2003 Chicory Rd · Pekin, IL 61554

$103,000

3 bd · 1.0 ba · 810 sqft · SingleFamily public records · 2 Days on market

Built 1981 0.26 ac lot Est $102k · at est.

---

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 +20.1/30.0
• ARV discount +7.1/15.0
• 1% rule +6.5/10.0
• DSCR +6.4/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Solid 3 bedroom ranch with a full basement and a backyard that’s hard to find. If you’re tired of feeling boxed in, you’ll appreciate the space out back—room for pets, a garden, entertaining, or just some breathing room. Inside, you’ll find newer flooring throughout and a layout that’s straightforward and functional with everything on one level, plus additional space below for storage or future use. This is a great opportunity for someone who wants a home they can move into and make their own over time. Measurements are deemed reliable but not exact. PROPERTY IS SELLING AS IS.

Key facts

• Newer flooring
• Backyard
• Full basement

Tags

• FULL BASEMENT
• BACKYARD
• NEWER FLOORING
• FUNCTIONAL LAYOUT
• STORAGE SPACE

Property features AI

Exterior

• Parking: Gravel parking; No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1981; 840 total building area
• Construction: Shingle roof
• Exterior features: Level lot; Lot dimensions approximately 80 x 140

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms; Primary bedroom on main level; Second bedroom on main level; Third bedroom on main level
• Flooring: Laminate flooring in bedrooms, kitchen and living room
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).

Location & tenants

• Location reads 75/100 on livability (#222 in IL, #4,159 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime D, schools D-.
• Market conditions: 10 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 $712 of loan paydown is wiped out by about $3k 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.
• Current owner paid $58k; list at $103k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $103,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.15% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $102,060
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2003 Chicory Rd	0.00mi	3/1.0	840 (+4%)	1mo	$106,186	$126	93

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-8,455
• Equity at exit: $15,358

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $3,459
• Equity at exit: $8,906

Cash invested: $28,840 (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 61554

• Active inventory: 10
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$227 /mo · $2,722/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $128

Break-even live

Break-even rent $1,025

Max offer price $103,000

Occupancy floor 84%

Sensitivity live

Price	-10% $186	-5% $157	+0% $128	+5% $99	+10% $70
Rent	-10% $34	-5% $81	+0% $128	+5% $175	+10% $222
Rate	-1.0pp $180	-0.5pp $154	base $128	+0.5pp $101	+1.0pp $74

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Florentine Ct Pekin, IL	2.0	1.5	1100	$1,025	$0.93	44d	1	1.39mi

Listing history 4 events

1. 2026-05-02
   status Pending
2. 2026-04-30
   listed $103,000 Active
3. 2006-11-03
   soldstatus $57,500
4. 2003-12-30
   soldstatus $53,000

ⓘ 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: $2,722 · $227/mo
• Projected year-2 tax: $2,722 · $227/mo
• Expected delta: $0/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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,248
• − Mortgage interest: −$5,770
• − Property taxes: −$2,722
• − Insurance: −$515
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$2,996
• Taxable loss: −$35
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $1,545/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)

No district data.

Livability — Pekin

• Score: 75/100
• State rank: #222
• US rank: #4159

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pekin, IL
• County: Tazewell County · 40,577 people
• City population: 40,577
• Metro: Peoria, IL
• Population (ZIP): 40,577
• Household income: $65,194
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 635.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 3% Black 3% Hispanic / Latino 3%
• Common ancestry: Italian 3% Lithuanian 3% Romanian 2%
• Foreign-born: 1% · Canada
• 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: ▼ -93.67%
• Current HPI: 156.4712
• Rent YoY: —
• Metro: Peoria, IL
• 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

+94.3% since first listed

4 events — show timeline

• 2026-05-02 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-30 Listed $103,000 RMLSA as Distributed by MLS Grid
• 2006-11-03 Sold (Public Records) $57,500 Public Records
• 2003-12-30 Sold (Public Records) $53,000 Public Records

Property tax history

+2.7%/yr

Latest (2024): $2,722 · +4.2% YoY. Source: county tax records.