328 E High St · Creve Coeur, IL 61610

$113,328

1 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 12 Days on market

Built 1957 7,620 sqft lot Est $98k · 15% over

---

Why this score? — see what drove the D+ 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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +6.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! This great step saver, 3 bed 1.5 bath is perfect for a first time buyer or investor. The main bedroom has a private bath. Brand new plumbing, new plumbing fixtures, fresh paint and new flooring all in 2022. Schedule your showing today!

Key facts

• Open floor plan
• Front deck
• Private half bath

Tags

• SINGLE-LEVEL LIVING
• OPEN FLOOR PLAN
• PRIVATE HALF BATH
• FRONT DECK
• OVERSIZED DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1957
• Construction: Shingle roof; Crawl space foundation
• Exterior features: Level lot; Lot dimensions approximately 60 x 127

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Vinyl flooring throughout main living areas and bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas water heater
• Interior features: Water softener (owned); Crawl space basement
• Laundry & utility: Washer; Dryer; Separate laundry room on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).

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; 1 comparable units currently listed for rent nearby; 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 $784 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y 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 $88k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $113,328

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.19% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $98,280
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Oaklawn Ter	0.41mi	2/1.0 (+1)	1,108 (+3%)	8mo	$75,000	$68	64
472 Hillcrest Dr	0.61mi	2/1.0 (+1)	1,128 (+4%)	2mo	$115,000	$102	57
110 Castleman Ct	0.60mi	2/1.5 (+1)	1,100 (+2%)	10mo	$169,900	$154	54
134 N Stewart St	0.28mi	2/2.0 (+1)	922 (-15%)	21mo	$80,000	$87	36
441 Roberts St	0.57mi	2/2.0 (+1)	1,235 (+14%)	6mo	$82,000	$66	36
612 S Stewart St	0.69mi	2/1.5 (+1)	1,176 (+9%)	15mo	$107,500	$91	34

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-3,710
• Equity at exit: $16,898

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $15,789
• Equity at exit: $9,799

Cash invested: $31,732 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$594
• Tax from tax record: −$196 /mo · $2,349/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $229

Break-even live

Break-even rent $1,060

Max offer price $113,328

Occupancy floor 78%

Sensitivity live

Price	-10% $293	-5% $261	+0% $229	+5% $197	+10% $165
Rent	-10% $123	-5% $176	+0% $229	+5% $283	+10% $336
Rate	-1.0pp $286	-0.5pp $258	base $229	+0.5pp $200	+1.0pp $170

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: $28,332
• Closing costs: $3,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.83mi

Listing history 9 events

1. 2026-06-15
   status $113,328 Pending 12 DOM
2. 2026-06-15
   days on market $113,328 Active 12 DOM
3. 2026-06-14
   days on market $113,328 Active 10 DOM
4. 2026-06-13
   days on market $113,328 Active 9 DOM
5. 2026-06-10
   days on market $113,328 Active 7 DOM
6. 2026-06-09
   days on market $113,328 Active 6 DOM
7. 2026-06-08
   days on market $113,328 Active 5 DOM
8. 2026-06-07
   remarks 696-char remark
9. 2026-06-07
   listed $113,328 Active 4 DOM

ⓘ 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: $2,349 · $196/mo
• Projected year-2 tax: $2,461 · $205/mo
• Expected delta: +$112/yr (+$9/mo · 4.8%)

ⓘ 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 ≥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: $16,200
• − Mortgage interest: −$6,348
• − Property taxes: −$2,349
• − Insurance: −$567
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,297
• Taxable income: $1,048
• Est. tax owed @ 24.0%: −$251
• After-tax cash flow: $2,500/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

+223.8% since first listed

19 events — show timeline

• 2026-06-03 Listed $113,328 RMLSA as Distributed by MLS Grid
• 2024-09-09 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-08-24 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-08-14 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-08-07 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-07-26 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-07-09 Listed — RMLSA as Distributed by MLS Grid
• 2023-06-30 Sold (Public Records) $88,328 Public Records
• 2023-06-16 Sold (MLS) $88,328 RMLSA as Distributed by MLS Grid
• 2023-05-18 Pending — RMLSA as Distributed by MLS Grid
• 2023-05-09 Relisted — RMLSA as Distributed by MLS Grid
• 2023-04-18 Relisted — RMLSA as Distributed by MLS Grid
• 2023-04-18 Listing Removed — RMLSA as Distributed by MLS Grid
• 2023-03-30 Pending — RMLSA as Distributed by MLS Grid
• 2023-03-23 Price Changed $79,900 RMLSA as Distributed by MLS Grid
• 2023-03-01 Listed $85,000 RMLSA as Distributed by MLS Grid
• 2022-11-28 Sold (MLS) $20,000 RMLSA as Distributed by MLS Grid
• 2022-11-02 Pending — RMLSA as Distributed by MLS Grid
• 2022-10-31 Listed $35,000 RMLSA as Distributed by MLS Grid

Property tax history

+12.2%/yr

Latest (2024): $2,349 · +4.2% YoY. Source: county tax records.