906 S Monroe St · Streator, IL 61364

$95,000

2 bd · 2.0 ba · 1,214 sqft · SingleFamily public records · 137 Days on market

Built 1895 8,886 sqft lot Est $151k · 37% under

---

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 +26.2/30.0
• ARV discount +15.0/15.0
• 1% rule +9.2/10.0
• DSCR +8.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into this spacious 2-bedroom 2-bathroom home on the south side of town. This home comes with double lot a one car garage and space to build another one if wanted. Open concept with many options to add on or use the extra room for your liking. Full basement with laundry and bathroom. Take a look today!

Key facts

• Open concept
• Double lot
• Extra room

Tags

• DOUBLE LOT
• OPEN CONCEPT
• FULL BASEMENT
• EXTRA ROOM

Property features AI

Finance

• Other: Parcel numbers on file; Directions available: Head south on Rt 23, turn left on Lundy St., turn right on Monroe — property is at the end of the street.
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1-car)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Estimated living area; Built more than 100 years ago; Built before 1978
• Construction: Brick construction
• Exterior features: Quarter-acre to half-acre lot (.25-.49 acre); School bus service

Interior

• Kitchen: Main-level kitchen (21 x 13)
• Bedrooms: Two bedrooms (both on the main level)
• Bathrooms: Two full bathrooms (one located in the basement)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Partially finished full basement; Six total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k.

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 $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 7.8% in Streator — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#752 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools F, amenities F, commute F.
• Streator Twp Hsd 40 (town): math 11% / reading 19% proficiency, ranked #513 of 620 in IL (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 85 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $95k implies a 375% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1895 — 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 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?
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: 1.42% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.88%
• DSCR: 1.48
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $150,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 S Park St	0.06mi	3/1.0 (+1)	1,120 (-8%)	1mo	$150,000	$134	74
709 S Park St	0.18mi	3/2.0 (+1)	1,086 (-10%)	1mo	$205,000	$189	68
307 Court St	0.45mi	3/2.0 (+1)	1,250 (+3%)	2mo	$155,000	$124	67
1002 Hoyne St	0.35mi	3/2.0 (+1)	1,256 (+4%)	10mo	$154,900	$123	65
117 W 9th St	0.24mi	3/1.0 (+1)	1,288 (+6%)	9mo	$124,000	$96	63
1009 Bernstein St	0.60mi	3/1.5 (+1)	1,200 (-1%)	1mo	$83,000	$69	63
919 S Vermillion St	0.11mi	2/2.0	1,032 (-15%)	9mo	$155,000	$150	62
614 Powell St	0.65mi	2/2.0	1,200 (-1%)	10mo	$130,000	$108	60
708 Lundy St	0.52mi	3/1.0 (+1)	1,188 (-2%)	6mo	$123,000	$104	58
912 Charles St	0.57mi	3/2.0 (+1)	1,134 (-7%)	2mo	$141,000	$124	56
126 W 9th St	0.27mi	2/1.0	1,072 (-12%)	10mo	$110,000	$103	55
1609 S Bloomington St	0.62mi	2/1.0	1,140 (-6%)	7mo	$160,000	$140	51

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $92
• Equity at exit: $14,165

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $20,365
• 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 61364

• Home prices YoY: -31.1%
• Active inventory: 85
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$498
• Tax from tax record: −$287 /mo · $3,440/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $241

Break-even live

Break-even rent $1,044

Max offer price $95,000

Occupancy floor 77%

Sensitivity live

Price	-10% $295	-5% $268	+0% $241	+5% $214	+10% $187
Rent	-10% $135	-5% $188	+0% $241	+5% $294	+10% $348
Rate	-1.0pp $289	-0.5pp $265	base $241	+0.5pp $217	+1.0pp $192

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: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
503 S Bloomington St Streator, IL	3.0	1.0	1200	$1,500	$1.25	26d	1	0.36mi
514 Lundy St Streator, IL	3.0	1.0	1174	$1,700	$1.45	5d	1	0.45mi
402 S Illinois St Streator, IL	2.0	1.0	1116	$1,550	$1.39	23d	1	0.62mi
1802 S Church St Streator, IL	2.0	1.0	840	$1,200	$1.43	45d	1	0.86mi
303 Carriage Lane Ests Unit 303 Streator, IL	3.0	2.0	924	$1,188	$1.29	25d	1	1.06mi
124 Carriage Lane Ests Streator, IL	3.0	2.0	924	$1,127	$1.22	20d	1	1.07mi
124 Carriage Lane Ests Unit 124 Streator, IL	3.0	2.0	924	$1,127	$1.22	19d	1	1.07mi
306 Carriage Lane Ests Unit 306 Streator, IL	3.0	1.0	980	$1,088	$1.11	26d	1	1.09mi
410 Carriage Lane Ests #410 Streator, IL	3.0	2.0	960	$1,278	$1.33	26d	1	1.10mi
614 Carriage Lane Ests Unit 614 Streator, IL	2.0	1.0	768	$1,127	$1.47	45d	1	1.14mi

Listing history 12 events

1. 2026-06-07
   statusdays on market $95,000 Pending 137 DOM
2. 2026-06-05
   days on market $95,000 Contingent - Continue to Show 136 DOM
3. 2026-06-03
   days on market $95,000 Contingent - Continue to Show 135 DOM
4. 2026-06-02
   days on market $95,000 Contingent - Continue to Show 134 DOM
5. 2026-06-01
   days on market $95,000 Contingent - Continue to Show 133 DOM
6. 2026-05-31
   days on market $95,000 Contingent - Continue to Show 132 DOM
7. 2026-05-30
   days on market $95,000 Contingent - Continue to Show 131 DOM
8. 2026-05-13
   historical Contingent - Continue to Show
9. 2026-01-19
   listed $95,000 Active
10. 2010-11-08
    soldstatus $20,000
11. 1997-06-30
    soldstatus $52,000
12. 1997-06-30
    soldstatus $52,000

ⓘ 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: $3,440 · $287/mo
• Projected year-2 tax: $3,440 · $287/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 · 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: $16,187
• − Mortgage interest: −$5,321
• − Property taxes: −$3,440
• − Insurance: −$475
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$2,764
• Taxable income: $1,597
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $2,511/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: Streator Twp Hsd 40
• NCES district ID: 1738100
• Math proficiency: 11% ▼ -4.00%
• Reading proficiency: 19% ▼ -1.00%
• Median HH income: $43,002
• Composite: 13.07/100
• National rank: #9561
• State rank: #513 of 620 in IL

Livability — Streator

• Score: 63/100
• State rank: #752
• US rank: #15266

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Streator, IL
• County: La Salle County · 41,676 people
• City population: 17,963
• Metro: Ottawa, IL
• Population (ZIP): 17,963
• Household income: $59,060
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 450.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 11% Two or more races 4% Black 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -105.28%
• Current HPI: 233.5533
• 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

+82.7% since first listed

5 events — show timeline

• 2026-05-13 Contingent — MRED as Distributed by MLS Grid
• 2026-01-19 Listed $95,000 MRED as Distributed by MLS Grid
• 2010-11-08 Sold (Public Records) $20,000 Public Records
• 1997-06-30 Sold (Public Records) $52,000 Public Records
• 1997-06-30 Sold (Public Records) $52,000 Public Records

Property tax history

+8.4%/yr

Latest (2024): $3,440 · +8.1% YoY. Source: county tax records.