565 Roosevelt St · Creve Coeur, IL 61610

$64,900

2 bd · 1.0 ba · 680 sqft · SingleFamily public records · 3 Days on market

Built 1900 6,550 sqft lot Est $90k · 28% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD FORECLOSURE SALE! CASE # 132-155727 SOLD "AS IS". INSURED STATUS:IN - EVIDENCE OF LEAD BASED PAINT - COOPERATING BROKERS MAY RECEIVE UP TO 5% COMMISSION PAID BY HUD AT CLOSING TO HUD REGISTERED BROKERS. HUD ELECTRONIC AUCTION. HOME IS VACANT. USE HUD KEYS. DISCLOURES INCLUDING LEAD BASE PAINT, PROPERTY CONDITION REPORT, BIDDING AND PROCEDURES GO TO WWW.HMBIREO.COM OR CALL LISTING OFFICE. EVIDENCE OF LEAD BASE PAINT. L/D 5/25/2007

Key facts

• Central ac
• Fresh paint
• Newer vinyl windows

Tags

• NEWER VINYL WINDOWS
• ELECTRICAL BREAKER PANEL
• CENTRAL AC
• BRAND NEW WASHER AND DRYER
• NEW FLOORING
• FRESH PAINT

Property features AI

Exterior

• Parking: Gravel parking; No garage
• Utilities: Public water; Public sewer; Public power
• Home design: Single-family residence; Built in 1900; Shingle roof
• Construction: Built in 1900
• Exterior features: Level lot; Lot dimensions approximately 50 x 131

Interior

• Kitchen: Kitchen on main level (approx. 12' x 8'); Includes refrigerator
• Bedrooms: Two bedrooms — primary bedroom on the main level (approx. 11' x 9'), second bedroom on the main level (approx. 13' x 7'); Additional living levels noted (upper level, lower level, basement, additional level)
• Flooring: Hardwood flooring in primary and second bedrooms; Luxury vinyl plank in kitchen and living room; Laminate in dining room
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Washer and Dryer included; Refrigerator included; No fireplace; Basement: None
• Laundry & utility: Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($719 rent vs $65k).

Location & tenants

• Location reads 63/100 on livability (#755 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: employment D, amenities F, 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: 23 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $449 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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.
• Current owner paid $33k; list at $65k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $90,440
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
341 Roosevelt St	0.33mi	2/1.0	684 (+1%)	20mo	$100,000	$146	67
557 Groveland St	0.13mi	2/1.0	775 (+14%)	6mo	$95,000	$123	66
437 Roosevelt St	0.22mi	1/1.0 (-1)	672 (-1%)	21mo	$67,000	$100	65
108 Lewis Ct	0.25mi	2/1.0	608 (-11%)	12mo	$96,500	$159	60
713 S Creve Coeur Ave	0.32mi	2/1.0	760 (+12%)	11mo	$107,500	$141	56
441 Groveland St	0.27mi	2/1.0	768 (+13%)	21mo	$36,250	$47	49
316 Zessin St	0.46mi	1/1.0 (-1)	616 (-9%)	14mo	$59,900	$97	46
117 Kohl St	0.43mi	1/1.0 (-1)	768 (+13%)	12mo	$102,000	$133	44

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-4,661
• Equity at exit: $9,677

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $3,558
• Equity at exit: $5,611

Cash invested: $18,172 (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 61610

• Home prices YoY: -23.7%
• Active inventory: 23
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $719 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$151
• Net cashflow: $91

Break-even live

Break-even rent $603

Max offer price $64,900

Occupancy floor 82%

Sensitivity live

Price	-10% $128	-5% $110	+0% $91	+5% $73	+10% $55
Rent	-10% $35	-5% $63	+0% $91	+5% $120	+10% $148
Rate	-1.0pp $124	-0.5pp $108	base $91	+0.5pp $75	+1.0pp $58

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
928 S Stewart St Unit 1 Creve Coeur, IL	1.0	1.0	630	$725	$1.15	22d	1	0.27mi
1107 Pekin Ave Unit B Creve Coeur, IL	1.0	1.0	600	$700	$1.17	22d	1	0.85mi

Listing history 4 events

1. 2026-06-13
   statusdays on market $64,900 Pending 3 DOM
2. 2026-06-10
   days on market $64,900 Active 2 DOM
3. 2026-06-09
   remarks 297-char remark
4. 2026-06-09
   listed $64,900 Active 1 DOM

ⓘ 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: $1,311 · $109/mo
• Projected year-2 tax: $1,392 · $116/mo
• Expected delta: +$81/yr (+$7/mo · 6.2%)

ⓘ 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 · 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: $8,630
• − Mortgage interest: −$3,635
• − Property taxes: −$1,311
• − Insurance: −$324
• − Repairs & maintenance: −$690
• − Management: −$690
• − Depreciation: −$1,888
• Taxable income: $90
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $1,076/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 — Creve Coeur

• Score: 63/100
• State rank: #755
• US rank: #15292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Creve Coeur, IL
• City population: 4,572
• Population (ZIP): 4,572

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 12% Romanian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% 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: ▼ -50.26%
• Current HPI: 161.4938
• 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

+81.7% since first listed

7 events — show timeline

• 2026-06-08 Listed $64,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2007-07-06 Sold (MLS) $32,900 RMLSA as Distributed by MLS Grid
• 2007-05-25 Listed $29,000 RMLSA as Distributed by MLS Grid
• 2002-04-29 Sold (Public Records) $36,000 Public Records
• 2002-04-26 Sold (MLS) $35,700 RMLSA as Distributed by MLS Grid
• 2002-03-06 Listed $35,716 RMLSA as Distributed by MLS Grid

Property tax history

+9.4%/yr

Latest (2024): $1,311 · +4.2% YoY. Source: county tax records.