324 Edmund St · East Peoria, IL 61611

$74,900

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 13 Days on market

Built 1957 9,600 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 +9.6/10.0
• ARV discount +7.5/15.0
• 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

2ND BEDROOM CURRENTLY USED AS NURSERY ROOM/LAUNDRY ROOM. 2 CAR GARAGE BUILT IN 1995. SHINGLES NEWER. DISHWASHER & MICROWAVE-2003. STOVE & REFRIGERATOR-1994. WASHER & DRYER-2000. KITCHEN HAS BEEN GUTTED & REMODELED IN 2003. UPDATED KITCHEN AND BATH. 2 ELECTRIC METERS: 60 AMP IN HOUSE, 100 AMP IN GARAGE.

Key facts

• New breaker box
• Fenced yard
• 9,600 sq ft lot

Tags

• NEW BREAKER BOX
• FENCED YARD

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Electric service
• Home design: Single family residence; Built in 1957
• Construction: Shingle roof
• Exterior features: Level lot; Fenced yard; Shed(s)

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms (both on the main level) — Bedroom 1 and Bedroom 2 with egress windows
• Flooring: Laminate flooring in bedrooms, living room, kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Refrigerator included; Crawl space basement; No fireplaces
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 11.6% vs local median 4.7% 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: East Peoria High School (math 17% / reading 15%, grade F, #457 of 693 statewide, top 66%, 947 students, 0% FRL).
• Market conditions: 145 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $518 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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 $46k; list at $75k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1957 — 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. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.12%
• DSCR: 1.85
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $48,384
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Edmund St	0.00mi	2/1.0	672 (0%)	0mo	$74,900	$111	100
239 Elm St	0.03mi	1/1.0 (-1)	720 (+7%)	2mo	$43,000	$60	80
415 Edmund St	0.12mi	1/1.0 (-1)	600 (-11%)	4mo	$63,500	$106	68
523 Edmund St	0.26mi	1/1.0 (-1)	696 (+4%)	16mo	$50,000	$72	63
449 Monson St	0.13mi	3/1.0 (+1)	640 (-5%)	23mo	$46,000	$72	62

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: 11.0%
• Equity multiple: 1.44×
• Total profit: $9,170
• Equity at exit: $11,168

10-year hold

• IRR: 20.1%
• Equity multiple: 2.69×
• Total profit: $35,482
• Equity at exit: $6,476

Cash invested: $20,972 (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 61611

• Home prices YoY: -30.8%
• Active inventory: 145
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,090 high
• Mortgage (P&I): −$393
• Tax from tax record: −$103 /mo · $1,234/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $334

Break-even live

Break-even rent $667

Max offer price $74,900

Occupancy floor 64%

Sensitivity live

Price	-10% $377	-5% $355	+0% $334	+5% $313	+10% $292
Rent	-10% $248	-5% $291	+0% $334	+5% $377	+10% $420
Rate	-1.0pp $372	-0.5pp $353	base $334	+0.5pp $315	+1.0pp $295

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 SW Washington St Peoria, IL	2.0	1.0	640	$1,200	$1.88	14d	1	1.09mi
812 SW Washington St Unit 2 Peoria, IL	2.0	1.0	700	$1,275	$1.82	14d	1	1.10mi
1107 Pekin Ave Unit B Creve Coeur, IL	1.0	1.0	600	$700	$1.17	21d	1	1.11mi
311 SW Water St Unit 301 Peoria, IL	1.0	1.0	635	$1,300	$2.05	44d	1	1.33mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$910	$0.98	14d	1	1.39mi

Listing history 9 events

1. 2026-05-11
   status Pending
2. 2026-04-24
   listed $74,900 Active
3. 2019-01-22
   soldstatus $46,441
4. 2005-02-23
   soldstatus $57,500
5. 2005-02-18
   soldstatus $57,500 320-char remark

   Show marketing remark (320 chars)

   2ND BEDROOM CURRENTLY USED AS NURSERY ROOM/LAUNDRY ROOM. 2 CAR GARAGE BUILT IN 1995. SHINGLES NEWER. DISHWASHER & MICROWAVE-2003. STOVE & REFRIGERATOR-1994. WASHER & DRYER-2000. KITCHEN HAS BEEN GUTTED & REMODELED IN 2003. UPDATED KITCHEN AND BATH. 2 ELECTRIC METERS: 60 AMP IN HOUSE, 100 AMP IN GARAGE.

6. 2004-12-08
   listed $62,500 320-char remark

   Show marketing remark (320 chars)

   2ND BEDROOM CURRENTLY USED AS NURSERY ROOM/LAUNDRY ROOM. 2 CAR GARAGE BUILT IN 1995. SHINGLES NEWER. DISHWASHER & MICROWAVE-2003. STOVE & REFRIGERATOR-1994. WASHER & DRYER-2000. KITCHEN HAS BEEN GUTTED & REMODELED IN 2003. UPDATED KITCHEN AND BATH. 2 ELECTRIC METERS: 60 AMP IN HOUSE, 100 AMP IN GARAGE.

7. 2002-10-30
   soldstatus $54,000
8. 2002-10-21
   soldstatus $54,000 307-char remark

   Show marketing remark (307 chars)

   WELL-MAINTAINED WITH AN OBVIOUS PRIDE OF OWNERSHIP* THIS 2 BDR. RANCH IS IN SPOTLESS MOVE-IN CONDITION* UPDATED AND LOW MAINTENANCE OUTSIDE WITH ALUM. SIDING & NEWER ROOF* IT OFFERS A LG. 24X24 GARAGE & 2 OUTBLDGS.ALL ON A LG. FENCED LOT* FULLY APPLIANCED* LG. DECK* NICE LANDSCAPING* A GREAT VALUE!

9. 2002-08-13
   listed $55,900 307-char remark

   Show marketing remark (307 chars)

   WELL-MAINTAINED WITH AN OBVIOUS PRIDE OF OWNERSHIP* THIS 2 BDR. RANCH IS IN SPOTLESS MOVE-IN CONDITION* UPDATED AND LOW MAINTENANCE OUTSIDE WITH ALUM. SIDING & NEWER ROOF* IT OFFERS A LG. 24X24 GARAGE & 2 OUTBLDGS.ALL ON A LG. FENCED LOT* FULLY APPLIANCED* LG. DECK* NICE LANDSCAPING* A GREAT VALUE!

ⓘ 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: $1,234 · $103/mo
• Projected year-2 tax: $1,467 · $122/mo
• Expected delta: +$233/yr (+$19/mo · 18.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 23% 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: $13,079
• − Mortgage interest: −$4,196
• − Property taxes: −$1,234
• − Insurance: −$374
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$2,179
• Taxable income: $3,003
• Est. tax owed @ 24.0%: −$721
• After-tax cash flow: $3,289/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

+34.0% since first listed

9 events — show timeline

• 2026-05-11 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-24 Listed $74,900 RMLSA as Distributed by MLS Grid
• 2019-01-22 Sold (Public Records) $46,441 Public Records
• 2005-02-23 Sold (Public Records) $57,500 Public Records
• 2005-02-18 Sold (MLS) $57,500 RMLSA as Distributed by MLS Grid
• 2004-12-08 Listed $62,500 RMLSA as Distributed by MLS Grid
• 2002-10-30 Sold (Public Records) $54,000 Public Records
• 2002-10-21 Sold (MLS) $54,000 RMLSA as Distributed by MLS Grid
• 2002-08-13 Listed $55,900 RMLSA as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2024): $1,234 · +7.3% YoY. Source: county tax records.