541 Carola St · Creve Coeur, IL 61610

$55,000

1 bd · 1.0 ba · 480 sqft · SingleFamily public records · 46 Days on market

Built 1946 4,000 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• 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

Rented occupied home for sale. Home is rented for 750 per month, which is 9000 a year with a list price of only 55,000. 1 bed 1 bath, home with a renter that plans to stay. 48 hours are needed for appts, possibly more to best accommodate tenant and showing agent.

Key facts

• 4,000 sq ft lot
• Parking
• Built 1946

Property features AI

Finance

• Other: Subdivision: Hilltop Manor
• HOA & community: No association fee

Exterior

• Parking: Gravel parking; No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Shingle roof; Built in 1946; Single-story living areas noted (main, upper, lower, basement levels referenced)
• Construction: Original construction (not new); Building area reported as 480
• Exterior features: Level lot; Lot dimensions approximately 50 x 80

Interior

• Kitchen: Kitchen on the main level with laminate flooring (approximately 11 x 10 feet)
• Bedrooms: 1 bedroom on the main level (about 11 x 11 feet) with egress window
• Flooring: Carpet in bedroom and living room; Laminate in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: No basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($789 rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

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; 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 $380 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.43% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.53%
• DSCR: 1.74
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $4,626
• Equity at exit: $8,201

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $21,547
• Equity at exit: $4,755

Cash invested: $15,400 (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: 5.8×

Monthly cashflow live

• Estimated rent: $789 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$100 /mo · $1,195/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $212

Break-even live

Break-even rent $520

Max offer price $55,000

Occupancy floor 68%

Sensitivity live

Price	-10% $243	-5% $228	+0% $212	+5% $197	+10% $181
Rent	-10% $150	-5% $181	+0% $212	+5% $243	+10% $274
Rate	-1.0pp $240	-0.5pp $226	base $212	+0.5pp $198	+1.0pp $183

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $55,000 Active 46 DOM
2. 2026-06-18
   days on market $55,000 Active 45 DOM
3. 2026-06-17
   days on market $55,000 Active 44 DOM
4. 2026-06-16
   days on market $55,000 Active 43 DOM
5. 2026-06-15
   days on market $55,000 Active 42 DOM
6. 2026-06-14
   days on market $55,000 Active 40 DOM
7. 2026-06-13
   days on market $55,000 Active 39 DOM
8. 2026-06-10
   days on market $55,000 Active 37 DOM
9. 2026-06-09
   days on market $55,000 Active 36 DOM
10. 2026-06-08
    days on market $55,000 Active 35 DOM
11. 2026-06-07
    days on market $55,000 Active 34 DOM
12. 2026-06-02
    days on market $55,000 Active 29 DOM
13. 2026-06-01
    days on market $55,000 Active 28 DOM
14. 2026-05-31
    days on market $55,000 Active 27 DOM
15. 2026-05-30
    days on market $55,000 Active 26 DOM
16. 2026-05-04
    listed $55,000 Active
17. 2025-02-22
    historical $750
18. 2024-11-13
    listed $750

ⓘ 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: $1,195 · $100/mo
• Projected year-2 tax: $1,222 · $102/mo
• Expected delta: +$27/yr (+$2/mo · 2.2%)

ⓘ 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: $9,463
• − Mortgage interest: −$3,081
• − Property taxes: −$1,195
• − Insurance: −$275
• − Repairs & maintenance: −$757
• − Management: −$757
• − Depreciation: −$1,600
• Taxable income: $1,798
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $2,113/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

3 events — show timeline

• 2026-05-04 Listed $55,000 RMLSA as Distributed by MLS Grid
• 2025-02-22 Rental Removed $750 APPFOLIO
• 2024-11-13 Listed for Rent $750 APPFOLIO

Property tax history

+2.7%/yr

Latest (2024): $1,195 · +4.2% YoY. Source: county tax records.