109-111 S Main St · Creve Coeur, IL 61610

$74,900

4 bd · 4.0 ba · 3,848 sqft · MultiFamily · 206 Days on market

Built 1938

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Come take a look at this great investment opportunity right in the heart of Creve Coeur! This building includes 4 apartment units. Each unit offers 1 bed and 1 bath. 2 of the 4 are currently rented. The main floor offers 2 office/warehouse spaces. Both are currently vacant and does require some TLC, but would make for a great retail space or work shop. The property is zoned commercial and offers alley access from the side of the building. Owner currently pays electric, water, sewer and garbage. Come take a look today!

Key facts

• Alley access
• 4 apartment units
• Zoned commercial

Tags

• 4 APARTMENT UNITS
• 2 OFFICE WAREHOUSE SPACES
• ZONED COMMERCIAL
• ALLEY ACCESS

Property features AI

Finance

• Financial info: Six-unit income property; Reported rents by unit: Unit 1 $650, Unit 2 $500, Unit 3 $675, Unit 4 $550 (other unit rents not listed)

Exterior

• Parking: Total of 4 parking spaces; Alley access; Each of four listed units has 1 parking space (uncovered)
• Utilities: Public water; Public sewer
• Home design: Residential income property; Two or more stories; Built in 1938
• Construction: Originally built in 1938; Not new construction
• Exterior features: Shingle roof; Corner lot; Level lot; Paved road access

Interior

• Bedrooms: Six separate units (each unit is 1 bedroom)
• Bathrooms: Each of the six units has 1 full bathroom
• Heating & cooling: Hot water heating; Space heater(s); Gas water heater; No central cooling
• Interior features: Cable available; High-speed internet
• Laundry & utility: No on-site laundry listed

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $3k ($41k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

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; 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 ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 6.68% ✓
• Cap rate: 61.28%
• Cash-on-cash: 196.40%
• DSCR: 9.74
• GRM: 1.2

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: —
• Equity multiple: 10.85×
• Total profit: $206,549
• Equity at exit: $11,168

10-year hold

• IRR: —
• Equity multiple: 23.01×
• Total profit: $461,661
• 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 61610

• Home prices YoY: -23.7%
• Active inventory: 23
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $5,000 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $3,432

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 26%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$5,000
Total (2 units)			$5,000

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: —

Listing history 22 events

1. 2026-06-19
   days on market $74,900 Active 206 DOM
2. 2026-06-18
   days on market $74,900 Active 205 DOM
3. 2026-06-17
   days on market $74,900 Active 204 DOM
4. 2026-06-16
   days on market $74,900 Active 203 DOM
5. 2026-06-15
   days on market $74,900 Active 202 DOM
6. 2026-06-14
   days on market $74,900 Active 200 DOM
7. 2026-06-13
   days on market $74,900 Active 199 DOM
8. 2026-06-10
   days on market $74,900 Active 197 DOM
9. 2026-06-09
   days on market $74,900 Active 196 DOM
10. 2026-06-08
    days on market $74,900 Active 195 DOM
11. 2026-06-07
    days on market $74,900 Active 194 DOM
12. 2026-06-02
    days on market $74,900 Active 189 DOM
13. 2026-06-01
    days on market $74,900 Active 188 DOM
14. 2026-05-31
    days on market $74,900 Active 187 DOM
15. 2026-05-30
    days on market $74,900 Active 186 DOM
16. 2025-11-24
    listed $74,900 Active
17. 2025-10-27
    historical
18. 2023-07-07
    listed Active
19. 2023-07-01
    historical
20. 2023-06-05
    price
21. 2023-05-03
    price
22. 2023-03-03
    listed Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $60,000
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$4,800
• − Management: −$4,800
• − Depreciation: −$2,179
• Taxable income: $42,528
• Est. tax owed @ 24.0%: −$10,207
• After-tax cash flow: $30,982/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

7 events — show timeline

• 2025-11-24 Listed $74,900 RMLSA as Distributed by MLS Grid
• 2025-10-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2023-07-07 Listed — RMLSA as Distributed by MLS Grid
• 2023-07-01 Listing Removed — RMLSA as Distributed by MLS Grid
• 2023-06-05 Price Changed — RMLSA as Distributed by MLS Grid
• 2023-05-03 Price Changed — RMLSA as Distributed by MLS Grid
• 2023-03-03 Listed — RMLSA as Distributed by MLS Grid