434 Wesley Rd · Creve Coeur, IL 61571

$79,900

2 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 1 Days on market

Built 1898 8,750 sqft lot Est $130k · 38% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks

This is a lot of square foot for the money. Sits on a double lot. The cosmetics need a little love but all the big ticket items are newer. Roof, driveway, gutters/gutter guards, and siding new in 2014. HVAC and water heater 2021. Updated panel and windows, exact age unknown. This home is being sold As Is.

Key facts

• New siding
• New hvac
• New driveway

Tags

• DOUBLE LOT
• NEW ROOF
• NEW DRIVEWAY
• NEW GUTTERS
• NEW SIDING
• NEW HVAC

Property features AI

Exterior

• Parking: Parking pad (no garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1898
• Construction: Shingle roof; Original construction (not new)
• Exterior features: Shed(s); Replacement windows; Level to sloped lot

Interior

• Kitchen: Kitchen on main level (approx. 13 x 9, hardwood flooring)
• Bedrooms: 3 bedrooms; Primary bedroom on upper level (approx. 18 x 14, vinyl flooring, egress window); Second bedroom on main level (approx. 17 x 11, other flooring, egress window); Third bedroom on main level (approx. 12 x 12, carpet, no egress window)
• Flooring: Vinyl; Carpet; Hardwood; Other (in one bedroom)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic storage; Ceiling fans; Has basement (crawl space, partial, partially finished)
• Laundry & utility: Main-level laundry room (approx. 8 x 7)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

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: 129 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 $552 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1898 — 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: 1.69% ✓
• Cap rate: 14.04%
• Cash-on-cash: 27.67%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $129,744
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 N Highland Ave	0.36mi	3/1.0 (+1)	1,268 (-0%)	3mo	$159,999	$126	75
472 Hillcrest Dr	0.09mi	2/1.0	1,128 (-11%)	2mo	$115,000	$102	75
104 Oaklawn Ter	0.33mi	2/1.0	1,108 (-13%)	8mo	$75,000	$68	56
317 Smith St	0.66mi	3/1.0 (+1)	1,270 (-0%)	13mo	$120,000	$94	53
317 N Highland St	0.38mi	3/1.5 (+1)	1,165 (-8%)	10mo	$117,000	$100	53
411 W Muller Rd	0.72mi	2/1.0	1,302 (+2%)	12mo	$121,500	$93	52
269 S Thorncrest Ave	0.58mi	3/2.0 (+1)	1,183 (-7%)	2mo	$130,000	$110	51
110 Castleman Ct	0.72mi	2/1.5	1,100 (-14%)	10mo	$169,900	$154	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: 21.8%
• Equity multiple: 1.89×
• Total profit: $19,923
• Equity at exit: $11,913

10-year hold

• IRR: 29.8%
• Equity multiple: 3.67×
• Total profit: $59,729
• Equity at exit: $6,908

Cash invested: $22,372 (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 61571

• Active inventory: 129
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$98 /mo · $1,181/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $516

Break-even live

Break-even rent $697

Max offer price $79,900

Occupancy floor 57%

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: $19,975
• Closing costs: $2,397
• 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	13d	1	1.44mi

Listing history 3 events

1. 2026-06-19
   status $79,900 Pending 1 DOM
2. 2026-06-17
   remarks 308-char remark
3. 2026-06-17
   listed $79,900 Active 1 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: $1,181 · $98/mo
• Projected year-2 tax: $1,497 · $125/mo
• Expected delta: +$316/yr (+$26/mo · 26.8%)

ⓘ 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 ≥105°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: −$4,476
• − Property taxes: −$1,181
• − Insurance: −$400
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,324
• Taxable income: $5,228
• Est. tax owed @ 24.0%: −$1,255
• After-tax cash flow: $4,935/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): 24,544

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Lithuanian 4% Italian 3% Iranian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -135.85%
• Current HPI: 149.5627
• 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

+840.0% since first listed

3 events — show timeline

• 2026-06-17 Listed $79,900 RMLSA as Distributed by MLS Grid
• 2005-05-17 Sold (Public Records) $60,000 Public Records
• 1998-07-23 Sold (Public Records) $8,500 Public Records

Property tax history

+14.8%/yr

Latest (2024): $1,181 · +8.5% YoY. Source: county tax records.