205 S Gage St · Somonauk, IL 60552

$249,000

4 bd · 2.0 ba · 2,600 sqft · Other · 43 Days on market

Built 1902 0.37 ac lot $96/sqft · 14% below area Est $288k · 14% under ↓ 4% since listing

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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).

• ARV discount +13.7/15.0
• Cash flow +10.0/30.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Big house, Big Yard, Big Possibilities, Small price, ready for Multi-Generational living, Potential Rental Income or Single Family Living. This stately Victorian with a rich history in a quaint rural town is ready for the next 124 years! Built to last in 1902, the soaring architecture and solid bones of the this home prove they don't build 'em like they used to! Whether you're looking to make this a two-flat, related living or your single family estate, this home will beautifully shelter generations to come. With tons of square footage, two kitchens, two separate entrances, and full baths on each floor, this home is perfect for multi-generational living while providing the personal space yo

Key facts

• Two kitchens
• Fine wood built-ins
• 0.37 acre lot

Tags

• MULTI-GENERATIONAL LIVING
• POTENTIAL RENTAL INCOME
• TWO KITCHENS
• TWO SEPARATE ENTRANCES
• FULL BATHS ON EACH FLOOR
• FINE WOOD BUILT-INS

Property features AI

Finance

• Other: Lot dimensions approx. 132 x 123; Lot size about 0.25–0.49 acre; Directions: Rt. 34 to Gage Street south to home
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (2 garage spaces); Circular driveway; Total parking for about 8 vehicles
• Utilities: Public water; Public sewer; Electric service with circuit breakers and fuses
• Home design: Detached single-family home; 2-story layout; Owned fee simple; Estimated living area; Property is over 100 years old; Built before 1978
• Construction: Wood siding and plaster construction; Stone foundation
• Exterior features: Porch; Balcony; Patio/porch areas

Interior

• Kitchen: Main-level kitchen with eating area (approx. 11 x 11); Second-level kitchen (approx. 13 x 11); Range; Refrigerator
• Bedrooms: 4 bedrooms total; Master bedroom on second floor (approx. 13 x 27) with hardwood floors; Bedroom 2 on second floor (approx. 11 x 12) with hardwood floors; Bedroom 3 on second floor (approx. 9 x 12) with hardwood floors; Bedroom 4 on main floor (approx. 12 x 12) with hardwood floors
• Flooring: Hardwood; Wood laminate in main-level kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Bookcases; Historic/period millwork; First-floor bedroom; Full unfinished basement; Attic with interior stair; Separate dining room; 10 total rooms; Hardwood flooring throughout primary rooms
• Laundry & utility: Laundry room (location indicated)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $249k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (9.2% below list).
• Recommended offer: $223k (10.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 81/100 on livability (#99 in IL, #1,600 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Somonauk CUSD 432 (town): math 33% / reading 46% proficiency, ranked #133 of 620 in IL (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 260 units permitted in DeKalb County in 2024 (73 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• DeKalb County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 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: property tax is 2.5% of price; built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $222,609 (10.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 9.2

CMA / ARV

• ARV (median comp): $288,480
• List price: $249,000
• Delta: -13.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.29×
• Total profit: $-49,698
• Equity at exit: $37,127

10-year hold

• IRR: -13.5%
• Equity multiple: 0.21×
• Total profit: $-54,854
• Equity at exit: $21,529

Cash invested: $69,720 (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 60552

• Active inventory: 15
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,260 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$526 /mo · $6,307/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-149

Break-even live

Break-even rent $2,449

Max offer price $222,609

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-79	+0% $-149	+5% $-220	+10% $-290
Rent	-10% $-328	-5% $-239	+0% $-149	+5% $-60	+10% $29
Rate	-1.0pp $-24	-0.5pp $-86	base $-149	+0.5pp $-214	+1.0pp $-280

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $249,000 Active 43 DOM
2. 2026-06-18
   days on market $249,000 Active 41 DOM
3. 2026-06-17
   days on market $249,000 Active 40 DOM
4. 2026-06-16
   days on market $249,000 Active 39 DOM
5. 2026-06-15
   days on market $249,000 Active 38 DOM
6. 2026-06-13
   days on market $249,000 Active 36 DOM
7. 2026-06-12
   days on market $249,000 Active 35 DOM
8. 2026-06-09
   days on market $249,000 Active 32 DOM
9. 2026-06-08
   days on market $249,000 Active 31 DOM
10. 2026-06-07
    pricedays on market $249,000 Active 30 DOM
11. 2026-06-05
    days on market $260,000 Active 28 DOM
12. 2026-06-04
    days on market $260,000 Active 26 DOM
13. 2026-06-02
    days on market $260,000 Active 25 DOM
14. 2026-06-01
    days on market $260,000 Active 24 DOM
15. 2026-05-31
    days on market $260,000 Active 23 DOM
16. 2026-05-31
    days on market $260,000 Active 22 DOM
17. 2026-05-08
    listed $260,000 Active 1502-char remark
18. 2026-04-18
    historical Contingent - Continue to Show
19. 2026-04-18
    historical
20. 2026-04-09
    price
21. 2026-02-07
    listed Active
22. 2026-02-01
    historical
23. 2025-09-24
    price
24. 2025-08-27
    price
25. 2025-07-23
    price
26. 2025-07-02
    historical
27. 2025-07-01
    listed Active
28. 2025-07-01
    listed 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: $6,307 · $526/mo
• Projected year-2 tax: $6,307 · $526/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 ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,124
• − Mortgage interest: −$13,948
• − Property taxes: −$6,307
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,170
• − Management: −$2,170
• − Depreciation: −$7,244
• Taxable loss: −$5,959
• Est. tax savings @ 24.0%: +$1,430
• After-tax cash flow: $-363/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: Somonauk CUSD 432
• NCES district ID: 1736570
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $70,928
• Composite: 36.03/100
• National rank: #4777
• State rank: #133 of 620 in IL

Livability — Somonauk

• Score: 81/100
• State rank: #99
• US rank: #1600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Somonauk, IL
• Population (ZIP): 4,589

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 104,983 people
• By 2030: 104,428 · -0.5%
• By 2040: 102,199 · -2.7%
• By 2050: 99,303 · -5.4%
• By 2075: 93,978 · -10.5%
• By 2100: 88,527 · -15.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 6% Portuguese 6% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · DeKalb

• 2024 margin: Toss-up / Even · D 50.1% · R 48.1% · Other 1.7%
• 2008→2024 swing: -14.8pp toward R · 2008: 16.8pp · 2024: 2.0pp
• All cycles: 2024: D+2.0 2020: D+5.7 2016: D+3.0 2012: D+5.5 2008: D+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.70%
• Current HPI: 195.4735
• 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

-4.2% since first listed

13 events — show timeline

• 2026-06-06 Price Changed $249,000 MRED as Distributed by MLS Grid
• 2026-05-08 Listed $260,000 MRED as Distributed by MLS Grid
• 2026-04-18 Contingent — MRED as Distributed by MLS Grid
• 2026-04-18 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-09 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-07 Listed — MRED as Distributed by MLS Grid
• 2026-02-01 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-24 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-27 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-23 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-02 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-01 Listed — MRED as Distributed by MLS Grid
• 2025-07-01 Listed — MRED as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2025): $6,307 · +6.2% YoY. Source: county tax records.