112 Highview Rd · East Peoria, IL 61611

$63,500

3 bd · 2.0 ba · 1,638 sqft · SingleFamily public records · 8 Days on market

Built 1980 0.46 ac lot ↓ 49% since listing

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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 +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Contemporary Geo-Dome designed home- Wooded Setting In-Law quarters in lower/main level. Measurements approximated due to unique floor plan. 3 Bedrooms, 3 Baths, 2 stall garage. Home being sold as-is. No interior showings or inspections

Key facts

• Wooded setting
• In-law quarters
• 0.46 acre lot

Tags

• GEO-DOME DESIGNED HOME
• WOODED SETTING
• IN-LAW QUARTERS

Property features AI

Finance

• Other: Lot dimensions approximately 100 x 200; Lot is wooded and terraced/sloping; Directions: N Main St, right onto Highview Rd; house on the right
• HOA & community: Association fee includes road maintenance

Exterior

• Parking: Attached 2-car garage; Parking pad; Shared driveway
• Utilities: Septic system for wastewater
• Home design: Single-family residence; Located in the Alta Vista subdivision; Residential zoning
• Construction: Shingle roof; Built in 1980
• Exterior features: Fenced yard; Terraced/sloping and wooded lot; Paved road access

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms total; Primary bedroom (Upper level) approximately 16 x 19 with egress window; Second bedroom (Main level) approximately 14 x 12 with egress window; Third bedroom (Lower level) approximately 12 x 13 with egress window
• Flooring: Hardwood in dining room and main-level kitchen area; Tile in lower-level family room and lower-level bedroom; Other/unspecified flooring in some rooms
• Bathrooms: Three full bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Hot water heating; Window unit(s) also present
• Interior features: Cable available; In-law floorplan; Wood-burning fireplace in the living room; Full, partially finished basement
• Laundry & utility: Septic system (property uses septic for wastewater)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Cap rate 19.3% vs local median 4.6% in East Peoria — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#209 in IL, #3,927 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F.
• East Peoria Chsd 309 (suburban): math 17% / reading 15% proficiency, ranked #482 of 620 in IL (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: East Peoria High School (math 17% / reading 15%, grade F, #457 of 693 statewide, top 66%, 947 students, 0% FRL).
• Market conditions: 146 active listings in the ZIP; 77 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $439 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tazewell County population projected at -15% 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $63,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.25% ✓
• Cap rate: 19.30%
• Cash-on-cash: 46.46%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $198,198
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2620 Fondulac Dr	0.38mi	3/2.0	1,500 (-8%)	6mo	$200,000	$133	63
208 Montrose Ave	0.29mi	3/2.0	1,451 (-11%)	7mo	$175,000	$121	62
508 Highview Rd	0.57mi	3/2.0	1,746 (+7%)	5mo	$242,500	$139	58
304 Brookview Rd	0.65mi	3/2.0	1,782 (+9%)	5mo	$160,000	$90	51
714 Arnold Rd	0.56mi	3/2.0	1,772 (+8%)	12mo	$239,900	$135	50
117 Greenlawn Ct	0.54mi	4/2.0 (+1)	1,791 (+9%)	6mo	$179,900	$100	49
101 Mary Pl	0.72mi	3/2.0	1,516 (-7%)	23mo	$175,000	$115	35
608 Highview Rd	0.64mi	3/3.0	1,452 (-11%)	19mo	$240,000	$165	31
107 Swiss Ln	0.56mi	3/1.0	1,432 (-13%)	22mo	$156,900	$110	31
101 Castle Ln	0.61mi	3/2.0	1,879 (+15%)	21mo	$99,900	$53	29

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: 43.7%
• Equity multiple: 2.89×
• Total profit: $33,576
• Equity at exit: $9,468

10-year hold

• IRR: 49.7%
• Equity multiple: 5.82×
• Total profit: $85,781
• Equity at exit: $5,490

Cash invested: $17,780 (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 61611

• Home prices YoY: -30.8%
• Active inventory: 146
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$333
• Tax est. 1.5%: −$79 /mo · $952/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $688

Break-even live

Break-even rent $555

Max offer price $63,500

Occupancy floor 47%

Sensitivity live

Price	-10% $732	-5% $710	+0% $688	+5% $666	+10% $645
Rent	-10% $576	-5% $632	+0% $688	+5% $745	+10% $801
Rate	-1.0pp $720	-0.5pp $705	base $688	+0.5pp $672	+1.0pp $655

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: $15,875
• Closing costs: $1,905
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-12
   status Pending
2. 2026-05-03
   listed $63,500 Active
3. 2021-08-06
   historical
4. 2016-03-03
   soldstatus $125,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,122
• − Mortgage interest: −$3,557
• − Property taxes: −$952
• − Insurance: −$318
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$1,847
• Taxable income: $7,709
• Est. tax owed @ 24.0%: −$1,850
• After-tax cash flow: $6,411/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: East Peoria Chsd 309
• NCES district ID: 1713230
• Math proficiency: 17% ▼ -6.00%
• Reading proficiency: 15% ▼ -9.00%
• Median HH income: $51,439
• Composite: 14.75/100
• National rank: #9394
• State rank: #482 of 620 in IL

Livability — East Peoria

• Score: 75/100
• State rank: #209
• US rank: #3927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Peoria, IL
• City population: 23,698
• Population (ZIP): 23,698

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 131,252 people
• By 2030: 128,028 · -2.5%
• By 2040: 120,443 · -8.2%
• By 2050: 111,872 · -14.8%
• By 2075: 89,843 · -31.5%
• By 2100: 66,468 · -49.4%

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: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Tazewell

• 2024 margin: Strong R (+26.7) · D 35.8% · R 62.5% · Other 1.8%
• 2008→2024 swing: -20.6pp toward R · 2008: -6.0pp · 2024: -26.7pp
• All cycles: 2024: R+26.7 2020: R+25.6 2016: R+28.5 2012: R+17.9 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.82%
• Current HPI: 161.385
• 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

-49.2% since first listed

4 events — show timeline

• 2026-05-12 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-03 Listed $63,500 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2016-03-03 Sold (Public Records) $125,000 Public Records

Property tax history

-1.7%/yr

Latest (2024): $4,425 · +4.3% YoY. Source: county tax records.