513 W Clay St · Brimfield, IL 61517

$169,900

4 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 20 Days on market

Built 1930 0.26 ac lot $111/sqft · at area comps Est $190k · 11% under

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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 +23.2/30.0
• ARV discount +12.3/15.0
• DSCR +7.5/10.0
• 1% rule +5.9/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Better hurry and schedule your viewing of this completely updated 4 bedroom, 2 1/2 bath home in Brimfield! Amenities include; freshly painted exterior, large covered front porch(rebuilt 2023), 18x6 storage shed, side patio, vinyl replacement windows, newer hi-eff. furnace, tankless water heater, new central air, interior completely repainted from top to bottom with light neutral colors, 2 story open staircase, luxury vinyl plank flooring through the entry-kitchen-baths-laundry room, kitchen features brand new cabinets-tops-stainless steel appliances, new light fixtures throughout, newer carpet in all the bedrooms, main floor master offers a private bathroom, move-in condition, immediate occupancy! Agent owned. $169,900

Key facts

• Newer hi-eff furnace
• 18x6 storage shed
• Side patio

Tags

• LARGE COVERED FRONT PORCH
• 18X6 STORAGE SHED
• SIDE PATIO
• VINYL REPLACEMENT WINDOWS
• NEWER HI-EFF FURNACE
• TANKLESS WATER HEATER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#765 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• Brimfield CUSD 309 (rural): math 47% / reading 47% proficiency, ranked #67 of 620 in IL (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 10 active listings in the ZIP; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Peoria County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 25y 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 $75k; list at $170k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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?
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: 1.09% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 7.7

CMA / ARV

• ARV (median comp): $189,982
• List price: $169,900
• Delta: -10.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 W Clay St	0.00mi	4/2.5	1,664 (+8%)	0mo	$162,000	$97	84
327 N Grace St	0.47mi	3/1.5 (-1)	1,561 (+2%)	10mo	$219,900	$141	60
530 N Mary Ct	0.53mi	3/2.0 (-1)	1,656 (+8%)	7mo	$225,000	$136	52
312 E Clay St	0.57mi	3/2.0 (-1)	1,630 (+6%)	12mo	$195,000	$120	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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-7,884
• Equity at exit: $25,333

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $18,466
• Equity at exit: $14,690

Cash invested: $47,572 (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 61517

• Home prices YoY: -11.9%
• Active inventory: 10
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,844 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$186 /mo · $2,237/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $308

Break-even live

Break-even rent $1,453

Max offer price $169,900

Occupancy floor 78%

Sensitivity live

Price	-10% $404	-5% $356	+0% $308	+5% $260	+10% $212
Rent	-10% $163	-5% $235	+0% $308	+5% $381	+10% $454
Rate	-1.0pp $394	-0.5pp $351	base $308	+0.5pp $264	+1.0pp $219

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-05-11
   status Pending 731-char remark

   Show marketing remark (731 chars)

   Better hurry and schedule your viewing of this completely updated 4 bedroom, 2 1/2 bath home in Brimfield! Amenities include; freshly painted exterior, large covered front porch(rebuilt 2023), 18x6 storage shed, side patio, vinyl replacement windows, newer hi-eff. furnace, tankless water heater, new central air, interior completely repainted from top to bottom with light neutral colors, 2 story open staircase, luxury vinyl plank flooring through the entry-kitchen-baths-laundry room, kitchen features brand new cabinets-tops-stainless steel appliances, new light fixtures throughout, newer carpet in all the bedrooms, main floor master offers a private bathroom, move-in condition, immediate occupancy! Agent owned. $169,900

2. 2026-04-30
   status Active 731-char remark

   Show marketing remark (731 chars)

   Better hurry and schedule your viewing of this completely updated 4 bedroom, 2 1/2 bath home in Brimfield! Amenities include; freshly painted exterior, large covered front porch(rebuilt 2023), 18x6 storage shed, side patio, vinyl replacement windows, newer hi-eff. furnace, tankless water heater, new central air, interior completely repainted from top to bottom with light neutral colors, 2 story open staircase, luxury vinyl plank flooring through the entry-kitchen-baths-laundry room, kitchen features brand new cabinets-tops-stainless steel appliances, new light fixtures throughout, newer carpet in all the bedrooms, main floor master offers a private bathroom, move-in condition, immediate occupancy! Agent owned. $169,900

3. 2026-04-15
   status Pending 731-char remark

   Show marketing remark (731 chars)

   Better hurry and schedule your viewing of this completely updated 4 bedroom, 2 1/2 bath home in Brimfield! Amenities include; freshly painted exterior, large covered front porch(rebuilt 2023), 18x6 storage shed, side patio, vinyl replacement windows, newer hi-eff. furnace, tankless water heater, new central air, interior completely repainted from top to bottom with light neutral colors, 2 story open staircase, luxury vinyl plank flooring through the entry-kitchen-baths-laundry room, kitchen features brand new cabinets-tops-stainless steel appliances, new light fixtures throughout, newer carpet in all the bedrooms, main floor master offers a private bathroom, move-in condition, immediate occupancy! Agent owned. $169,900

4. 2026-04-06
   listed $169,900 Active 731-char remark

   Show marketing remark (731 chars)

   Better hurry and schedule your viewing of this completely updated 4 bedroom, 2 1/2 bath home in Brimfield! Amenities include; freshly painted exterior, large covered front porch(rebuilt 2023), 18x6 storage shed, side patio, vinyl replacement windows, newer hi-eff. furnace, tankless water heater, new central air, interior completely repainted from top to bottom with light neutral colors, 2 story open staircase, luxury vinyl plank flooring through the entry-kitchen-baths-laundry room, kitchen features brand new cabinets-tops-stainless steel appliances, new light fixtures throughout, newer carpet in all the bedrooms, main floor master offers a private bathroom, move-in condition, immediate occupancy! Agent owned. $169,900

5. 2025-01-30
   historical $1,495
6. 2025-01-10
   price $1,495
7. 2025-01-09
   price
8. 2024-12-12
   price $1,595
9. 2024-11-20
   listed $1,675
10. 2024-09-26
    price
11. 2024-08-27
    price
12. 2024-08-13
    status Active
13. 2024-08-13
    historical
14. 2024-08-08
    status Pending
15. 2024-07-29
    price
16. 2024-07-08
    price
17. 2024-06-26
    listed Active
18. 2023-05-12
    soldstatus $75,000 Closed
19. 2023-04-20
    status Pending
20. 2023-03-15
    status Active
21. 2023-03-15
    price $92,000
22. 2023-03-03
    historical Under Contract
23. 2023-02-24
    listed $95,000 Active
24. 2021-08-06
    historical
25. 2021-08-06
    historical
26. 2009-11-02
    soldstatus $65,100
27. 2009-11-02
    soldstatus $65,500
28. 2009-08-19
    listed $69,900
29. 2005-06-08
    soldstatus $79,000
30. 2005-06-06
    soldstatus $79,000
31. 2005-04-09
    listed $79,900
32. 2001-12-19
    soldstatus $70,000
33. 2001-12-14
    soldstatus $70,000
34. 2001-11-14
    listed $74,900

ⓘ 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: $2,237 · $186/mo
• Projected year-2 tax: $3,047 · $254/mo
• Expected delta: +$810/yr (+$67/mo · 36.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 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: $22,124
• − Mortgage interest: −$9,517
• − Property taxes: −$2,237
• − Insurance: −$850
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$4,943
• Taxable income: $1,038
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $3,450/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: Brimfield CUSD 309
• NCES district ID: 1707200
• Math proficiency: 47% ▼ -6.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $71,774
• Composite: 42.39/100
• National rank: #3237
• State rank: #67 of 620 in IL

Livability — Brimfield

• Score: 63/100
• State rank: #765
• US rank: #15379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brimfield, IL
• Population (ZIP): 3,154

Population outlook (Peoria County) Hauer SSP2

• Today (2025): 183,007 people
• By 2030: 179,643 · -1.8%
• By 2040: 171,782 · -6.1%
• By 2050: 163,508 · -10.7%
• By 2075: 140,178 · -23.4%
• By 2100: 114,493 · -37.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 4% Italian 3% Iranian 3%
• Foreign-born: 1%

Political lean MEDSL · Peoria

• 2024 margin: Toss-up / Even · D 51.5% · R 46.9% · Other 1.6%
• 2008→2024 swing: -9.2pp toward R · 2008: 13.9pp · 2024: 4.7pp
• All cycles: 2024: D+4.7 2020: D+6.3 2016: D+2.8 2012: D+4.4 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.88%
• Current HPI: 221.1927
• 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

+126.8% since first listed

34 events — show timeline

• 2026-05-11 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-30 Relisted — RMLSA as Distributed by MLS Grid
• 2026-04-15 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-06 Listed $169,900 RMLSA as Distributed by MLS Grid
• 2025-01-30 Rental Removed $1,495 RMLSA
• 2025-01-10 Price Changed $1,495 RMLSA
• 2025-01-09 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-12-12 Price Changed $1,595 RMLSA
• 2024-11-20 Listed for Rent $1,675 RMLSA
• 2024-09-26 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-08-27 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-08-13 Relisted — RMLSA as Distributed by MLS Grid
• 2024-08-13 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-08-08 Pending — RMLSA as Distributed by MLS Grid
• 2024-07-29 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-07-08 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-06-26 Listed — RMLSA as Distributed by MLS Grid
• 2023-05-12 Sold (MLS) $75,000 RMLSA as Distributed by MLS Grid
• 2023-04-20 Pending — RMLSA as Distributed by MLS Grid
• 2023-03-15 Relisted — RMLSA as Distributed by MLS Grid
• 2023-03-15 Price Changed $92,000 RMLSA as Distributed by MLS Grid
• 2023-03-03 Contingent — RMLSA as Distributed by MLS Grid
• 2023-02-24 Listed $95,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2009-11-02 Sold (Public Records) $65,500 Public Records
• 2009-11-02 Sold (MLS) $65,100 RMLSA as Distributed by MLS Grid
• 2009-08-19 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2005-06-08 Sold (Public Records) $79,000 Public Records
• 2005-06-06 Sold (MLS) $79,000 RMLSA as Distributed by MLS Grid
• 2005-04-09 Listed $79,900 RMLSA as Distributed by MLS Grid
• 2001-12-19 Sold (Public Records) $70,000 Public Records
• 2001-12-14 Sold (MLS) $70,000 RMLSA as Distributed by MLS Grid
• 2001-11-14 Listed $74,900 RMLSA as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2024): $2,237 · +39.7% YoY. Source: county tax records.