541 Monson St · East Peoria, IL 61611

$79,900

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 19 Days on market

Built 1925 7,200 sqft lot Est $57k · 40% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming and well-maintained ranch offering both comfort and functionality. The inviting enclosed front porch is perfect for relaxing and enjoying your morning coffee. Step inside into a spacious living room that flows seamlessly into the dining area, creating a great space for everyday living and entertaining. The main floor features two bedrooms. In 2021, updates include newer luxury vinyl, doors and blinds. The kitchen offers an abundance of cabinetry providing exceptional storage and workspace for all your needs. The main floor bathroom was fully remodeled in 2021 and showcases a walk-in shower, updated vanity, toilet, flooring and storage. A versatile breezeway pro

Key facts

• Walk-in shower
• Enclosed front porch
• Spacious living room

Tags

• ENCLOSED FRONT PORCH
• SPACIOUS LIVING ROOM
• ABUNDANCE OF CABINETRY
• FULLY REMODELED BATHROOM
• WALK-IN SHOWER
• OVERSIZED ONE CAR GARAGE

Property features AI

Exterior

• Parking: Attached 1-car garage; Breezeway entry
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1925; Shingle roof
• Construction: Replacement windows
• Exterior features: Fenced yard; Level lot; Paved road access

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Luxury vinyl plank flooring in bedrooms, living room, and kitchen; Other flooring in breezeway
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas water heater
• Interior features: Cable available; High-speed internet; Full unfinished basement; Replacement windows
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: 146 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $552 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $53k; list at $80k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.60% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.32%
• DSCR: 2.17
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $57,024
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
541 Monson St	0.00mi	2/1.0	792 (0%)	1mo	$75,000	$95	99
408 Edmund St	0.30mi	2/1.0	832 (+5%)	12mo	$46,000	$55	67
239 Elm St	0.30mi	1/1.0 (-1)	720 (-9%)	2mo	$43,000	$60	65
252 Keil Ave	0.56mi	2/1.0	874 (+10%)	4mo	$119,900	$137	53
523 Edmund St	0.40mi	1/1.0 (-1)	696 (-12%)	16mo	$50,000	$72	43

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: 20.1%
• Equity multiple: 1.82×
• Total profit: $18,307
• Equity at exit: $11,913

10-year hold

• IRR: 28.3%
• Equity multiple: 3.51×
• Total profit: $56,186
• Equity at exit: $6,908

Cash invested: $22,372 (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: 146
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,280 high
• Mortgage (P&I): −$419
• Tax from tax record: −$68 /mo · $815/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $491

Break-even live

Break-even rent $659

Max offer price $79,900

Occupancy floor 57%

Sensitivity live

Price	-10% $536	-5% $513	+0% $491	+5% $468	+10% $445
Rent	-10% $390	-5% $440	+0% $491	+5% $541	+10% $592
Rate	-1.0pp $531	-0.5pp $511	base $491	+0.5pp $470	+1.0pp $449

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 Pekin Ave Unit B Creve Coeur, IL	1.0	1.0	600	$700	$1.17	22d	1	0.88mi
214 Pecan St Peoria, IL	2.0	1.0	1050	$1,595	$1.52	14d	1	1.28mi
812 SW Washington St Peoria, IL	2.0	1.0	640	$1,200	$1.88	14d	1	1.32mi
812 SW Washington St Unit 2 Peoria, IL	2.0	1.0	700	$1,275	$1.82	14d	1	1.32mi
100 Walnut St Peoria, IL	2.0	2.0	1102	$2,000	$1.81	14d	1	1.41mi

Listing history 5 events

1. 2026-04-28
   status Pending
2. 2026-04-09
   listed $79,900 Active
3. 2007-03-12
   soldstatus $53,000
4. 2007-03-09
   soldstatus $53,000
5. 2007-03-09
   listed $55,000

ⓘ 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: $815 · $68/mo
• Projected year-2 tax: $1,315 · $110/mo
• Expected delta: +$499/yr (+$42/mo · 61.2%)

ⓘ 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 · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,357
• − Mortgage interest: −$4,476
• − Property taxes: −$815
• − Insurance: −$400
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$2,324
• Taxable income: $4,885
• Est. tax owed @ 24.0%: −$1,172
• After-tax cash flow: $4,716/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

+50.8% since first listed

5 events — show timeline

• 2026-04-28 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-09 Listed $79,900 RMLSA as Distributed by MLS Grid
• 2007-03-12 Sold (Public Records) $53,000 Public Records
• 2007-03-09 Listed $55,000 RMLSA as Distributed by MLS Grid
• 2007-03-09 Sold (MLS) $53,000 RMLSA as Distributed by MLS Grid

Property tax history

+8.9%/yr

Latest (2024): $815 · +15.4% YoY. Source: county tax records.