120 Mount Aire Dr · East Peoria, IL 61611

$75,000

2 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 2 Days on market

Built 1953

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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

MULTIPLE OFFERS! SELLER CALLING FOR HIGHEST AND BEST BY 6/5 @ 3:00 PM! Welcome home to the Highview Knoll subdivision in East Peoria! This 2-bedroom, 1-bath home offers a great opportunity to build equity and make it your own. Step inside from the covered front porch into the living room, which flows into the eat-in kitchen. Both bedrooms feature hardwood flooring, and a full bath completes the main level. The walkout basement includes a shower, sink, laundry area, additional space is providing extra functionality and storage. A breezeway connects the home to the attached 2-stall garage, and the backyard offers plenty of room for outdoor activities. Conveniently located, this home is ready

Key facts

• Covered front porch
• Hardwood flooring
• Walkout basement

Tags

• HIGHVIEW KNOLL SUBDIVISION
• COVERED FRONT PORCH
• EAT-IN KITCHEN
• HARDWOOD FLOORING
• WALKOUT BASEMENT
• LAUNDRY AREA

Property features AI

Finance

• Other: Residential zoning; Subdivision: Highview Knolls
• HOA & community: No association fees reported

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Not new construction; Living area reported as 1008
• Construction: Shingle roof; Built in 1953; Foundation and exterior construction details not provided
• Exterior features: Level lot; Paved road access; Lot dimensions approximately 65 x 177 x 113 x 140

Interior

• Kitchen: Kitchen on main level (approximately 13.6 x 9.6) — no appliances listed
• Bedrooms: 2 bedrooms on the main level (Bedroom 1 ~13.1 x 11.4, Bedroom 2 ~11.4 x 10) — both have egress windows
• Flooring: Hardwood in bedrooms; Carpet in living room; Vinyl in kitchen and breezeway
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Gas water heater (heating source listed)
• Interior features: Full, unfinished basement; No fireplaces; No built-in appliances listed
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 12.4% vs local median 4.6% 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: 145 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 $519 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 ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1953 — 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: 1.50% ✓
• Cap rate: 12.37%
• Cash-on-cash: 21.71%
• DSCR: 1.97
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $178,752
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Mount Aire Dr	0.09mi	2/1.0	1,400 (+4%)	22mo	$125,000	$89	71
224 Mount Aire Dr	0.15mi	2/1.5	1,165 (-13%)	3mo	$189,900	$163	66
202 Castle Ln	0.22mi	3/2.0 (+1)	1,214 (-10%)	7mo	$170,000	$140	59
608 Highview Rd	0.27mi	3/3.0 (+1)	1,452 (+8%)	19mo	$240,000	$165	45
311 Juniper Ln	0.61mi	3/1.5 (+1)	1,450 (+8%)	12mo	$236,500	$163	42
124 Greenlawn Ct	0.65mi	3/1.5 (+1)	1,288 (-4%)	21mo	$150,000	$116	39
2620 Fondulac Dr	0.67mi	3/2.0 (+1)	1,500 (+12%)	6mo	$200,000	$133	35
107 Swiss Ln	0.73mi	3/1.0 (+1)	1,432 (+6%)	22mo	$156,900	$110	32
201 Kickapoo Dr	0.61mi	3/2.0 (+1)	1,500 (+12%)	14mo	$200,000	$133	31

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: 14.3%
• Equity multiple: 1.57×
• Total profit: $12,056
• Equity at exit: $11,183

10-year hold

• IRR: 23.1%
• Equity multiple: 2.99×
• Total profit: $41,702
• Equity at exit: $6,485

Cash invested: $21,000 (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: 145
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $380

Break-even live

Break-even rent $644

Max offer price $75,000

Occupancy floor 61%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Highview Rd East Peoria, IL	2.0	1.0	950	$1,125	$1.18	13d	4	1.32mi

Listing history 2 events

1. 2026-06-07
   remarks 699-char remark
2. 2026-06-07
   listed $75,000 Pending 2 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: $1,011 · $84/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$346/yr (+$29/mo · 34.2%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,500
• − Mortgage interest: −$4,201
• − Property taxes: −$1,011
• − Insurance: −$375
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$2,182
• Taxable income: $3,571
• Est. tax owed @ 24.0%: −$857
• After-tax cash flow: $3,702/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

2 events — show timeline

• 2026-06-05 Pending — RMLSA as Distributed by MLS Grid
• 2026-06-03 Listed $75,000 RMLSA as Distributed by MLS Grid

Property tax history

+0.1%/yr

Latest (2024): $1,011 · -5.0% YoY. Source: county tax records.