1108 W Lafayette St St · Ottawa, IL 61350

$174,500

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records

Built 1910 6,534 sqft lot Est $188k · 7% under

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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 +14.2/30.0
• ARV discount +10.8/15.0
• 1% rule +4.8/10.0
• DSCR +4.3/10.0
• 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

Very nice 3 bedroom, 2 full bath home on the west side. Large eat-in kitchen. Master bedroom with private bath. Furnace installed Oct. 2016. 125 amp breaker box installed Feb. 2017. Main floor laundry. One car detached garage. Cellar basement. All dimensions are approximate.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1910

Property features AI

Finance

• Other: Fee simple ownership; Not currently leased; Parcel number 2110214010
• HOA & community: No master association fees required

Exterior

• Parking: Detached garage (garage owned); Gravel parking; Total of 1 parking space/1 garage space
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; One-story
• Construction: More than 100 years old; Built before 1978; Vinyl siding; Asphalt roof; Block foundation
• Exterior features: Patio; 50 x 142 lot dimensions; Lot less than 0.25 acre; Curbs and sidewalks; Street is paved; Nearby park

Interior

• Kitchen: Eating area / table space; Range
• Bedrooms: Master bedroom on main level (11 x 14) with full bath access; Bedroom on main level (13 x 10); Bedroom on main level (9 x 15)
• Flooring: Carpet in living room and bedrooms; Ceramic tile in kitchen and laundry
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; 5 total rooms; Unfinished attic; Full, unfinished basement; School bus service
• Laundry & utility: Main-level laundry; Laundry located in kitchen; Multiple laundry locations

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $29 ($342/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 $171k (2.1% below list).
• Recommended offer: $171k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 205 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 19y 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 $82k; list at $174k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $170,807 (2.1% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.98% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $188,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1008 Pine St	0.23mi	3/1.5	1,272 (+5%)	0mo	$197,000	$155	79
1107 Sanger St	0.09mi	2/1.0 (-1)	1,120 (-8%)	1mo	$179,000	$160	72
1322 W Madison St	0.26mi	3/2.0	1,298 (+7%)	8mo	$275,000	$212	70
823 W Madison St	0.30mi	2/1.0 (-1)	1,203 (-1%)	9mo	$98,300	$82	68
809 Poplar St	0.15mi	3/1.0	1,080 (-11%)	6mo	$146,000	$135	66
913 Canal St	0.50mi	3/1.0	1,296 (+7%)	0mo	$185,000	$143	61
1000 Douglas St	0.54mi	3/2.5	1,288 (+6%)	4mo	$216,000	$168	60
639 W Madison St	0.40mi	2/1.0 (-1)	1,315 (+8%)	1mo	$59,000	$45	58
1116 Chestnut St	0.39mi	2/1.0 (-1)	1,096 (-10%)	2mo	$120,000	$109	54
1445 Pickwick St	0.38mi	3/1.0	1,042 (-14%)	4mo	$136,000	$131	51
1525 Clark St	0.41mi	2/1.5 (-1)	1,374 (+13%)	2mo	$250,000	$182	51
1610 Huron St	0.60mi	4/2.0 (+1)	1,100 (-10%)	2mo	$185,000	$168	49

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-26,363
• Equity at exit: $26,019

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-20,226
• Equity at exit: $15,088

Cash invested: $48,860 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,708 medium
• Mortgage (P&I): −$915
• Tax from tax record: −$333 /mo · $3,997/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $29

Break-even live

Break-even rent $1,672

Max offer price $174,500

Occupancy floor 93%

Sensitivity live

Price	-10% $127	-5% $78	+0% $29	+5% $-21	+10% $-70
Rent	-10% $-106	-5% $-39	+0% $29	+5% $96	+10% $163
Rate	-1.0pp $116	-0.5pp $73	base $29	+0.5pp $-17	+1.0pp $-63

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: $43,625
• Closing costs: $5,235
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-18
   statusdays on marketlisting id $174,500 Pending
2. 2026-06-18
   days on market $174,500 Contingent - Continue to Show 74 DOM
3. 2026-06-17
   days on market $174,500 Contingent - Continue to Show 73 DOM
4. 2026-06-16
   days on market $174,500 Contingent - Continue to Show 72 DOM
5. 2026-06-15
   days on market $174,500 Contingent - Continue to Show 71 DOM
6. 2026-06-14
   days on market $174,500 Contingent - Continue to Show 69 DOM
7. 2026-06-12
   days on market $174,500 Contingent - Continue to Show 68 DOM
8. 2026-06-09
   days on market $174,500 Contingent - Continue to Show 65 DOM
9. 2026-06-08
   days on market $174,500 Contingent - Continue to Show 64 DOM
10. 2026-06-07
    days on market $174,500 Contingent - Continue to Show 63 DOM
11. 2026-06-05
    days on market $174,500 Contingent - Continue to Show 60 DOM
12. 2026-06-02
    days on market $174,500 Contingent - Continue to Show 58 DOM
13. 2026-06-01
    days on market $174,500 Contingent - Continue to Show 57 DOM
14. 2026-05-31
    days on market $174,500 Contingent - Continue to Show 56 DOM
15. 2026-05-30
    days on market $174,500 Contingent - Continue to Show 55 DOM
16. 2026-04-09
    historical Contingent - Continue to Show
17. 2026-04-03
    listed $174,500 Active
18. 2019-03-12
    soldstatus $82,000 Closed Sale 281-char remark

    Show marketing remark (281 chars)

    Very nice 3 bedroom, 2 full bath home on the west side. Large eat-in kitchen. Master bedroom with private bath. Furnace installed Oct. 2016. 125 amp breaker box installed Feb. 2017. Main floor laundry. One car detached garage. Cellar basement. All dimensions are approximate.

19. 2019-03-12
    soldstatus $82,000

    Show marketing remark (281 chars)

    Very nice 3 bedroom, 2 full bath home on the west side. Large eat-in kitchen. Master bedroom with private bath. Furnace installed Oct. 2016. 125 amp breaker box installed Feb. 2017. Main floor laundry. One car detached garage. Cellar basement. All dimensions are approximate.

20. 2019-02-01
    historical Contingent 281-char remark

    Show marketing remark (281 chars)

    Very nice 3 bedroom, 2 full bath home on the west side. Large eat-in kitchen. Master bedroom with private bath. Furnace installed Oct. 2016. 125 amp breaker box installed Feb. 2017. Main floor laundry. One car detached garage. Cellar basement. All dimensions are approximate.

21. 2018-10-29
    listed $87,000 New 281-char remark

    Show marketing remark (281 chars)

    Very nice 3 bedroom, 2 full bath home on the west side. Large eat-in kitchen. Master bedroom with private bath. Furnace installed Oct. 2016. 125 amp breaker box installed Feb. 2017. Main floor laundry. One car detached garage. Cellar basement. All dimensions are approximate.

22. 2017-08-31
    historical
23. 2017-02-27
    listed New
24. 2014-12-27
    historical
25. 2014-11-26
    status Reactivated
26. 2014-11-20
    historical Contingent
27. 2014-11-09
    listed New
28. 2014-07-07
    historical
29. 2014-03-19
    listed New
30. 2013-06-20
    historical
31. 2013-01-03
    price Price Change
32. 2012-11-19
    listed New
33. 2012-09-18
    historical
34. 2012-07-17
    price Price Change
35. 2012-02-20
    price Price Change
36. 2012-01-23
    price Price Change
37. 2011-07-30
    price Price Change
38. 2011-07-14
    price Price Change
39. 2011-06-04
    price Price Change
40. 2011-03-08
    listed New
41. 2008-05-09
    soldstatus $68,000
42. 2008-05-09
    soldstatus $68,000
43. 2008-04-04
    historical
44. 2007-11-23
    listed $84,000

ⓘ 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: $3,997 · $333/mo
• Projected year-2 tax: $3,997 · $333/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,497
• − Mortgage interest: −$9,775
• − Property taxes: −$3,997
• − Insurance: −$872
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − Depreciation: −$5,076
• Taxable loss: −$2,503
• Est. tax savings @ 24.0%: +$601
• After-tax cash flow: $943/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

+107.7% since first listed

29 events — show timeline

• 2026-04-09 Contingent — MRED as Distributed by MLS Grid
• 2026-04-03 Listed $174,500 MRED as Distributed by MLS Grid
• 2019-03-12 Sold (MLS) $82,000 MRED as Distributed by MLS Grid
• 2019-03-12 Sold (Public Records) $82,000 Public Records
• 2019-02-01 Contingent — MRED as Distributed by MLS Grid
• 2018-10-29 Listed $87,000 MRED as Distributed by MLS Grid
• 2017-08-31 Listing Removed — MRED as Distributed by MLS Grid
• 2017-02-27 Listed — MRED as Distributed by MLS Grid
• 2014-12-27 Listing Removed — MRED as Distributed by MLS Grid
• 2014-11-26 Relisted — MRED as Distributed by MLS Grid
• 2014-11-20 Contingent — MRED as Distributed by MLS Grid
• 2014-11-09 Listed — MRED as Distributed by MLS Grid
• 2014-07-07 Listing Removed — MRED as Distributed by MLS Grid
• 2014-03-19 Listed — MRED as Distributed by MLS Grid
• 2013-06-20 Listing Removed — MRED as Distributed by MLS Grid
• 2013-01-03 Price Changed — MRED as Distributed by MLS Grid
• 2012-11-19 Listed — MRED as Distributed by MLS Grid
• 2012-09-18 Listing Removed — MRED as Distributed by MLS Grid
• 2012-07-17 Price Changed — MRED as Distributed by MLS Grid
• 2012-02-20 Price Changed — MRED as Distributed by MLS Grid
• 2012-01-23 Price Changed — MRED as Distributed by MLS Grid
• 2011-07-30 Price Changed — MRED as Distributed by MLS Grid
• 2011-07-14 Price Changed — MRED as Distributed by MLS Grid
• 2011-06-04 Price Changed — MRED as Distributed by MLS Grid
• 2011-03-08 Listed — MRED as Distributed by MLS Grid
• 2008-05-09 Sold (MLS) $68,000 MRED as Distributed by MLS Grid
• 2008-05-09 Sold (Public Records) $68,000 Public Records
• 2008-04-04 Listing Removed — MRED as Distributed by MLS Grid
• 2007-11-23 Listed $84,000 MRED as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2024): $3,997 · +11.3% YoY. Source: county tax records.