1209 6th St · Mendota, IL 61342

$95,000

1 bd · 1.0 ba · 1,596 sqft · SingleFamily · 39 Days on market

Built 1916 Fair condition 3,484 sqft lot Est $147k · 35% under

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Why this score? — see what drove the C 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to a truly one-of-a-kind opportunity! This expansive ranch-style property blends character, flexibility, and endless potential in an unbeatable location just off IL-251. Formerly used as a church and now zoned residential, this unique building offers the perfect canvas for a spacious single-family home, multi-generational living setup, or an easy conversion into two separate residential units. The main floor features an incredible open-concept layout with soaring space and versatility that's hard to find. Whether you envision a stunning modern residence, entertainment-focused living area, home studio, or dual living arrangement, the possibilities are endless. Downstairs, the full ba

Key facts

• Second kitchen
• Full basement
• Ranch style property

Tags

• RANCH STYLE PROPERTY
• OPEN CONCEPT LAYOUT
• FULL BASEMENT
• SECOND KITCHEN
• TWO SEPARATE CENTRAL AC UNITS
• TWO GAS FORCED AIR FURNACES

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer; Public power
• Home design: Detached single-family home; One-story
• Construction: Vinyl siding; Asphalt roof; Built over 100 years ago; Built before 1978
• Exterior features: 60 x 65 lot dimensions; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen
• Bedrooms: 1 bedroom (main level); Additional rooms labeled as Bedroom 2, Bedroom 3, Bedroom 4, Master Bedroom (main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Unfinished full basement; 2 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 $657 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 39 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $146,832
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 14th Ave	0.24mi	2/2.0 (+1)	1,479 (-7%)	7mo	$200,000	$135	62
1006 5th Ave	0.69mi	2/1.5 (+1)	1,613 (+1%)	8mo	$95,000	$59	52
907 4th St	0.29mi	2/1.0 (+1)	1,402 (-12%)	13mo	$129,000	$92	50
1108 14th Ave	0.50mi	2/1.0 (+1)	1,726 (+8%)	21mo	$153,000	$89	41

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-7,468
• Equity at exit: $14,165

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $3,745
• Equity at exit: $8,214

Cash invested: $26,600 (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: 8.0×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $124

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 82%

Sensitivity live

Price	-10% $190	-5% $157	+0% $124	+5% $91	+10% $59
Rent	-10% $46	-5% $85	+0% $124	+5% $163	+10% $202
Rate	-1.0pp $172	-0.5pp $148	base $124	+0.5pp $100	+1.0pp $75

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $95,000 Active 39 DOM
2. 2026-06-18
   days on market $95,000 Active 38 DOM
3. 2026-06-17
   days on market $95,000 Active 37 DOM
4. 2026-06-16
   days on market $95,000 Active 36 DOM
5. 2026-06-15
   days on market $95,000 Active 35 DOM
6. 2026-06-14
   days on market $95,000 Active 33 DOM
7. 2026-06-12
   days on market $95,000 Active 32 DOM
8. 2026-06-09
   days on market $95,000 Active 29 DOM
9. 2026-06-08
   days on market $95,000 Active 28 DOM
10. 2026-06-07
    days on market $95,000 Active 27 DOM
11. 2026-06-03
    days on market $95,000 Active 23 DOM
12. 2026-06-02
    days on market $95,000 Active 22 DOM
13. 2026-06-01
    days on market $95,000 Active 21 DOM
14. 2026-05-31
    days on market $95,000 Active 20 DOM
15. 2026-05-30
    days on market $95,000 Active 19 DOM
16. 2026-05-11
    listed $95,000 Active
17. 2025-12-31
    historical
18. 2025-06-24
    listed Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,859
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$2,764
• Taxable loss: −$23
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $1,496/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.

Condition & rehab AI · 12 photos

Fair 45/100 Extensive rehab

This property presents significant potential for renovation, with extensive work needed to bring it up to a fair condition. Painting, repainting, and replacing worn carpet are key steps to increase its resale and rental value.

Repairs flagged

• Major Exterior siding — Weathered and in need of repainting
• Major Carpet — Worn and in need of replacement
• Major Paint — Chipped and in need of touch-up

Value-add opportunities

• Both Painting and repainting exterior siding — Enhances curb appeal and value
• Both Replacing carpet with new flooring — Improves comfort and aesthetics
• Both Touch-up and repainting interior walls — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of repainting	Major	$15,000–50,000
Carpet · Worn and in need of replacement	Major	$15,000–50,000
Paint · Chipped and in need of touch-up	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting and repainting exterior siding — Enhances curb appeal and value ↑
• Both Replacing carpet with new flooring — Improves comfort and aesthetics ↑
• Both Touch-up and repainting interior walls — Enhances interior appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-05-11 Listed $95,000 MRED as Distributed by MLS Grid
• 2025-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-06-24 Listed — MRED as Distributed by MLS Grid