116 N West St · Princeville, IL 61559

$109,900

3 bd · 1.5 ba · 1,880 sqft · SingleFamily public records · 17 Days on market

Built 1885 0.41 ac lot $58/sqft · 30% below area Est $156k · 30% 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 +19.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +6.1/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Make your appointment to see this great opportunity expand your rental portfolio // or buy as a fix and sell for profit. this large home features 4 good sized bedrooms. Lots of storage space with ample closet space. There is also a 3 car garage, for additional storage and car space.

Key facts

• 0.41 acre lot
• 3 garage spots
• Built 1885

Property features AI

Finance

• Other: Unincorporated location (Princeville township); Possession at closing; Some photos are virtually staged
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached owned garage with space for 3 cars (garage owned)
• Utilities: Public water service; Public sewer service
• Home design: Detached single-family two-story home; Two-story model (Two Story Home); Fee simple ownership; Built over 100 years ago
• Construction: Vinyl siding with frame construction; Asphalt roof; Built before 1978
• Exterior features: Oversized Chicago lot with dimensions approximately 126 x 142; Public water; Public sewer

Interior

• Kitchen: Kitchen (main level, 15 x 19)
• Bedrooms: Four bedrooms (master on the main level; three additional bedrooms on the second floor: 10x15, 10x14, 10x13); Enclosed porch (main level)
• Flooring: Laminate flooring in the kitchen; Carpet in the master bedroom
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Seven total rooms; Partial cellar basement
• Laundry & utility: Main-level laundry room (7 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#461 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Princeville CUSD 326 (rural): math 42% / reading 38% proficiency, ranked #136 of 620 in IL (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 12 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 $760 of loan paydown is wiped out by about $3k 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 17 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.16% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 7.2

CMA / ARV

• ARV (median comp): $156,010
• List price: $109,900
• Delta: -29.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 W North St	0.19mi	3/2.0	1,676 (-11%)	2mo	$238,000	$142	70
403 W North St	0.16mi	3/2.5	2,048 (+9%)	8mo	$236,000	$115	67
103 N Stanton St	0.35mi	3/2.0	1,958 (+4%)	16mo	$148,000	$76	62
350 S Santa FE Ave	0.43mi	4/2.0 (+1)	1,926 (+2%)	12mo	$183,000	$95	59
419 S Santa FE Ave	0.44mi	3/2.0	1,664 (-12%)	12mo	$53,900	$32	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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-10,092
• Equity at exit: $16,386

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,417
• Equity at exit: $9,502

Cash invested: $30,772 (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 61559

• Home prices YoY: -17.4%
• Active inventory: 12
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,272 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$263 /mo · $3,157/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $120

Break-even live

Break-even rent $1,120

Max offer price $109,900

Occupancy floor 86%

Sensitivity live

Price	-10% $182	-5% $151	+0% $120	+5% $89	+10% $57
Rent	-10% $19	-5% $69	+0% $120	+5% $170	+10% $220
Rate	-1.0pp $175	-0.5pp $148	base $120	+0.5pp $91	+1.0pp $62

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-04
   listed $109,900 Active 284-char remark
2. 2017-03-02
   soldstatus $105,000

ⓘ 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: $3,157 · $263/mo
• Projected year-2 tax: $3,157 · $263/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,263
• − Mortgage interest: −$6,156
• − Property taxes: −$3,157
• − Insurance: −$550
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$3,197
• Taxable loss: −$238
• Est. tax savings @ 24.0%: +$57
• After-tax cash flow: $1,493/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: Princeville CUSD 326
• NCES district ID: 1732770
• Math proficiency: 42% ▼ -4.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $62,163
• Composite: 35.68/100
• National rank: #4873
• State rank: #136 of 620 in IL

Livability — Princeville

• Score: 68/100
• State rank: #461
• US rank: #9576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeville, IL
• Population (ZIP): 3,726

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Italian 2% Romanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -45.98%
• Current HPI: 218.4389
• 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

+4.7% since first listed

3 events — show timeline

• 2026-05-21 Pending — MRED as Distributed by MLS Grid
• 2026-05-04 Listed $109,900 MRED as Distributed by MLS Grid
• 2017-03-02 Sold (Public Records) $105,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $3,157 · +7.4% YoY. Source: county tax records.