621 S Stewart St · Creve Coeur, IL 61610

$67,000

1 bd · 1.0 ba · 576 sqft · SingleFamily public records · 99 Days on market

Built 1938 4,270 sqft lot Est $56k · 20% 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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

sold one time show

Key facts

• Renovated bathroom
• Fresh paint
• New flooring

Tags

• NEW ROOF
• NEW FLOORING
• UPDATED KITCHEN
• RENOVATED BATHROOM
• WALK IN SHOWER
• FRESH PAINT

Property features AI

Exterior

• Parking: Alley access (no garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1938; Approximately 576 building area
• Construction: Shingle roof; No basement
• Exterior features: Shed(s); Level lot; Paved road access

Interior

• Kitchen: Kitchen with vinyl flooring
• Bedrooms: 1 bedroom (main level), approximately 8' x 12', carpeted, egress window
• Flooring: Carpet in living areas and bedroom; Vinyl in kitchen and laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: No central cooling
• Interior features: Cable available; Ceiling fan(s)
• Laundry & utility: Laundry room on main level (approximately 5' x 8')

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($719 rent vs $67k).
• Recommended offer: $61k (9.0% 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; 2 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 $463 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.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $22k; list at $67k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $60,970 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $55,872
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
927 S Stewart St	0.24mi	1/1.0	576 (0%)	20mo	$54,500	$95	72
108 Lewis Ct	0.26mi	2/1.0 (+1)	608 (+6%)	12mo	$96,500	$159	63
316 Zessin St	0.32mi	1/1.0	616 (+7%)	14mo	$59,900	$97	62

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-330
• Equity at exit: $9,990

10-year hold

• IRR: 9.2%
• Equity multiple: 1.70×
• Total profit: $13,196
• Equity at exit: $5,793

Cash invested: $18,760 (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: 7.8×

Monthly cashflow live

• Estimated rent: $719 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$23 /mo · $281/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$151
• Net cashflow: $166

Break-even live

Break-even rent $510

Max offer price $67,000

Occupancy floor 72%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
928 S Stewart St Unit 1 Creve Coeur, IL	1.0	1.0	630	$725	$1.15	21d	1	0.24mi
1107 Pekin Ave Unit B Creve Coeur, IL	1.0	1.0	600	$700	$1.17	21d	1	0.89mi

Listing history 24 events

1. 2026-06-19
   days on market $67,000 Under Contract 99 DOM
2. 2026-06-18
   days on market $67,000 Under Contract 98 DOM
3. 2026-06-17
   days on market $67,000 Under Contract 97 DOM
4. 2026-06-16
   days on market $67,000 Under Contract 96 DOM
5. 2026-06-15
   days on market $67,000 Under Contract 95 DOM
6. 2026-06-14
   days on market $67,000 Under Contract 93 DOM
7. 2026-06-13
   days on market $67,000 Under Contract 92 DOM
8. 2026-06-10
   days on market $67,000 Under Contract 90 DOM
9. 2026-06-09
   days on market $67,000 Under Contract 89 DOM
10. 2026-06-08
    days on market $67,000 Under Contract 88 DOM
11. 2026-06-07
    days on market $67,000 Under Contract 87 DOM
12. 2026-06-03
    status $67,000 Under Contract 82 DOM
13. 2026-06-02
    days on market $67,000 Active 82 DOM
14. 2026-06-01
    days on market $67,000 Active 81 DOM
15. 2026-05-31
    days on market $67,000 Active 80 DOM
16. 2026-05-30
    days on market $67,000 Active 79 DOM
17. 2026-05-19
    price $67,000
18. 2026-05-06
    status Active
19. 2026-04-01
    historical Under Contract
20. 2026-03-12
    listed $70,000 Active
21. 2007-07-21
    soldstatus $21,700 18-char remark

    Show marketing remark (18 chars)

    sold one time show

22. 2007-05-22
    listed $23,000 18-char remark

    Show marketing remark (18 chars)

    sold one time show

23. 2002-11-20
    soldstatus $13,500 319-char remark

    Show marketing remark (319 chars)

    1 BEDROOM BUNGALOW WITH ALUMINUM SIDING, NEWER ROOF, 30 GALLON GAS WATER HE ATER & CARPET; EAT-IN-KITCHEN; LIVING & DINING ROOMS; SOLD "AS IS"-NO WARR- ANTIES; 4 1/2' X 10 1/2' WOOD DECK W/12' HANDICAP RAMP; ALLEY ACCESS IN BAC K; PRICED FOR QUICK SALE; NEEDS TLC; DAY TIME SHOWINGS ONLY-NO UTILITIES;

24. 2002-10-14
    listed $14,900 319-char remark

    Show marketing remark (319 chars)

    1 BEDROOM BUNGALOW WITH ALUMINUM SIDING, NEWER ROOF, 30 GALLON GAS WATER HE ATER & CARPET; EAT-IN-KITCHEN; LIVING & DINING ROOMS; SOLD "AS IS"-NO WARR- ANTIES; 4 1/2' X 10 1/2' WOOD DECK W/12' HANDICAP RAMP; ALLEY ACCESS IN BAC K; PRICED FOR QUICK SALE; NEEDS TLC; DAY TIME SHOWINGS ONLY-NO UTILITIES;

ⓘ 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: $281 · $23/mo
• Projected year-2 tax: $901 · $75/mo
• Expected delta: +$620/yr (+$52/mo · 220.8%)

ⓘ 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 ≥103°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: $8,634
• − Mortgage interest: −$3,753
• − Property taxes: −$281
• − Insurance: −$335
• − Repairs & maintenance: −$691
• − Management: −$691
• − Depreciation: −$1,949
• Taxable income: $934
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $1,764/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

+349.7% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $67,000 RMLSA as Distributed by MLS Grid
• 2026-05-06 Relisted — RMLSA as Distributed by MLS Grid
• 2026-04-01 Contingent — RMLSA as Distributed by MLS Grid
• 2026-03-12 Listed $70,000 RMLSA as Distributed by MLS Grid
• 2007-07-21 Sold (MLS) $21,700 RMLSA as Distributed by MLS Grid
• 2007-05-22 Listed $23,000 RMLSA as Distributed by MLS Grid
• 2002-11-20 Sold (MLS) $13,500 RMLSA as Distributed by MLS Grid
• 2002-10-14 Listed $14,900 RMLSA as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2024): $281 · +413.2% YoY. Source: county tax records.