136,900 Active 22 DOM
3. 2026-06-17
   days on market $136,900 Active 21 DOM
4. 2026-06-16
   days on market $136,900 Active 20 DOM
5. 2026-06-15
   days on market $136,900 Active 19 DOM
6. 2026-06-14
   days on market $136,900 Active 17 DOM
7. 2026-06-12
   days on market $136,900 Active 16 DOM
8. 2026-06-09
   days on market $136,900 Active 13 DOM
9. 2026-06-08
   days on market $136,900 Active 12 DOM
10. 2026-06-07
    days on market $136,900 Active 11 DOM
11. 2026-06-05
    days on market $136,900 Active 8 DOM
12. 2026-06-02
    days on market $136,900 Active 6 DOM
13. 2026-06-01
    days on market $136,900 Active 5 DOM
14. 2026-05-31
    days on market $136,900 Active 4 DOM
15. 2026-05-30
    days on market $136,900 Active 3 DOM
16. 2026-05-14
    listed Contingent - Continue to Show
17. 2026-05-14
    listed $136,900
18. 2020-09-17
    soldstatus $81,500
19. 2020-09-12
    soldstatus $81,500 Closed Sale 346-char remark

    Show marketing remark (346 chars)

    Great location in West Ottawa. One story, three bedroom, one bath home with open floor plan, washer & dryer hook up on main level, large rear patio with fire pit and a detached three car garage with alley access. This home is in move in condition! Washer, dryer, stove and dishwasher stay. Easy driving distance to Starved Rock State Park.

20. 2020-08-27
    status Pending 346-char remark

    Show marketing remark (346 chars)

    Great location in West Ottawa. One story, three bedroom, one bath home with open floor plan, washer & dryer hook up on main level, large rear patio with fire pit and a detached three car garage with alley access. This home is in move in condition! Washer, dryer, stove and dishwasher stay. Easy driving distance to Starved Rock State Park.

21. 2020-07-20
    status Contingent 346-char remark

    Show marketing remark (346 chars)

    Great location in West Ottawa. One story, three bedroom, one bath home with open floor plan, washer & dryer hook up on main level, large rear patio with fire pit and a detached three car garage with alley access. This home is in move in condition! Washer, dryer, stove and dishwasher stay. Easy driving distance to Starved Rock State Park.

22. 2020-07-10
    listed $89,900 New 346-char remark

    Show marketing remark (346 chars)

    Great location in West Ottawa. One story, three bedroom, one bath home with open floor plan, washer & dryer hook up on main level, large rear patio with fire pit and a detached three car garage with alley access. This home is in move in condition! Washer, dryer, stove and dishwasher stay. Easy driving distance to Starved Rock State Park.

23. 2020-04-06
    historical
24. 2019-09-05
    price
25. 2019-07-05
    listed New
26. 2018-07-10
    soldstatus $72,000

ⓘ 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: $1,441 · $120/mo
• Projected year-2 tax: $2,275 · $190/mo
• Expected delta: +$833/yr (+$69/mo · 57.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $20,527
• − Mortgage interest: −$7,669
• − Property taxes: −$1,441
• − Insurance: −$684
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$3,983
• Taxable income: $3,466
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $4,644/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 — Ottawa

• Score: 77/100
• State rank: #172
• US rank: #3175

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ottawa, IL
• County: La Salle County · 41,676 people
• City population: 23,713
• Metro: Ottawa, IL
• Population (ZIP): 23,713
• Household income: $77,921
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 628.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 6% Portuguese 5% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -84.46%
• Current HPI: 183.6833
• 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

+90.1% since first listed

11 events — show timeline

• 2026-05-14 Listed — MRED as Distributed by MLS Grid
• 2026-05-14 Listed $136,900 MRED as Distributed by MLS Grid
• 2020-09-17 Sold (Public Records) $81,500 Public Records
• 2020-09-12 Sold (MLS) $81,500 MRED as Distributed by MLS Grid
• 2020-08-27 Pending — MRED as Distributed by MLS Grid
• 2020-07-20 Pending — MRED as Distributed by MLS Grid
• 2020-07-10 Listed $89,900 MRED as Distributed by MLS Grid
• 2020-04-06 Listing Removed — MRED as Distributed by MLS Grid
• 2019-09-05 Price Changed — MRED as Distributed by MLS Grid
• 2019-07-05 Listed — MRED as Distributed by MLS Grid
• 2018-07-10 Sold (Public Records) $72,000 Public Records

Property tax history

+9.8%/yr

Latest (2020): $1,441 · -33.6% YoY. Source: county tax records.