1977 N 3103 #11 Rd · Dayton, IL 61350

$98,500

2 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 100 Days on market

Built 1968 0.38 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home! Country living in the city! This cozy 2 bedroom home boasts picturesque views of Dayton Dam located on the Fox River. The perfect home for weekend get aways, entertaining and outdoor enthusiasts. A great starter home or for someone looking to down size. Located on two lots with mature trees, near the dead end of the street, electrical hookup for a mobile home, and two sheds! The area is home to Skydive Chicago, Starved Rock, Buffalo Rock, Matthiessen State Parks and much more! Don't let this opportunity pass you by! Call today for your private tour!

Key facts

• Country living
• Electrical hookup
• Picturesque views

Tags

• PICTURESQUE VIEWS
• MATURE TREES
• ELECTRICAL HOOKUP
• TWO SHEDS
• COUNTRY LIVING

Property features AI

Finance

• Other: Property is not currently leased; Built before 1978
• HOA & community: No master association fee required

Exterior

• Parking: Gravel driveway; Total of 4 parking spaces
• Utilities: Well water; Septic tank sewer; Electric with circuit breakers
• Home design: Detached single-family home; Two-story residence; Fee simple ownership
• Construction: Built approximately 51–60 years ago; Aluminum siding; Block foundation; Asphalt roof
• Exterior features: Lot dimensions approximately 140 x 150 x 70 x 60 x 70 x 90; Lot size between 0.25 and 0.49 acre; School bus service available

Interior

• Kitchen: Kitchen located in the walkout basement (14 x 13)
• Bedrooms: Master bedroom on the second floor (15 x 16), carpeted; Second bedroom on the second floor (10 x 9), carpeted; Additional storage rooms on the second floor (10 x 8 carpeted; 7 x 16)
• Flooring: Carpet in bedrooms and some upper rooms; Other flooring in the basement kitchen
• Bathrooms: One full bathroom; Basement contains a bathroom
• Heating & cooling: Natural gas heating; Wall cooling unit(s)
• Interior features: Finished basement with block construction and walk-up/walk-out access; Three total rooms
• Laundry & utility: Laundry area in the kitchen (walkout basement)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#537 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A-; Watch: health & safety C-, amenities F, 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 $681 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,635 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.60% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.70%
• DSCR: 1.92
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.0%
• Equity multiple: 1.40×
• Total profit: $10,921
• Equity at exit: $14,687

10-year hold

• IRR: 19.2%
• Equity multiple: 2.61×
• Total profit: $44,441
• Equity at exit: $8,516

Cash invested: $27,580 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$214 /mo · $2,574/yr
• Insurance: −$41
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $420

Break-even live

Break-even rent $1,048

Max offer price $98,500

Occupancy floor 68%

Sensitivity live

Price	-10% $476	-5% $448	+0% $420	+5% $392	+10% $365
Rent	-10% $295	-5% $358	+0% $420	+5% $483	+10% $545
Rate	-1.0pp $470	-0.5pp $445	base $420	+0.5pp $395	+1.0pp $369

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-02-16
   listed $98,500 Active
2. 2026-01-31
   historical
3. 2025-06-23
   status Active
4. 2025-04-10
   historical Contingent - Continue to Show
5. 2024-11-12
   status Active
6. 2024-10-31
   historical
7. 2024-03-11
   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: $2,574 · $214/mo
• Projected year-2 tax: $2,574 · $214/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,955
• − Mortgage interest: −$5,518
• − Property taxes: −$2,574
• − Insurance: −$1,159
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$2,865
• Taxable income: $3,807
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $4,130/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 — Dayton

• Score: 67/100
• State rank: #537
• US rank: #11138

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dayton, IL
• County: La Salle County · 41,676 people
• 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

7 events — show timeline

• 2026-02-16 Listed $98,500 MRED as Distributed by MLS Grid
• 2026-01-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-06-23 Relisted — MRED as Distributed by MLS Grid
• 2025-04-10 Contingent — MRED as Distributed by MLS Grid
• 2024-11-12 Relisted — MRED as Distributed by MLS Grid
• 2024-10-31 Listing Removed — MRED as Distributed by MLS Grid
• 2024-03-11 Listed — MRED as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2024): $2,574 · +11.1% YoY. Source: county tax records.