727 Sycamore St · Ottawa, IL 61350

$80,000

2 bd · 1.5 ba · 2,016 sqft · SingleFamily public records · 34 Days on market

Built 1920 2,178 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Are you looking for a property where you can truly make your mark? Welcome to this classic 1.5-story home offering the perfect canvas for your design dreams. Whether you're an investor looking for your next project, a first-time buyer wanting to build sweat equity, or a DIY enthusiast ready to craft a dream space, this property is bursting with opportunity.

Key facts

• 2,178 sq ft lot
• 3 parking spots
• Built 1920

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: 3 parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5 story; Fee simple ownership; Over 100 years old; Built before 1978
• Construction: Aluminum siding
• Exterior features: Lot approximately 36 x 65; Less than 0.25 acre lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms (master on main, second bedroom on second level)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Unfinished partial basement; Total of 5 rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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: 208 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.96% ✓
• Cap rate: 14.56%
• Cash-on-cash: 29.51%
• DSCR: 2.31
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $203,616
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 W Main St	0.15mi	3/1.5 (+1)	1,978 (-2%)	12mo	$90,000	$46	75
715 Webster St	0.19mi	3/1.0 (+1)	2,026 (+0%)	14mo	$217,500	$107	72
1000 W Superior St	0.40mi	3/2.0 (+1)	1,982 (-2%)	4mo	$185,000	$93	68
718 Sycamore St	0.03mi	3/2.0 (+1)	1,801 (-11%)	8mo	$246,000	$137	67
1429 Phelps St	0.72mi	3/2.0 (+1)	2,004 (-1%)	2mo	$121,000	$60	57
920 Illinois Ave	0.29mi	3/2.0 (+1)	2,185 (+8%)	12mo	$168,500	$77	56
1315 W Jackson St	0.42mi	3/3.0 (+1)	1,804 (-10%)	11mo	$270,000	$150	43
618 Shabbona St	0.68mi	3/2.0 (+1)	2,158 (+7%)	12mo	$217,000	$101	39
1009 Paul St	0.57mi	3/2.0 (+1)	2,300 (+14%)	6mo	$250,000	$109	38

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: 20.5%
• Equity multiple: 1.84×
• Total profit: $18,727
• Equity at exit: $11,928

10-year hold

• IRR: 28.7%
• Equity multiple: 3.57×
• Total profit: $57,502
• Equity at exit: $6,917

Cash invested: $22,400 (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: 208
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$233 /mo · $2,801/yr
• Insurance: −$33
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $495

Break-even live

Break-even rent $939

Max offer price $80,000

Occupancy floor 63%

Sensitivity live

Price	-10% $541	-5% $518	+0% $495	+5% $473	+10% $450
Rent	-10% $372	-5% $434	+0% $495	+5% $557	+10% $619
Rate	-1.0pp $536	-0.5pp $516	base $495	+0.5pp $475	+1.0pp $454

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 E Superior St Ottawa, IL	3.0	2.0	2200	$1,800	$0.82	26d	1	0.69mi

Listing history 18 events

1. 2026-06-21
   days on market $80,000 Active 34 DOM
2. 2026-06-19
   pricedays on market $80,000 Active 32 DOM
3. 2026-06-18
   days on market $85,000 Active 31 DOM
4. 2026-06-17
   days on market $85,000 Active 30 DOM
5. 2026-06-16
   days on market $85,000 Active 29 DOM
6. 2026-06-15
   days on market $85,000 Active 28 DOM
7. 2026-06-14
   days on market $85,000 Active 26 DOM
8. 2026-06-12
   days on market $85,000 Active 25 DOM
9. 2026-06-09
   days on market $85,000 Active 22 DOM
10. 2026-06-09
    price $85,000 Active 21 DOM
11. 2026-06-08
    days on market $99,900 Active 21 DOM
12. 2026-06-07
    days on market $99,900 Active 20 DOM
13. 2026-06-05
    days on market $99,900 Active 17 DOM
14. 2026-06-02
    days on market $99,900 Active 15 DOM
15. 2026-06-01
    days on market $99,900 Active 14 DOM
16. 2026-05-31
    days on market $99,900 Active 13 DOM
17. 2026-05-30
    days on market $99,900 Active 12 DOM
18. 2026-05-18
    listed $115,000 Active

ⓘ 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: $2,801 · $233/mo
• Projected year-2 tax: $2,801 · $233/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $18,792
• − Mortgage interest: −$4,481
• − Property taxes: −$2,801
• − Insurance: −$1,066
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$2,327
• Taxable income: $5,110
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $4,718/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

1 event — show timeline

• 2026-05-18 Listed $115,000 MRED as Distributed by MLS Grid

Property tax history

+56.7%/yr

Latest (2024): $2,801 · +35805.6% YoY. Source: county tax records.