333 Edmund St · East Peoria, IL 61611

$84,000

3 bd · 1.0 ba · 1,277 sqft · SingleFamily public records · 30 Days on market

Built 1933 8,460 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to 333 Edmund St in East Peoria! This charming 3-bedroom, 1-bath home offers a great blend of space, functionality, and outdoor living. Inside, you’ll find a spacious layout with plenty of room to spread out, making it ideal for families, first-time buyers, or investors. The home sits on a generously sized lot and features a fully fenced backyard (installed in 2022), perfect for pets, kids, or entertaining. Step outside onto the deck—an ideal spot for grilling, relaxing, or hosting gatherings. The yard provides privacy and plenty of space to enjoy the outdoors. Whether you’re looking for a place to call home or a solid investment opportunity, this property checks all the boxes!

Key facts

• Covered deck
• Spacious fenced yard
• Main floor laundry

Tags

• MAIN FLOOR LAUNDRY
• SPACIOUS FENCED YARD
• COVERED DECK
• FULLY ENCLOSED FRONT PORCH
• CENTRAL AIR

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Originally built in 1933
• Construction: Composition/shingle roof; Crawl space foundation; Not new construction
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Kitchen includes standard appliances: dishwasher, microwave, refrigerator
• Bedrooms: 2 bedrooms — one on the main level and one on the upper level; Main-level bedroom has carpet flooring and egress window; Upper-level bedroom has vinyl flooring and egress window
• Flooring: Carpet in one bedroom; Vinyl in another bedroom and living area; Laminate in dining area
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas water heater
• Interior features: Dishwasher, Microwave, Refrigerator; No fireplaces; Basement: crawl space (no finished basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.6% 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: 146 active listings in the ZIP; 7 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 $581 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,740 (1.5% below list)

Questions for the listing agent

1. Built in 1933 — 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: 1.85% ✓
• Cap rate: 15.60%
• Cash-on-cash: 33.23%
• DSCR: 2.48
• GRM: 4.5

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: 28.5%
• Equity multiple: 2.19×
• Total profit: $27,886
• Equity at exit: $12,525

10-year hold

• IRR: 35.9%
• Equity multiple: 4.31×
• Total profit: $77,775
• Equity at exit: $7,263

Cash invested: $23,520 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,553 high
• Mortgage (P&I): −$441
• Tax from tax record: −$100 /mo · $1,205/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $651

Break-even live

Break-even rent $729

Max offer price $84,000

Occupancy floor 53%

Sensitivity live

Price	-10% $699	-5% $675	+0% $651	+5% $627	+10% $604
Rent	-10% $529	-5% $590	+0% $651	+5% $713	+10% $774
Rate	-1.0pp $694	-0.5pp $673	base $651	+0.5pp $629	+1.0pp $607

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Pekin Ave Apt 2 East Peoria, IL	2.0	1.0	1150	$1,350	$1.17	14d	1	0.80mi
214 Pecan St Peoria, IL	2.0	1.0	1050	$1,595	$1.52	14d	1	1.05mi
100 Walnut St Unit 402 Peoria, IL	3.0	2.0	1464	$2,400	$1.64	22d	1	1.20mi
100 Walnut St Peoria, IL	2.0	2.0	1102	$2,000	$1.81	14d	1	1.20mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$1,025	$1.10	14d	1	1.39mi
1214 W Butler St Peoria, IL	4.0	1.0	1440	$795	$0.55	44d	1	1.43mi
928 S Matthew St Peoria, IL	2.0	1.0	1080	$748	$0.69	14d	1	1.47mi

Listing history 19 events

1. 2026-06-19
   days on market $84,000 Active 30 DOM
2. 2026-06-18
   days on market $84,000 Active 29 DOM
3. 2026-06-17
   days on market $84,000 Active 28 DOM
4. 2026-06-16
   days on market $84,000 Active 27 DOM
5. 2026-06-15
   days on market $84,000 Active 26 DOM
6. 2026-06-14
   days on market $84,000 Active 24 DOM
7. 2026-06-13
   days on market $84,000 Active 23 DOM
8. 2026-06-10
   days on market $84,000 Active 21 DOM
9. 2026-06-09
   days on market $84,000 Active 20 DOM
10. 2026-06-09
    price $84,000 Active 19 DOM
11. 2026-06-08
    days on market $89,000 Active 19 DOM
12. 2026-06-07
    days on market $89,000 Active 18 DOM
13. 2026-06-02
    days on market $89,000 Active 13 DOM
14. 2026-06-01
    days on market $89,000 Active 12 DOM
15. 2026-05-31
    days on market $89,000 Active 11 DOM
16. 2026-05-30
    days on market $89,000 Active 10 DOM
17. 2026-05-20
    listed $89,000 Active
18. 2026-05-13
    price $88,000 751-char remark

    Show marketing remark (751 chars)

    Welcome to 333 Edmund St in East Peoria! This charming 3-bedroom, 1-bath home offers a great blend of space, functionality, and outdoor living. Inside, you’ll find a spacious layout with plenty of room to spread out, making it ideal for families, first-time buyers, or investors. The home sits on a generously sized lot and features a fully fenced backyard (installed in 2022), perfect for pets, kids, or entertaining. Step outside onto the deck—an ideal spot for grilling, relaxing, or hosting gatherings. The yard provides privacy and plenty of space to enjoy the outdoors. Whether you’re looking for a place to call home or a solid investment opportunity, this property checks all the boxes!

19. 2026-05-12
    listed $89,000 Active 751-char remark

    Show marketing remark (751 chars)

    Welcome to 333 Edmund St in East Peoria! This charming 3-bedroom, 1-bath home offers a great blend of space, functionality, and outdoor living. Inside, you’ll find a spacious layout with plenty of room to spread out, making it ideal for families, first-time buyers, or investors. The home sits on a generously sized lot and features a fully fenced backyard (installed in 2022), perfect for pets, kids, or entertaining. Step outside onto the deck—an ideal spot for grilling, relaxing, or hosting gatherings. The yard provides privacy and plenty of space to enjoy the outdoors. Whether you’re looking for a place to call home or a solid investment opportunity, this property checks all the boxes!

ⓘ 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: $1,205 · $100/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$351/yr (+$29/mo · 29.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% 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: $18,640
• − Mortgage interest: −$4,705
• − Property taxes: −$1,205
• − Insurance: −$420
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$2,444
• Taxable income: $6,884
• Est. tax owed @ 24.0%: −$1,652
• After-tax cash flow: $6,163/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

+0.0% since first listed

3 events — show timeline

• 2026-05-20 Listed $89,000 RMLSA as Distributed by MLS Grid
• 2026-05-13 Price Changed $88,000 FSBO.com
• 2026-05-12 Listed $89,000 FSBO.com

Property tax history

+3.5%/yr

Latest (2024): $1,205 · +7.4% YoY. Source: county tax records.