200 Bess St · East Peoria, IL 61571

$165,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 2 Days on market

Built 1963 8,712 sqft lot Est $139k · 18% over

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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 +17.9/30.0
• DSCR +5.6/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this immaculately maintained 4-bedroom, 2-bath ranch in Sundale Subdivision, where pride of ownership shines inside and out. This home offers an amazing floor plan with a bright, inviting living room and an eat-in kitchen featuring appliances that stay. The main level includes three comfortable bedrooms and a full bath. The finished walk-out basement adds valuable living space with a family room, full bath, fourth bedroom (no egress), and a versatile bonus area with workshop. Enjoy the fenced backyard complete with a shed and raised garden bed—perfect for outdoor living and gardening. Updates include AC 2021, roof & driveway 2020, gutter guards 2015, furnace 2014. Ori

Key facts

• Eat-in kitchen
• Workshop
• Raised garden bed

Tags

• EAT-IN KITCHEN
• FINISHED WALK-OUT BASEMENT
• FENCED BACKYARD
• RAISED GARDEN BED
• WORKSHOP
• ORIGINAL HARDWOOD FLOORS

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Not new construction; Level lot; Paved road access
• Construction: Shingle roof; Built in 1963
• Exterior features: Fenced yard; Shed(s)

Interior

• Kitchen: Kitchen with vinyl flooring; Refrigerator; Microwave
• Bedrooms: Four bedrooms total (three on the main level; one in the basement)
• Flooring: Carpet in most living areas and bedrooms; Vinyl flooring in kitchen and laundry
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Cable available; Wood-burning fireplace in the family room; Finished daylight, full basement with walk-out access; Workshop in the basement
• Laundry & utility: Basement laundry room (vinyl flooring); Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (12.8% below list).
• Recommended offer: $144k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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.
• District 50 Schools (suburban): math 12% / reading 11% proficiency, ranked #553 of 620 in IL (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Beverly Manor Elementary School (math 10% / reading 12%, grade F, #574 of 665 statewide, top 87%, 340 students, 0% FRL) — zoned schools average 0% FRL vs 45% district-wide (45 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 129 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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

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

Recommended offer $143,800 (12.8% below list)

Questions for the listing agent

1. Built in 1963 — 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. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $139,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Rosewood Dr	0.28mi	3/1.0	925 (-1%)	1mo	$153,000	$165	84
207 Rosewood Dr	0.28mi	3/1.0	928 (-1%)	2mo	$159,900	$172	84
121 Bess St	0.03mi	2/1.0 (-1)	1,008 (+8%)	1mo	$150,000	$149	80
403 Rosewood Dr	0.30mi	3/1.0	925 (-1%)	5mo	$125,000	$135	80
107 Oriental Dr	0.32mi	3/1.0	912 (-3%)	4mo	$110,000	$121	78
306 Monterey Dr	0.59mi	3/1.0	912 (-3%)	8mo	$143,000	$157	62
305 Mary St	0.17mi	3/1.5	1,073 (+15%)	5mo	$142,000	$132	61
112 Briargate Rd	0.28mi	2/1.0 (-1)	816 (-13%)	2mo	$150,000	$184	59
103 S Meadowview Ln	0.71mi	3/1.0	972 (+4%)	6mo	$106,000	$109	56
230 Stahl Ave	0.63mi	2/1.0 (-1)	884 (-6%)	3mo	$108,000	$122	54
2252 Northridge Ln	0.71mi	3/1.0	825 (-12%)	1mo	$130,000	$158	46
104 Cherry Ln	0.58mi	2/1.0 (-1)	1,048 (+12%)	6mo	$128,000	$122	43

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-17,861
• Equity at exit: $24,602

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-4,309
• Equity at exit: $14,266

Cash invested: $46,200 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,438 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$62 /mo · $739/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $140

Break-even live

Break-even rent $1,260

Max offer price $165,000

Occupancy floor 85%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2244 Northridge Ln Washington, IL	3.0	1.0	825	$1,500	$1.82	13d	1	0.75mi
924 School St Washington, IL	2.0	2.0	1000	$1,250	$1.25	13d	1	0.88mi
100 Pheasant Run Washington, IL	2.0	2.0	1121	$1,612	$1.44	13d	6	1.15mi

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-28
   listed $165,000 Active

ⓘ 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: $739 · $62/mo
• Projected year-2 tax: $2,242 · $187/mo
• Expected delta: +$1,503/yr (+$125/mo · 203.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $17,256
• − Mortgage interest: −$9,243
• − Property taxes: −$739
• − Insurance: −$825
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$4,800
• Taxable loss: −$1,111
• Est. tax savings @ 24.0%: +$267
• After-tax cash flow: $1,952/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: District 50 Schools
• NCES district ID: 1741010
• Math proficiency: 12% ▼ -2.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $50,613
• Composite: 10.93/100
• National rank: #9748
• State rank: #553 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): 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

2 events — show timeline

• 2026-04-30 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-28 Listed $165,000 RMLSA as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2024): $739 · -2.4% YoY. Source: county tax records.