206 Kerfoot St · East Peoria, IL 61611

$139,900

4 bd · 1.0 ba · 1,315 sqft · SingleFamily public records · 7 Days on market

Built 1928 2.05 ac lot Est $134k · 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 +19.8/30.0
• DSCR +6.3/10.0
• 1% rule +5.6/10.0
• ARV discount +5.6/15.0
• 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 MLS

Sold One Time Show

Key facts

• 2 acres
• Enclosed porch
• Updated kitchen

Tags

• 2 ACRES
• MATURE TREES
• ENCLOSED PORCH
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1928; 1.5–2 stories (main, upper, lower, basement and additional levels present)
• Construction: Shingle roof
• Exterior features: Fenced yard; Level and wooded lot with additional/extra lot; some sloped areas; Paved road access; Enclosed front porch; Mudroom

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Water softener (owned)
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Carpet in bedrooms and office; Vinyl in living room, dining room, kitchen, laundry, and enclosed porch
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas water heater; Central air conditioning; High-efficiency heating and air conditioning
• Interior features: Cable available; Solid surface counters; Ceiling fan(s); Partial, unfinished walk-out basement
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Cap rate 7.7% 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: Woodrow Wilson Elem School (180 students, 0% FRL); Central Jr High School (math 12% / reading 18%, grade F, #501 of 665 statewide, top 77%, 462 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: 148 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 $967 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 7 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 $118k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $139,900

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: 1.06% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $134,130
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Moschel St	0.56mi	3/2.5 (-1)	1,350 (+3%)	4mo	$222,500	$165	55
110 Brow Dr	0.46mi	3/1.0 (-1)	1,200 (-9%)	5mo	$78,000	$65	55
1003 Springfield Rd	0.51mi	3/1.5 (-1)	1,304 (-1%)	24mo	$166,000	$127	48
110 E Sheen Ave	0.71mi	4/1.5	1,456 (+11%)	11mo	$60,000	$41	38
115 Linden Ln	0.53mi	3/1.0 (-1)	1,152 (-12%)	16mo	$117,000	$102	36
421 Shadoway Dr	0.66mi	3/2.0 (-1)	1,198 (-9%)	13mo	$80,000	$67	34
730 High Point Ln	0.61mi	3/2.0 (-1)	1,494 (+14%)	22mo	$265,000	$177	21

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-11,965
• Equity at exit: $20,860

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $3,487
• Equity at exit: $12,096

Cash invested: $39,172 (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 61611

• Home prices YoY: -30.8%
• Active inventory: 148
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$210 /mo · $2,521/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $167

Break-even live

Break-even rent $1,268

Max offer price $139,900

Occupancy floor 84%

Sensitivity live

Price	-10% $247	-5% $207	+0% $167	+5% $128	+10% $88
Rent	-10% $50	-5% $109	+0% $167	+5% $226	+10% $284
Rate	-1.0pp $238	-0.5pp $203	base $167	+0.5pp $131	+1.0pp $94

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-03
   status $139,900 Pending 7 DOM
2. 2026-06-02
   days on market $139,900 Active 7 DOM
3. 2026-06-01
   days on market $139,900 Active 6 DOM
4. 2026-05-31
   days on market $139,900 Active 5 DOM
5. 2026-05-30
   days on market $139,900 Active 4 DOM
6. 2026-05-25
   listed $139,900 Active
7. 2024-09-04
   soldstatus $118,000
8. 2024-08-30
   soldstatus $118,000 18-char remark

   Show marketing remark (18 chars)

   Sold One Time Show

9. 2024-07-24
   listed $102,400 18-char remark

   Show marketing remark (18 chars)

   Sold One Time Show

10. 2014-01-03
    soldstatus $86,000
11. 2014-01-02
    soldstatus $85,800 286-char remark

    Show marketing remark (286 chars)

    Love to hike and want to camp in your own backyard? Then this house is for you! This is a must see 2-3 bedroom home and has tons of character! You will enjoy the updated kitchen, bath, fresh paint and tall ceilings. This house also sits on 2 acres with fruit trees and a nice fire pit.

12. 2013-11-04
    listed $86,500 286-char remark

    Show marketing remark (286 chars)

    Love to hike and want to camp in your own backyard? Then this house is for you! This is a must see 2-3 bedroom home and has tons of character! You will enjoy the updated kitchen, bath, fresh paint and tall ceilings. This house also sits on 2 acres with fruit trees and a nice fire pit.

13. 2005-03-28
    soldstatus $78,000
14. 2005-03-24
    soldstatus $78,000
15. 2004-11-30
    listed $80,000

ⓘ 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: $2,521 · $210/mo
• Projected year-2 tax: $2,848 · $237/mo
• Expected delta: +$327/yr (+$27/mo · 13.0%)

ⓘ 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 · 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: $17,763
• − Mortgage interest: −$7,837
• − Property taxes: −$2,521
• − Insurance: −$700
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$4,070
• Taxable loss: −$206
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $2,058/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

+74.9% since first listed

10 events — show timeline

• 2026-05-25 Listed $139,900 RMLSA as Distributed by MLS Grid
• 2024-09-04 Sold (Public Records) $118,000 Public Records
• 2024-08-30 Sold (MLS) $118,000 RMLSA as Distributed by MLS Grid
• 2024-07-24 Listed $102,400 RMLSA as Distributed by MLS Grid
• 2014-01-03 Sold (Public Records) $86,000 Public Records
• 2014-01-02 Sold (MLS) $85,800 RMLSA as Distributed by MLS Grid
• 2013-11-04 Listed $86,500 RMLSA as Distributed by MLS Grid
• 2005-03-28 Sold (Public Records) $78,000 Public Records
• 2005-03-24 Sold (MLS) $78,000 RMLSA as Distributed by MLS Grid
• 2004-11-30 Listed $80,000 RMLSA as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2024): $2,521 · +5.5% YoY. Source: county tax records.