1101 3rd Ave · Mendota, IL 61342

$139,000

4 bd · 1.0 ba · 1,757 sqft · SingleFamily public records · 210 Days on market

Built 1900 Est $142k · at est.

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Why this score? — see what drove the D 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 +15.4/30.0
• ARV discount +8.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.4/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very clean and neat older 2 story home that has been well maintained. Located on large corner lot with 2 car detached garage. Has walk-in attic storage and hardwood under carpeting.

Key facts

• Newer ac furnace
• New roof
• Detached garage

Tags

• DETACHED GARAGE
• NEWER AC FURNACE
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $53 ($635/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (6.3% below list).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.8% in Mendota — 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 69/100 on livability (#425 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: health & safety C-, schools F, amenities F.
• Mendota Twp Hsd 280 (rural): math 30% / reading 30% proficiency, ranked #474 of 919 in IL (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 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 $961 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.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 $70k; list at $139k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $142,317
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 4th Ave	0.11mi	3/1.0 (-1)	1,744 (-1%)	11mo	$115,000	$66	80
1007 Illinois Ave	0.43mi	3/2.0 (-1)	1,748 (-0%)	10mo	$164,000	$94	62
410 16th St	0.50mi	3/2.0 (-1)	1,782 (+1%)	9mo	$190,000	$107	58
306 6th St	0.33mi	3/1.0 (-1)	1,627 (-7%)	13mo	$108,000	$66	56
605 1st Ave	0.42mi	4/2.0	1,898 (+8%)	9mo	$259,000	$136	56
806 16th St	0.65mi	3/1.5 (-1)	1,843 (+5%)	1mo	$149,000	$81	54
1006 Illinois Ave	0.46mi	3/1.0 (-1)	1,596 (-9%)	6mo	$100,000	$63	54
709 Meriden St	0.44mi	4/1.0	1,673 (-5%)	22mo	$75,000	$45	53
2002 Guiles St	0.74mi	3/2.0 (-1)	1,795 (+2%)	10mo	$260,000	$145	45
908 Jefferson St	0.59mi	4/2.0	1,560 (-11%)	17mo	$153,000	$98	36
1202 Main St	0.47mi	3/2.0 (-1)	1,518 (-14%)	18mo	$115,000	$76	31
706 Pennsylvania Ave	0.64mi	3/2.0 (-1)	1,976 (+12%)	20mo	$75,000	$38	23

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-19,125
• Equity at exit: $20,725

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-12,197
• Equity at exit: $12,018

Cash invested: $38,920 (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 61342

• Home prices YoY: -14.8%
• Active inventory: 30
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$189 /mo · $2,265/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $53

Break-even live

Break-even rent $1,235

Max offer price $139,000

Occupancy floor 91%

Sensitivity live

Price	-10% $132	-5% $92	+0% $53	+5% $14	+10% $-26
Rent	-10% $-50	-5% $1	+0% $53	+5% $104	+10% $156
Rate	-1.0pp $123	-0.5pp $88	base $53	+0.5pp $17	+1.0pp $-20

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $139,000 Active 210 DOM
2. 2026-06-18
   days on market $139,000 Active 209 DOM
3. 2026-06-17
   days on market $139,000 Active 208 DOM
4. 2026-06-16
   days on market $139,000 Active 207 DOM
5. 2026-06-15
   days on market $139,000 Active 206 DOM
6. 2026-06-14
   days on market $139,000 Active 204 DOM
7. 2026-06-12
   days on market $139,000 Active 203 DOM
8. 2026-06-09
   days on market $139,000 Active 200 DOM
9. 2026-06-08
   days on market $139,000 Active 199 DOM
10. 2026-06-07
    days on market $139,000 Active 198 DOM
11. 2026-06-03
    days on market $139,000 Active 194 DOM
12. 2026-06-02
    days on market $139,000 Active 193 DOM
13. 2026-06-01
    days on market $139,000 Active 192 DOM
14. 2026-05-31
    days on market $139,000 Active 191 DOM
15. 2026-05-30
    days on market $139,000 Active 190 DOM
16. 2025-11-17
    listed $139,000 Active
17. 2024-11-08
    soldstatus $70,000
18. 2012-03-23
    soldstatus $60,000 Closed Sale 182-char remark

    Show marketing remark (182 chars)

    Very clean and neat older 2 story home that has been well maintained. Located on large corner lot with 2 car detached garage. Has walk-in attic storage and hardwood under carpeting.

19. 2012-03-08
    status Pending 182-char remark

    Show marketing remark (182 chars)

    Very clean and neat older 2 story home that has been well maintained. Located on large corner lot with 2 car detached garage. Has walk-in attic storage and hardwood under carpeting.

20. 2012-02-08
    price $75,000 Price Change 182-char remark

    Show marketing remark (182 chars)

    Very clean and neat older 2 story home that has been well maintained. Located on large corner lot with 2 car detached garage. Has walk-in attic storage and hardwood under carpeting.

21. 2011-11-21
    listed $81,000 New 182-char remark

    Show marketing remark (182 chars)

    Very clean and neat older 2 story home that has been well maintained. Located on large corner lot with 2 car detached garage. Has walk-in attic storage and hardwood under carpeting.

ⓘ 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: $2,265 · $189/mo
• Projected year-2 tax: $2,710 · $226/mo
• Expected delta: +$445/yr (+$37/mo · 19.7%)

ⓘ 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 2/10 Low 7 d/yr ≥102°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,623
• − Mortgage interest: −$7,786
• − Property taxes: −$2,265
• − Insurance: −$695
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$4,044
• Taxable loss: −$1,666
• Est. tax savings @ 24.0%: +$400
• After-tax cash flow: $1,035/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: Mendota Twp Hsd 280
• NCES district ID: 1725650
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $53,522
• Composite: 29.37/100
• National rank: #11816
• State rank: #474 of 919 in IL

Livability — Mendota

• Score: 69/100
• State rank: #425
• US rank: #8707

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mendota, IL
• Population (ZIP): 8,373

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 24% Two or more races 5%
• Hispanic origin (detail): Mexican 21% Puerto Rican 3%
• Common ancestry: Romanian 3% Portuguese 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 81% English-only · Spanish 17% German/W. Germanic 1% Chinese 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: ▼ -30.79%
• Current HPI: 177.6371
• 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

+71.6% since first listed

6 events — show timeline

• 2025-11-17 Listed $139,000 Fizber.com
• 2024-11-08 Sold (Public Records) $70,000 Public Records
• 2012-03-23 Sold (MLS) $60,000 MRED as Distributed by MLS Grid
• 2012-03-08 Pending — MRED as Distributed by MLS Grid
• 2012-02-08 Price Changed $75,000 MRED as Distributed by MLS Grid
• 2011-11-21 Listed $81,000 MRED as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2024): $2,265 · +4.4% YoY. Source: county tax records.