2 bd · 1.0 ba ·
1,404 sqft ·
Built 1968
· SingleFamily
· Active
· 100 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,580/mo
Mortgage (P&I)
−$517
Tax + insurance
−$311
HOA
−$0
Vac / Maint / Mgmt
−$332
Net cashflow
$420/mo
Annual
$5,043/yr
Cap rate
12.09%
Cash-on-cash
20.70%
DSCR
1.92
1% rule
1.60%
Cash to close
$27,580
Investor read
This is a 2-bed/1.0-bath single-family listed at $98k.
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).
It's been on market 100 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
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.
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).
Watch-outs: property tax is 2.6% of price; flood insurance adds $56/mo.
Market conditions: 205 active listings in the ZIP; solid renter incomes; 82 units permitted in LaSalle County in 2024 (0 in 5+ unit buildings).
LaSalle County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
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.
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.
Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.
Questions for listing agent
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?
Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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· Data 3 weeks agocashflowre.app · 2026-05-29