1006 Douglas St · Ottawa, IL 61350

$114,999

2 bd · 1.0 ba · 989 sqft · SingleFamily public records · 249 Days on market

Built 1950 0.43 ac lot Est $134k · 14% 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 +24.7/30.0
• ARV discount +13.7/15.0
• DSCR +8.0/10.0
• 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

Ranch home on huge lot. ALL OFFERS REQUIRE $1000 IN EARNEST MONEY, CASH OFFER NEED PROOF OF FUNDS LETTER AND LOANS REQUIRE PRE-APPROVAL LETTERS.

Key facts

• 0.43 acre lot
• Garage
• Built 1950

Property features AI

Finance

• Other: Possession at closing or immediate
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One story; Fee simple ownership
• Construction: Built approximately 71–80 years ago; Frame construction; Asphalt roof; Built before 1978
• Exterior features: Fenced yard; Lot dimensions approximately 149 x 126

Interior

• Kitchen: Kitchen on main level (8 x 14) with vinyl flooring
• Bedrooms: Master bedroom on main level (10 x 12) with hardwood flooring; Second bedroom on main level (11 x 11) with hardwood flooring; Additional bedrooms (listed)
• Flooring: Hardwood flooring in living areas and bedrooms; Vinyl flooring in kitchen and family room
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; Unfinished full basement; One wood-burning fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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-, schools D, amenities D.
• 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.
• Market conditions: 205 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 $795 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

• It's been on market 249 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $115k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.25% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.97%
• DSCR: 1.40
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $133,515
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1506 Phelps St	0.49mi	2/1.0	950 (-4%)	7mo	$162,500	$171	65
922 W Lafayette St	0.53mi	3/1.0 (+1)	1,008 (+2%)	6mo	$97,000	$96	62
1203 W Washington St	0.58mi	2/1.0	930 (-6%)	4mo	$90,000	$97	59
1428 Pickwick St	0.67mi	2/1.0	936 (-5%)	1mo	$185,000	$198	59
809 Poplar St	0.39mi	3/1.0 (+1)	1,080 (+9%)	6mo	$146,000	$135	57
1446 Erie St	0.48mi	2/1.0	900 (-9%)	8mo	$180,000	$200	56
408 Marcy St	0.61mi	2/1.0	1,100 (+11%)	2mo	$60,000	$55	51
1445 Pickwick St	0.70mi	3/1.0 (+1)	1,042 (+5%)	4mo	$136,000	$131	50
1107 Sanger St	0.61mi	2/1.0	1,120 (+13%)	1mo	$179,000	$160	48
1116 Chestnut St	0.71mi	2/1.0	1,096 (+11%)	2mo	$120,000	$109	47
1012 1/2 W Lafayette St	0.55mi	2/1.0	864 (-13%)	9mo	$105,000	$122	46
1521 Birchlawn Pl	0.49mi	3/1.0 (+1)	1,120 (+13%)	8mo	$229,000	$204	43

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,225
• Equity at exit: $17,147

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $17,272
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$248 /mo · $2,975/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $241

Break-even live

Break-even rent $1,138

Max offer price $114,999

Occupancy floor 78%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 1/2 W Madison St Ottawa, IL	1.0	1.0	950	$1,600	$1.68	18d	1	0.68mi

Listing history 24 events

1. 2026-06-19
   days on market $114,999 Active 249 DOM
2. 2026-06-18
   days on market $114,999 Active 248 DOM
3. 2026-06-17
   days on market $114,999 Active 247 DOM
4. 2026-06-16
   days on market $114,999 Active 246 DOM
5. 2026-06-15
   days on market $114,999 Active 245 DOM
6. 2026-06-14
   days on market $114,999 Active 243 DOM
7. 2026-06-12
   days on market $114,999 Active 242 DOM
8. 2026-06-09
   days on market $114,999 Active 239 DOM
9. 2026-06-08
   days on market $114,999 Active 238 DOM
10. 2026-06-07
    days on market $114,999 Active 237 DOM
11. 2026-06-05
    days on market $114,999 Active 234 DOM
12. 2026-06-02
    days on market $114,999 Active 232 DOM
13. 2026-06-01
    days on market $114,999 Active 231 DOM
14. 2026-05-31
    days on market $114,999 Active 230 DOM
15. 2026-05-30
    days on market $114,999 Active 229 DOM
16. 2026-01-08
    price $114,999
17. 2025-10-13
    listed $145,000 Active
18. 2010-04-15
    soldstatus $62,500 Closed Sale 145-char remark

    Show marketing remark (145 chars)

    Ranch home on huge lot. ALL OFFERS REQUIRE $1000 IN EARNEST MONEY, CASH OFFER NEED PROOF OF FUNDS LETTER AND LOANS REQUIRE PRE-APPROVAL LETTERS.

19. 2010-03-18
    historical Contingent 145-char remark

    Show marketing remark (145 chars)

    Ranch home on huge lot. ALL OFFERS REQUIRE $1000 IN EARNEST MONEY, CASH OFFER NEED PROOF OF FUNDS LETTER AND LOANS REQUIRE PRE-APPROVAL LETTERS.

20. 2010-02-23
    listed $66,950 New 145-char remark

    Show marketing remark (145 chars)

    Ranch home on huge lot. ALL OFFERS REQUIRE $1000 IN EARNEST MONEY, CASH OFFER NEED PROOF OF FUNDS LETTER AND LOANS REQUIRE PRE-APPROVAL LETTERS.

21. 2003-04-11
    soldstatus $103,000
22. 2002-09-23
    soldstatus $95,000
23. 1999-08-12
    soldstatus $83,500
24. 1998-06-22
    soldstatus $87,500

ⓘ 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: $2,975 · $248/mo
• Projected year-2 tax: $2,975 · $248/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 5/10 Major FEMA zone X (unshaded) · 24% 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: $17,309
• − Mortgage interest: −$6,442
• − Property taxes: −$2,975
• − Insurance: −$575
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$3,345
• Taxable income: $1,202
• Est. tax owed @ 24.0%: −$289
• After-tax cash flow: $2,599/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

+31.4% since first listed

9 events — show timeline

• 2026-01-08 Price Changed $114,999 MRED as Distributed by MLS Grid
• 2025-10-13 Listed $145,000 MRED as Distributed by MLS Grid
• 2010-04-15 Sold (MLS) $62,500 MRED as Distributed by MLS Grid
• 2010-03-18 Contingent — MRED as Distributed by MLS Grid
• 2010-02-23 Listed $66,950 MRED as Distributed by MLS Grid
• 2003-04-11 Sold (Public Records) $103,000 Public Records
• 2002-09-23 Sold (Public Records) $95,000 Public Records
• 1999-08-12 Sold (Public Records) $83,500 Public Records
• 1998-06-22 Sold (Public Records) $87,500 Public Records

Property tax history

+4.3%/yr

Latest (2024): $2,975 · +9.3% YoY. Source: county tax records.