601 Pekin Ave · Creve Coeur, IL 61610

$149,900

3 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 14 Days on market

Built 1928 Est $143k · at est.

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Why this score? — see what drove the D 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 +17.0/30.0
• DSCR +5.3/10.0
• ARV discount +5.3/15.0
• 1% rule +4.0/10.0
• 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

ESTATE SALE ! Price Reduced Making This A Fantastic Buy ! Nice bungalow In Nice Neighborhood on Generous Corner Lot. Old World Charm with 2 Bedrooms, 2 Enclosed Front Porches, Spacious Living & Dining room and Much More. Newer Roof and Furnace. Full Basement If You Need to Add Living Space. De-Watering System added April '09. Property being sold "as is". Room sizes and square footage is approximate and not guaranteed to be correct.

Key facts

• Formal dining room
• New bathroom
• French door

Tags

• REMODELED HOME
• ARCHED DOORWAYS
• FRENCH DOOR
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• NEW BATHROOM

Property features AI

Exterior

• Parking: Detached oversized 1-car garage
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Single-family residence; Built in 1928
• Construction: Shingle roof
• Exterior features: Fenced yard; Corner lot; Paved road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms (both on the main level with egress windows)
• Flooring: Carpet in bedrooms, living room, den/office and additional room; Laminate flooring in kitchen and sun room; Other flooring in basement laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (high-efficiency heating); Central air conditioning
• Interior features: Cable available; Ceiling fan(s); Replacement windows; Full basement
• Laundry & utility: Basement laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (9.9% below list).
• Recommended offer: $135k (9.9% below list) — sets the bar for 1% rule.

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: Lasalle Elem School (math 12% / reading 8%, grade F, #1,517 of 2,056 statewide, top 78%, 254 students, 0% FRL); Parkview Jr High School (math 12% / reading 27%, grade F, #425 of 665 statewide, top 65%, 228 students, 0% FRL); East Peoria High School (math 17% / reading 15%, grade F, #457 of 693 statewide, top 66%, 947 students, 0% FRL).
• Market conditions: 24 active listings in the ZIP; 1 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 $1k of loan paydown is wiped out by about $4k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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 $67k; list at $150k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000 (9.9% below list)

Questions for the listing agent

1. Built in 1928 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.93%
• DSCR: 1.13
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $142,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Apple Ct	0.10mi	3/1.5	1,279 (-6%)	3mo	$175,400	$137	81
441 Velde St	0.22mi	4/1.5 (+1)	1,307 (-4%)	10mo	$195,000	$149	68
617 N Stewart St	0.42mi	3/2.0	1,248 (-8%)	3mo	$150,000	$120	61
401 N Highland Ave	0.59mi	3/1.0	1,268 (-7%)	3mo	$159,999	$126	58
122 Holland Ct	0.09mi	4/2.0 (+1)	1,182 (-13%)	11mo	$124,000	$105	56
441 Roberts St	0.34mi	2/2.0 (-1)	1,235 (-9%)	6mo	$82,000	$66	55
328 Randolph St	0.69mi	3/1.5	1,275 (-6%)	2mo	$75,000	$59	54
572 Roosevelt St	0.48mi	3/1.0	1,222 (-10%)	10mo	$105,000	$86	52
304 Park Ave	0.61mi	3/1.5	1,256 (-8%)	11mo	$157,000	$125	48
411 W Muller Rd	0.68mi	2/1.0 (-1)	1,302 (-4%)	12mo	$121,500	$93	46
436 Carola St	0.43mi	4/1.0 (+1)	1,540 (+13%)	12mo	$118,000	$77	43
317 N Highland St	0.59mi	3/1.5	1,165 (-14%)	10mo	$117,000	$100	38

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-17,784
• Equity at exit: $22,351

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-7,174
• Equity at exit: $12,961

Cash invested: $41,972 (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: 24
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$115 /mo · $1,385/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $103

Break-even live

Break-even rent $1,220

Max offer price $149,900

Occupancy floor 87%

Sensitivity live

Price	-10% $187	-5% $145	+0% $103	+5% $60	+10% $18
Rent	-10% $-4	-5% $49	+0% $103	+5% $156	+10% $209
Rate	-1.0pp $178	-0.5pp $141	base $103	+0.5pp $64	+1.0pp $24

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Pekin Ave Apt 2 East Peoria, IL	2.0	1.0	1150	$1,350	$1.17	15d	1	0.98mi

Listing history 8 events

1. 2026-06-01
   statusdays on market $149,900 Pending 14 DOM
2. 2026-05-31
   days on market $149,900 Active 13 DOM
3. 2026-05-30
   days on market $149,900 Active 12 DOM
4. 2026-05-18
   listed $149,900 Active
5. 2021-08-06
   historical
6. 2009-06-19
   soldstatus $67,000
7. 2009-06-18
   soldstatus $66,950 449-char remark

   Show marketing remark (449 chars)

   ESTATE SALE ! Price Reduced Making This A Fantastic Buy ! Nice bungalow In Nice Neighborhood on Generous Corner Lot. Old World Charm with 2 Bedrooms, 2 Enclosed Front Porches, Spacious Living & Dining room and Much More. Newer Roof and Furnace. Full Basement If You Need to Add Living Space. De-Watering System added April '09. Property being sold "as is". Room sizes and square footage is approximate and not guaranteed to be correct.

8. 2008-11-15
   listed $69,900 449-char remark

   Show marketing remark (449 chars)

   ESTATE SALE ! Price Reduced Making This A Fantastic Buy ! Nice bungalow In Nice Neighborhood on Generous Corner Lot. Old World Charm with 2 Bedrooms, 2 Enclosed Front Porches, Spacious Living & Dining room and Much More. Newer Roof and Furnace. Full Basement If You Need to Add Living Space. De-Watering System added April '09. Property being sold "as is". Room sizes and square footage is approximate and not guaranteed to be correct.

ⓘ 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: $1,385 · $115/mo
• Projected year-2 tax: $2,394 · $199/mo
• Expected delta: +$1,009/yr (+$84/mo · 72.8%)

ⓘ 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: $16,200
• − Mortgage interest: −$8,397
• − Property taxes: −$1,385
• − Insurance: −$750
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$4,361
• Taxable loss: −$1,284
• Est. tax savings @ 24.0%: +$308
• After-tax cash flow: $1,539/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

+114.4% since first listed

5 events — show timeline

• 2026-05-18 Listed $149,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2009-06-19 Sold (Public Records) $67,000 Public Records
• 2009-06-18 Sold (MLS) $66,950 RMLSA as Distributed by MLS Grid
• 2008-11-15 Listed $69,900 RMLSA as Distributed by MLS Grid

Property tax history

+8.5%/yr

Latest (2024): $1,385 · +11.0% YoY. Source: county tax records.