220 7th St · Streator, IL 61364

$145,000

6 bd · 3.0 ba · 2,464 sqft · SingleFamily public records · 35 Days on market

Built 1900 7,000 sqft lot Est $187k · 23% 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 +19.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +6.0/10.0
• 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

Great investment opportunity in the heart of Streator! This 3-unit residential property offers strong income potential at an attractive price point. The building features a spacious 3-bedroom, 1-bath unit, a 2-bedroom, 1-bath unit, and a 1-bedroom, 1-bath unit-providing flexibility for investors or owner-occupants alike. Whether you're looking to expand your portfolio or start investing in multi-unit properties, this is a fantastic opportunity with plenty of upside potential. Conveniently located near local shopping, dining, parks, and major roadways. Don't miss your chance to own an income-producing property in a growing community! Seller is related to Listing Agent

Key facts

• Spacious unit
• Conveniently located
• 7,000 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• STRONG INCOME POTENTIAL
• SPACIOUS UNIT
• INCOME PRODUCING PROPERTY
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% 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: amenities F, commute F, employment 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.
• Zoned schools: Streator Twp High School (math 11% / reading 19%, grade F, #462 of 693 statewide, top 68%, 809 students, 0% FRL).
• Market conditions: 87 active listings in the ZIP; 82 units permitted in LaSalle County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 35 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $145k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 1.16% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $187,264
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 W 10th St	0.26mi	5/2.0 (-1)	2,556 (+4%)	14mo	$195,000	$76	61

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-13,635
• Equity at exit: $21,620

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,185
• Equity at exit: $12,537

Cash invested: $40,600 (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: 87
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,676 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$351 /mo · $4,208/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $153

Break-even live

Break-even rent $1,483

Max offer price $145,000

Occupancy floor 86%

Sensitivity live

Price	-10% $235	-5% $194	+0% $153	+5% $112	+10% $71
Rent	-10% $20	-5% $87	+0% $153	+5% $219	+10% $285
Rate	-1.0pp $226	-0.5pp $190	base $153	+0.5pp $115	+1.0pp $77

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $145,000 Active 35 DOM
2. 2026-06-18
   days on market $145,000 Active 34 DOM
3. 2026-06-18
   price $145,000 Active 33 DOM
4. 2026-06-17
   days on market $155,000 Active 33 DOM
5. 2026-06-16
   days on market $155,000 Active 32 DOM
6. 2026-06-15
   days on market $155,000 Active 31 DOM
7. 2026-06-14
   days on market $155,000 Active 29 DOM
8. 2026-06-12
   days on market $155,000 Active 28 DOM
9. 2026-06-09
   days on market $155,000 Active 25 DOM
10. 2026-06-08
    days on market $155,000 Active 24 DOM
11. 2026-06-07
    days on market $155,000 Active 23 DOM
12. 2026-06-05
    days on market $155,000 Active 20 DOM
13. 2026-06-03
    days on market $155,000 Active 19 DOM
14. 2026-06-02
    days on market $155,000 Active 18 DOM
15. 2026-06-01
    days on market $155,000 Active 17 DOM
16. 2026-05-31
    days on market $155,000 Active 16 DOM
17. 2026-05-30
    days on market $155,000 Active 15 DOM
18. 2026-05-13
    listed $155,000 Active
19. 2019-09-01
    historical
20. 2019-07-25
    listed New
21. 2009-03-18
    soldstatus $55,000
22. 2006-03-15
    soldstatus $60,000
23. 1997-09-25
    soldstatus $45,000
24. 1997-09-25
    soldstatus $45,000

ⓘ 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: $4,208 · $351/mo
• Projected year-2 tax: $4,208 · $351/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: $20,116
• − Mortgage interest: −$8,122
• − Property taxes: −$4,208
• − Insurance: −$725
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$4,218
• Taxable loss: −$376
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $1,924/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

+244.4% since first listed

7 events — show timeline

• 2026-05-13 Listed $155,000 MRED as Distributed by MLS Grid
• 2019-09-01 Listing Removed — MRED as Distributed by MLS Grid
• 2019-07-25 Listed — MRED as Distributed by MLS Grid
• 2009-03-18 Sold (Public Records) $55,000 Public Records
• 2006-03-15 Sold (Public Records) $60,000 Public Records
• 1997-09-25 Sold (Public Records) $45,000 Public Records
• 1997-09-25 Sold (Public Records) $45,000 Public Records

Property tax history

+4.9%/yr

Latest (2024): $4,208 · +37.9% YoY. Source: county tax records.