1352 Crosat St · LaSalle, IL 61301

$84,900

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 5 Days on market

Built 1950 7,405 sqft lot Est $111k · 23% under

---

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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +7.3/10.0
• 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

Great opportunity with this affordable two-bedroom, one-bath home situated on a large lot offering plenty of potential. Features include wood floors, a spacious living room, efficient kitchen with stove and refrigerator included. Both bedrooms are nicely sized with wood flooring, and the home also offers a one-car detached garage and a huge backyard perfect for outdoor enjoyment. Furnace and central A/C (2021) roof approximately 15 years old. A great investment or starter home with endless possibilities! A portion of backyard soil has been replaced.

Key facts

• Wood floors
• Huge backyard
• Efficient kitchen

Tags

• WOOD FLOORS
• SPACIOUS LIVING ROOM
• EFFICIENT KITCHEN
• HUGE BACKYARD
• DETACHED GARAGE
• BACKYARD SOIL REPLACED

Property features AI

Finance

• Other: Parcel number on record
• HOA & community: No master association fee required

Exterior

• Parking: Owned detached garage (1 garage space); Driveway parking; Concrete surfaces; Total parking for about 5 vehicles
• Utilities: Public water; Public sewer; Electric service with fuses
• Home design: Detached single-family home; Single-story (1 story); Fee simple ownership; Built before 1978
• Construction: Asphalt roof; Block foundation; Approximately 71–80 years old
• Exterior features: Lot dimensions approximately 50 x 150; Lot less than 0.25 acre; Aluminum siding; Access to community park, pool, and tennis courts

Interior

• Kitchen: Kitchen on main level (9 x 10) with vinyl flooring; Range; Refrigerator
• Bedrooms: Master bedroom on main level (17 x 17) with hardwood floors; Second bedroom on main level (11 x 11) with hardwood floors; Additional bedrooms listed
• Flooring: Hardwood flooring in living areas and bedrooms; Vinyl flooring in kitchen
• Bathrooms: One full bathroom (includes a first-floor full bath)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Unfinished attic; Unfinished full basement; School bus service; Total of 4 rooms
• Laundry & utility: In-unit laundry; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 9.3% vs local median 5.6% in LaSalle — 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 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 $587 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $38k; list at $85k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1950 — 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: 1.23% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.71%
• DSCR: 1.48
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $110,592
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
844 Walnut Rd	0.22mi	2/1.0	812 (+6%)	11mo	$130,000	$160	71
1379 Laharpe St	0.05mi	3/1.0 (+1)	806 (+5%)	16mo	$40,000	$50	71
2054 Crosat St	0.47mi	1/1.0 (-1)	725 (-6%)	5mo	$114,900	$158	60
1140 7th St	0.48mi	2/1.0	712 (-7%)	12mo	$102,500	$144	55
1770 Campbell Ave	0.58mi	2/1.0	855 (+11%)	2mo	$135,000	$158	53
1781 Campbell Ave	0.60mi	2/1.0	768 (0%)	23mo	$135,000	$176	53
1216 Bucklin St	0.53mi	1/1.0 (-1)	768 (0%)	22mo	$72,000	$94	52
2043 Crosat St	0.46mi	3/1.0 (+1)	864 (+12%)	2mo	$83,000	$96	51
561 Laharpe St	0.56mi	2/1.5	795 (+4%)	18mo	$40,000	$50	51
1750 Campbell Ave	0.57mi	2/1.0	750 (-2%)	22mo	$128,500	$171	51
444 6th St	0.75mi	2/1.0	704 (-8%)	5mo	$96,000	$136	48

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-217
• Equity at exit: $12,659

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $17,338
• Equity at exit: $7,341

Cash invested: $23,772 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$133 /mo · $1,602/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $212

Break-even live

Break-even rent $777

Max offer price $84,900

Occupancy floor 75%

Sensitivity live

Price	-10% $260	-5% $236	+0% $212	+5% $188	+10% $164
Rent	-10% $129	-5% $171	+0% $212	+5% $253	+10% $295
Rate	-1.0pp $255	-0.5pp $234	base $212	+0.5pp $190	+1.0pp $168

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-16
   statusdays on marketlisting id $84,900 Pending 5 DOM
2. 2026-06-15
   days on market $84,900 Contingent - Continue to Show 26 DOM
3. 2026-06-14
   days on market $84,900 Contingent - Continue to Show 24 DOM
4. 2026-06-12
   days on market $84,900 Contingent - Continue to Show 23 DOM
5. 2026-06-09
   days on market $84,900 Contingent - Continue to Show 20 DOM
6. 2026-06-08
   days on market $84,900 Contingent - Continue to Show 19 DOM
7. 2026-06-07
   days on market $84,900 Contingent - Continue to Show 18 DOM
8. 2026-06-02
   days on market $84,900 Contingent - Continue to Show 13 DOM
9. 2026-06-01
   days on market $84,900 Contingent - Continue to Show 12 DOM
10. 2026-05-31
    days on market $84,900 Contingent - Continue to Show 11 DOM
11. 2026-05-30
    days on market $84,900 Contingent - Continue to Show 10 DOM
12. 2026-05-19
    listed $84,900 Active 555-char remark

    Show marketing remark (555 chars)

    Great opportunity with this affordable two-bedroom, one-bath home situated on a large lot offering plenty of potential. Features include wood floors, a spacious living room, efficient kitchen with stove and refrigerator included. Both bedrooms are nicely sized with wood flooring, and the home also offers a one-car detached garage and a huge backyard perfect for outdoor enjoyment. Furnace and central A/C (2021) roof approximately 15 years old. A great investment or starter home with endless possibilities! A portion of backyard soil has been replaced.

13. 2026-05-19
    listed $84,900 Active

    Show marketing remark (555 chars)

    Great opportunity with this affordable two-bedroom, one-bath home situated on a large lot offering plenty of potential. Features include wood floors, a spacious living room, efficient kitchen with stove and refrigerator included. Both bedrooms are nicely sized with wood flooring, and the home also offers a one-car detached garage and a huge backyard perfect for outdoor enjoyment. Furnace and central A/C (2021) roof approximately 15 years old. A great investment or starter home with endless possibilities! A portion of backyard soil has been replaced.

14. 2008-01-10
    soldstatus $37,500
15. 2008-01-07
    historical 59-char remark

    Show marketing remark (59 chars)

    2 Bedroom home, large lot, one car garage. Appliances stay.

16. 2008-01-07
    soldstatus $37,500 59-char remark

    Show marketing remark (59 chars)

    2 Bedroom home, large lot, one car garage. Appliances stay.

17. 2008-01-07
    soldstatus $37,500

    Show marketing remark (59 chars)

    2 Bedroom home, large lot, one car garage. Appliances stay.

18. 2007-12-03
    historical
19. 2007-11-26
    listed $44,000 59-char remark

    Show marketing remark (59 chars)

    2 Bedroom home, large lot, one car garage. Appliances stay.

20. 2007-11-26
    listed $44,000

    Show marketing remark (59 chars)

    2 Bedroom home, large lot, one car garage. Appliances stay.

ⓘ 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: $1,602 · $133/mo
• Projected year-2 tax: $1,764 · $147/mo
• Expected delta: +$163/yr (+$14/mo · 10.2%)

ⓘ 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 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: $12,549
• − Mortgage interest: −$4,756
• − Property taxes: −$1,602
• − Insurance: −$424
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$2,470
• Taxable income: $1,290
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $2,236/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

+93.0% since first listed

9 events — show timeline

• 2026-05-19 Listed $84,900 MRED as Distributed by MLS Grid
• 2026-05-19 Listed $84,900 NWIAR
• 2008-01-10 Sold (Public Records) $37,500 Public Records
• 2008-01-07 Sold (MLS) $37,500 MRED as Distributed by MLS Grid
• 2008-01-07 Sold (MLS) $37,500 MRED as Distributed by MLS Grid
• 2008-01-07 Listing Removed — MRED as Distributed by MLS Grid
• 2007-12-03 Listing Removed — MRED as Distributed by MLS Grid
• 2007-11-26 Listed $44,000 MRED as Distributed by MLS Grid
• 2007-11-26 Listed $44,000 MRED as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2024): $1,602 · +6.1% YoY. Source: county tax records.