518 Spring St · Streator, IL 61364

$107,900

2 bd · 1.0 ba · 752 sqft · SingleFamily public records · 190 Days on market

Built 1864 6,720 sqft lot Est $92k · 17% over

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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 +25.8/30.0
• DSCR +8.7/10.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home or investment property with a double lot that use to have a home on it. Front deck for outdoor entertainment Sold AS IS No Survey 1 Outdoor wooden sheds included see property property lot line under additional information from assessor office Additional lot 18 that has utilities to it to the east available for sale also

Key facts

• New flooring
• Storage shed
• Updated kitchen

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOM
• NEW FLOORING
• STORAGE SHED

Property features AI

Finance

• Other: Parcel number 3336131017
• HOA & community: No master association fee required

Exterior

• Parking: 2 owned parking spaces
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family; One-story; Fee simple ownership; Rehab work in 2025; Built over 100 years ago; Built before 1978
• Construction: Vinyl siding; Asphalt roof; Block foundation
• Exterior features: Lot dimensions approximately 48 x 140; Lot less than 0.25 acre; Directions: Bloomington St south to Spring St east to dead end to property

Interior

• Kitchen: Range; Refrigerator; Eating area / table space
• Bedrooms: 2 bedrooms; Master bedroom on main level (9 x 11); Second bedroom on main level (8 x 8)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Unfinished partial basement; CO detectors; Sump pump; 4 total rooms
• Laundry & utility: Laundry room; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.

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: 87 active listings in the ZIP; 8 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 $746 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 190 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $108k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1864 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 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 1864 — 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. 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: 1.17% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $92,496
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Lasalle St	0.55mi	2/1.0	800 (+6%)	2mo	$121,000	$151	62
1124 E Main St	0.64mi	2/1.0	792 (+5%)	4mo	$110,000	$139	58
1004 Hall St	0.42mi	2/1.0	688 (-8%)	10mo	$84,900	$123	58
701 Lundy St	0.09mi	3/2.0 (+1)	864 (+15%)	5mo	$138,000	$160	57
1002 E Wilson St	0.44mi	2/1.0	778 (+4%)	22mo	$34,000	$44	56
1024 E 12th St	0.66mi	2/1.0	800 (+6%)	13mo	$105,000	$131	48
1006 Charles St	0.38mi	2/1.0	850 (+13%)	16mo	$75,000	$88	47
209 Penn St	0.58mi	2/1.0	828 (+10%)	13mo	$73,000	$88	46
409 E 12th St	0.59mi	2/1.0	840 (+12%)	15mo	$72,200	$86	40
707 E Kent St	0.66mi	2/1.0	844 (+12%)	10mo	$78,500	$93	40
27834 N 725 East Rd	0.56mi	1/1.0 (-1)	864 (+15%)	23mo	$219,000	$253	25

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-693
• Equity at exit: $16,088

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $21,055
• Equity at exit: $9,329

Cash invested: $30,212 (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: 87
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$566
• Tax from tax record: −$125 /mo · $1,503/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $263

Break-even live

Break-even rent $932

Max offer price $107,900

Occupancy floor 74%

Sensitivity live

Price	-10% $325	-5% $294	+0% $263	+5% $233	+10% $202
Rent	-10% $163	-5% $213	+0% $263	+5% $313	+10% $363
Rate	-1.0pp $318	-0.5pp $291	base $263	+0.5pp $235	+1.0pp $207

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: $26,975
• Closing costs: $3,237
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 S Illinois St Streator, IL	2.0	1.0	1116	$1,550	$1.39	23d	1	0.24mi
1802 S Church St Streator, IL	2.0	1.0	840	$1,200	$1.43	44d	1	1.25mi
124 Carriage Lane Ests Streator, IL	3.0	2.0	924	$1,127	$1.22	19d	1	1.32mi
124 Carriage Lane Ests Unit 124 Streator, IL	3.0	2.0	924	$1,127	$1.22	18d	1	1.32mi
303 Carriage Lane Ests Unit 303 Streator, IL	3.0	2.0	924	$1,188	$1.29	25d	1	1.32mi
306 Carriage Lane Ests Unit 306 Streator, IL	3.0	1.0	980	$1,088	$1.11	25d	1	1.35mi
410 Carriage Lane Ests #410 Streator, IL	3.0	2.0	960	$1,278	$1.33	25d	1	1.35mi
614 Carriage Lane Ests Unit 614 Streator, IL	2.0	1.0	768	$1,127	$1.47	44d	1	1.41mi

Listing history 26 events

1. 2026-06-19
   days on market $107,900 Active 190 DOM
2. 2026-06-18
   days on market $107,900 Active 189 DOM
3. 2026-06-17
   days on market $107,900 Active 188 DOM
4. 2026-06-17
   price $107,900 Active 187 DOM
5. 2026-06-16
   days on market $114,900 Active 187 DOM
6. 2026-06-15
   days on market $114,900 Active 186 DOM
7. 2026-06-14
   days on market $114,900 Active 184 DOM
8. 2026-06-12
   days on market $114,900 Active 183 DOM
9. 2026-06-09
   days on market $114,900 Active 180 DOM
10. 2026-06-08
    days on market $114,900 Active 179 DOM
11. 2026-06-07
    days on market $114,900 Active 178 DOM
12. 2026-06-05
    days on market $114,900 Active 175 DOM
13. 2026-06-03
    days on market $114,900 Active 174 DOM
14. 2026-06-02
    days on market $114,900 Active 173 DOM
15. 2026-06-01
    days on market $114,900 Active 172 DOM
16. 2026-05-31
    days on market $114,900 Active 171 DOM
17. 2026-05-30
    days on market $114,900 Active 170 DOM
18. 2026-04-18
    price $119,900
19. 2026-03-19
    price $122,900
20. 2026-02-17
    price $124,900
21. 2025-12-11
    listed $127,900 Active
22. 2025-07-03
    soldstatus $35,000 Closed 348-char remark

    Show marketing remark (348 chars)

    Great starter home or investment property with a double lot that use to have a home on it. Front deck for outdoor entertainment Sold AS IS No Survey 1 Outdoor wooden sheds included see property property lot line under additional information from assessor office Additional lot 18 that has utilities to it to the east available for sale also

23. 2025-06-18
    historical Contingent - Continue to Show 348-char remark

    Show marketing remark (348 chars)

    Great starter home or investment property with a double lot that use to have a home on it. Front deck for outdoor entertainment Sold AS IS No Survey 1 Outdoor wooden sheds included see property property lot line under additional information from assessor office Additional lot 18 that has utilities to it to the east available for sale also

24. 2025-05-28
    price $41,000 348-char remark

    Show marketing remark (348 chars)

    Great starter home or investment property with a double lot that use to have a home on it. Front deck for outdoor entertainment Sold AS IS No Survey 1 Outdoor wooden sheds included see property property lot line under additional information from assessor office Additional lot 18 that has utilities to it to the east available for sale also

25. 2025-04-22
    price $42,000 348-char remark

    Show marketing remark (348 chars)

    Great starter home or investment property with a double lot that use to have a home on it. Front deck for outdoor entertainment Sold AS IS No Survey 1 Outdoor wooden sheds included see property property lot line under additional information from assessor office Additional lot 18 that has utilities to it to the east available for sale also

26. 2025-03-11
    listed $45,000 Active 348-char remark

    Show marketing remark (348 chars)

    Great starter home or investment property with a double lot that use to have a home on it. Front deck for outdoor entertainment Sold AS IS No Survey 1 Outdoor wooden sheds included see property property lot line under additional information from assessor office Additional lot 18 that has utilities to it to the east available for sale also

ⓘ 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: $1,503 · $125/mo
• Projected year-2 tax: $1,976 · $165/mo
• Expected delta: +$473/yr (+$39/mo · 31.5%)

ⓘ 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: $15,182
• − Mortgage interest: −$6,044
• − Property taxes: −$1,503
• − Insurance: −$540
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$3,139
• Taxable income: $1,527
• Est. tax owed @ 24.0%: −$367
• After-tax cash flow: $2,795/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

+166.4% since first listed

9 events — show timeline

• 2026-04-18 Price Changed $119,900 MRED as Distributed by MLS Grid
• 2026-03-19 Price Changed $122,900 MRED as Distributed by MLS Grid
• 2026-02-17 Price Changed $124,900 MRED as Distributed by MLS Grid
• 2025-12-11 Listed $127,900 MRED as Distributed by MLS Grid
• 2025-07-03 Sold (MLS) $35,000 MRED as Distributed by MLS Grid
• 2025-06-18 Contingent — MRED as Distributed by MLS Grid
• 2025-05-28 Price Changed $41,000 MRED as Distributed by MLS Grid
• 2025-04-22 Price Changed $42,000 MRED as Distributed by MLS Grid
• 2025-03-11 Listed $45,000 MRED as Distributed by MLS Grid

Property tax history

+32.7%/yr

Latest (2024): $1,503 · +8.1% YoY. Source: county tax records.