533 9th St · LaSalle, IL 61301

$62,500

3 bd · 1.0 ba · 1,490 sqft · SingleFamily public records · 3 Days on market

Built 1898 10,454 sqft lot Est $119k · 48% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Visit this spacious, 3 bed, 1 bath handyman home with 75x140 lot and 2 car garage. Features some hardwood flooring, eat-in kitchen, main level laundry and new roof in 2018. Lots of great potential for the right buyer.

Key facts

• Hardwood flooring
• Main level laundry
• Eat-in kitchen

Tags

• HARDWOOD FLOORING
• EAT-IN KITCHEN
• MAIN LEVEL LAUNDRY
• NEW ROOF

Property features AI

Finance

• Other: Lot dimensions approximately 75 x 140 (less than 0.25 acre); Living area per assessor; Directions: Rt 6 east to Wright north, east on 9th
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned); Gravel driveway; Total of 4 parking spaces, including 2 garage spaces
• Utilities: Public water; Public sewer; Electrical service with circuit breakers
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Over 100 years old; School bus service available
• Construction: Asphalt roof; Block foundation; Other construction materials; Built before 1978
• Exterior features: Front porch

Interior

• Kitchen: Eating area / table space; Range; Refrigerator
• Bedrooms: Three bedrooms (master and two additional bedrooms on the second floor)
• Flooring: Hardwood in several main living areas; Linoleum in kitchen; Vinyl in laundry
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor full bath; Walk-in closets; Unfinished full basement; Seven total rooms
• Laundry & utility: Main-level laundry; Washer; Dryer; Owned water softener

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Cap rate 13.2% 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 $432 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 5.0% of price; built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,500

Questions for the listing agent

1. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.97% ✓
• Cap rate: 13.19%
• Cash-on-cash: 24.62%
• DSCR: 2.10
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $119,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Gooding St	0.23mi	4/1.0 (+1)	1,585 (+6%)	7mo	$65,000	$41	68
236 10th St	0.22mi	3/1.0	1,664 (+12%)	4mo	$123,000	$74	67
1129 Creve Coeur St	0.35mi	2/1.0 (-1)	1,442 (-3%)	8mo	$61,000	$42	66
1249 Creve Coeur St	0.40mi	3/1.0	1,636 (+10%)	2mo	$105,000	$64	63
1668 Chartres St	0.70mi	3/2.0	1,490 (0%)	2mo	$170,000	$114	62
1130 Lafayette St	0.23mi	3/2.0	1,695 (+14%)	2mo	$200,000	$118	61
1130 Lafayette St	0.23mi	3/2.0	1,695 (+14%)	2mo	$200,000	$118	61
1617 Illinois St	0.54mi	2/1.0 (-1)	1,437 (-4%)	8mo	$115,000	$80	57
904 9th St	0.26mi	4/2.0 (+1)	1,322 (-11%)	6mo	$70,000	$53	55
1345 Bucklin St	0.33mi	3/1.5	1,703 (+14%)	7mo	$159,900	$94	53
625 Oconor Ave	0.65mi	3/2.0	1,271 (-15%)	1mo	$85,000	$67	41
1526 Crosat St	0.62mi	2/1.0 (-1)	1,276 (-14%)	6mo	$127,500	$100	37

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: 18.1%
• Equity multiple: 1.74×
• Total profit: $12,869
• Equity at exit: $9,319

10-year hold

• IRR: 26.6%
• Equity multiple: 3.35×
• Total profit: $41,177
• Equity at exit: $5,404

Cash invested: $17,500 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$259 /mo · $3,109/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $359

Break-even live

Break-even rent $776

Max offer price $62,500

Occupancy floor 66%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-31
   status $62,500 Pending 3 DOM
2. 2026-05-30
   days on market $62,500 Active 3 DOM
3. 2026-05-26
   listed $62,500 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: $3,109 · $259/mo
• Projected year-2 tax: $3,109 · $259/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 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: $14,763
• − Mortgage interest: −$3,501
• − Property taxes: −$3,109
• − Insurance: −$312
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$1,818
• Taxable income: $3,660
• Est. tax owed @ 24.0%: −$878
• After-tax cash flow: $3,430/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

1 event — show timeline

• 2026-05-26 Listed $62,500 MRED as Distributed by MLS Grid

Property tax history

+11.0%/yr

Latest (2024): $3,109 · +7.7% YoY. Source: county tax records.