115 Castleman Ct · Creve Coeur, IL 61610

$250,000

4 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 2 Days on market

Built 2004

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.4/30.0
• Schools +1.5/10.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Small Town Setting in a premier subdivision on a Cul Du Sac street makes a great setting for this home. 3 bedroom ranch, 3 stall garage, main floor laundry, nearly all finished basement. A rarity to find. With great curb appeal walking into this home is a joy. Entering into an open foyer the cathedral ceiling appears to expand the view of Great Room and open Kitchen dinette. You will note the sculpted wood floor that carries though out this area. The gas fireplace is a focal point that will not go unnoticed. With the split bedroom plan the Master En-suite with a Trey Ceiling is very spacious. The master bath features a double sink, linen closet, jetted tub and shower. Master walk-in closet has plenty of room. With the kitchen Dinette open to the great room offers an abundance of room for gatherings. You won't want to miss out the bar in the finished basement, plus more room for entertaining. The 3 stall garage will be a plus for the storage of vehicles and other items.

Key facts

• 3 garage spots
• Built 2004
• Listed 2 days

Property features AI

Exterior

• Parking: Attached 3-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 2004
• Construction: Shingle roof
• Exterior features: Shed(s); Cul-de-sac lot, level

Interior

• Kitchen: Kitchen with tile flooring; Includes dishwasher, microwave, refrigerator
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Luxury vinyl plank in primary bedrooms; Hardwood in great room; Tile in kitchen and laundry; Vinyl in some basement rooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Gas log fireplace (1 total); Dishwasher, Dryer, Microwave, Refrigerator, Washer; Finished basement with egress window(s)
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-878 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (54.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (48.9% below list).
• Recommended offer: $113k (54.6% below list) — sets the bar for cash-flow.

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; 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 $2k of loan paydown is wiped out by about $8k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $178k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $113,399 (54.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.51% ✗
• Cap rate: 2.08%
• Cash-on-cash: -15.05%
• DSCR: 0.33
• GRM: 16.3

CMA / ARV

• ARV (on-the-fly): $128,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 Velde St	0.28mi	4/1.5	1,569 (+3%)	9mo	$160,000	$102	73
312 Albert St	0.14mi	3/2.0 (-1)	1,581 (+4%)	15mo	$129,900	$82	70
436 Carola St	0.32mi	4/1.0	1,540 (+1%)	12mo	$118,000	$77	70
240 Park Rd	0.41mi	3/1.5 (-1)	1,537 (+1%)	8mo	$168,000	$109	66
137 Center St	0.41mi	4/1.0	1,571 (+3%)	12mo	$133,000	$85	62
306 Alta Vista Ter	0.33mi	3/1.0 (-1)	1,620 (+6%)	5mo	$122,000	$75	61
320 Lawndale Ave	0.32mi	3/1.5 (-1)	1,378 (-10%)	6mo	$115,900	$84	56
145 Maywood Ave	0.38mi	4/1.5	1,350 (-12%)	12mo	$87,000	$64	51
123 Holland Ct	0.57mi	5/2.0 (+1)	1,690 (+11%)	1mo	$167,000	$99	50
441 Velde St	0.33mi	4/1.5	1,307 (-14%)	10mo	$195,000	$149	50
104 Lewis Ct	0.58mi	4/1.5	1,684 (+10%)	7mo	$130,000	$77	48
524 Dempsey St	0.49mi	3/2.0 (-1)	1,680 (+10%)	9mo	$109,000	$65	48

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: -45.1%
• Equity multiple: -0.38×
• Total profit: $-96,306
• Equity at exit: $37,276

10-year hold

• IRR: -81.7%
• Equity multiple: -1.22×
• Total profit: $-155,380
• Equity at exit: $21,615

Cash invested: $70,000 (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: 16.3×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$472 /mo · $5,670/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-878

Break-even live

Break-even rent $2,389

Max offer price $113,399

Occupancy floor —

Sensitivity live

Price	-10% $-736	-5% $-807	+0% $-878	+5% $-949	+10% $-1,019
Rent	-10% $-979	-5% $-928	+0% $-878	+5% $-827	+10% $-777
Rate	-1.0pp $-752	-0.5pp $-814	base $-878	+0.5pp $-943	+1.0pp $-1,009

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-04
   status Pending
2. 2026-05-01
   listed $250,000 Active
3. 2026-04-26
   historical $250,000
4. 2020-10-01
   soldstatus $177,500
5. 2020-09-30
   soldstatus $177,500 984-char remark

   Show marketing remark (984 chars)

   Small Town Setting in a premier subdivision on a Cul Du Sac street makes a great setting for this home. 3 bedroom ranch, 3 stall garage, main floor laundry, nearly all finished basement. A rarity to find. With great curb appeal walking into this home is a joy. Entering into an open foyer the cathedral ceiling appears to expand the view of Great Room and open Kitchen dinette. You will note the sculpted wood floor that carries though out this area. The gas fireplace is a focal point that will not go unnoticed. With the split bedroom plan the Master En-suite with a Trey Ceiling is very spacious. The master bath features a double sink, linen closet, jetted tub and shower. Master walk-in closet has plenty of room. With the kitchen Dinette open to the great room offers an abundance of room for gatherings. You won't want to miss out the bar in the finished basement, plus more room for entertaining. The 3 stall garage will be a plus for the storage of vehicles and other items.

6. 2020-09-30
   soldstatus $177,500 984-char remark

   Show marketing remark (984 chars)

   Small Town Setting in a premier subdivision on a Cul Du Sac street makes a great setting for this home. 3 bedroom ranch, 3 stall garage, main floor laundry, nearly all finished basement. A rarity to find. With great curb appeal walking into this home is a joy. Entering into an open foyer the cathedral ceiling appears to expand the view of Great Room and open Kitchen dinette. You will note the sculpted wood floor that carries though out this area. The gas fireplace is a focal point that will not go unnoticed. With the split bedroom plan the Master En-suite with a Trey Ceiling is very spacious. The master bath features a double sink, linen closet, jetted tub and shower. Master walk-in closet has plenty of room. With the kitchen Dinette open to the great room offers an abundance of room for gatherings. You won't want to miss out the bar in the finished basement, plus more room for entertaining. The 3 stall garage will be a plus for the storage of vehicles and other items.

7. 2020-06-26
   listed $190,000 984-char remark

   Show marketing remark (984 chars)

   Small Town Setting in a premier subdivision on a Cul Du Sac street makes a great setting for this home. 3 bedroom ranch, 3 stall garage, main floor laundry, nearly all finished basement. A rarity to find. With great curb appeal walking into this home is a joy. Entering into an open foyer the cathedral ceiling appears to expand the view of Great Room and open Kitchen dinette. You will note the sculpted wood floor that carries though out this area. The gas fireplace is a focal point that will not go unnoticed. With the split bedroom plan the Master En-suite with a Trey Ceiling is very spacious. The master bath features a double sink, linen closet, jetted tub and shower. Master walk-in closet has plenty of room. With the kitchen Dinette open to the great room offers an abundance of room for gatherings. You won't want to miss out the bar in the finished basement, plus more room for entertaining. The 3 stall garage will be a plus for the storage of vehicles and other items.

8. 2020-06-26
   listed $190,000 984-char remark

   Show marketing remark (984 chars)

   Small Town Setting in a premier subdivision on a Cul Du Sac street makes a great setting for this home. 3 bedroom ranch, 3 stall garage, main floor laundry, nearly all finished basement. A rarity to find. With great curb appeal walking into this home is a joy. Entering into an open foyer the cathedral ceiling appears to expand the view of Great Room and open Kitchen dinette. You will note the sculpted wood floor that carries though out this area. The gas fireplace is a focal point that will not go unnoticed. With the split bedroom plan the Master En-suite with a Trey Ceiling is very spacious. The master bath features a double sink, linen closet, jetted tub and shower. Master walk-in closet has plenty of room. With the kitchen Dinette open to the great room offers an abundance of room for gatherings. You won't want to miss out the bar in the finished basement, plus more room for entertaining. The 3 stall garage will be a plus for the storage of vehicles and other items.

9. 2004-05-20
   soldstatus $20,000 34-char remark

   Show marketing remark (34 chars)

   VACANT LOT. SOLD ON ONE TIME SHOW.

10. 2004-01-08
    listed $20,000 34-char remark

    Show marketing remark (34 chars)

    VACANT LOT. SOLD ON ONE TIME SHOW.

ⓘ 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: $5,670 · $472/mo
• Projected year-2 tax: $5,672 · $473/mo
• Expected delta: +$3/yr ($0/mo · 0.0%)

ⓘ 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: $15,339
• − Mortgage interest: −$14,004
• − Property taxes: −$5,670
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$7,273
• Taxable loss: −$15,312
• Est. tax savings @ 24.0%: +$3,675
• After-tax cash flow: $-6,860/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

+1150.0% since first listed

10 events — show timeline

• 2026-05-04 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-01 Listed $250,000 RMLSA as Distributed by MLS Grid
• 2026-04-26 Coming Soon $250,000 RMLSA as Distributed by MLS Grid
• 2020-10-01 Sold (Public Records) $177,500 Public Records
• 2020-09-30 Sold (MLS) $177,500 RMLSA as Distributed by MLS Grid
• 2020-09-30 Sold (MLS) $177,500 MRED as Distributed by MLS Grid
• 2020-06-26 Listed $190,000 RMLSA as Distributed by MLS Grid
• 2020-06-26 Listed $190,000 MRED as Distributed by MLS Grid
• 2004-05-20 Sold (MLS) $20,000 RMLSA as Distributed by MLS Grid
• 2004-01-08 Listed $20,000 RMLSA as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2024): $5,670 · +5.8% YoY. Source: county tax records.