207 Hillman St · East Peoria, IL 61571

$199,900

2 bd · 1.0 ba · 885 sqft · SingleFamily public records · 28 Days on market

Built 1951 0.37 ac lot

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Why this score? — see what drove the F 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 +7.7/30.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 207 Hillman. This home is Country living with a modern twist. Sitting on just over an acre you will have plenty of room for outdoor activities while also being able to enjoy a completely remodeled home from top to bottom. Not only Visually and Cosmetically beautiful but it also has the Mechanicals to match. Roof 2024, Furnace and AC Unit (including all duct work) 2024, Water Heater 2024, Electrical Box 2024, Gas Meter 2024. The property also boasts a freshly poured gravel driveway that leads into an oversized garage that could snugly fit 4 cars. Do not miss out on this opportunity!

Key facts

• Walkout ranch
• Full remodel
• Full acre

Tags

• WALKOUT RANCH
• OVERSIZED GARAGE
• FULL ACRE
• OPEN CONCEPT LIVING SPACE
• ELEVATED KITCHEN SPACE
• FULL REMODEL

Property features AI

Finance

• Other: School bus service available
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned) with garage door opener; Oversized garage; Total of 3 garage spaces; Space for about 11 vehicles total including driveway, off-street and gravel parking
• Security: CO detectors
• Utilities: Shared well water; Septic tank sewer
• Home design: Detached single-family home; One-story design with walkout basement; Fee simple ownership; Built approx. 71–80 years ago; Home built before 1978
• Construction: Vinyl siding; Block foundation; Asphalt roof
• Exterior features: Deck; Patio; Exterior lighting; Fenced yard; Wooded lot with mature trees and backs to woods; Irregular lot

Interior

• Kitchen: Updated kitchen with eating area/table space; Range; Gas oven; Microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: Master bedroom on the main level (12 x 11) with carpet; Second bedroom on the main level (10 x 10) with carpet; Third bedroom in the walkout basement (15 x 14) with vinyl
• Flooring: Carpet in master bedroom and one main-level bedroom; Vinyl flooring in living room, kitchen, basement bedroom and laundry
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Open floor plan with dining combo; 1st floor bedroom; 1st floor full bath; Walk-in closet(s); Drapes; Dormer attic
• Laundry & utility: Main-level laundry in a laundry closet (6 x 4) with vinyl flooring; Washer and dryer included; Utility room in the lower level (18 x 20); Water softener; Sump pump; CO detectors; Ceiling fan(s); Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-233 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (35.6% below list).
• Recommended offer: $129k (35.6% below list) — sets the bar for 1% rule.

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.
• Washington Chsd 308 (suburban): math 42% / reading 42% proficiency, ranked #112 of 620 in IL (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington Comm High School (math 42% / reading 42%, grade F, #76 of 693 statewide, top 12%, 1,484 students, 0% FRL).
• Market conditions: 129 active listings in the ZIP; 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 $6k 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 28 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,733 (35.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.64% ✗
• Cap rate: 4.89%
• Cash-on-cash: -4.99%
• DSCR: 0.78
• GRM: 12.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.8%
• Equity multiple: 0.16×
• Total profit: $-47,289
• Equity at exit: $29,806

10-year hold

• IRR: -20.7%
• Equity multiple: -0.08×
• Total profit: $-60,530
• Equity at exit: $17,284

Cash invested: $55,972 (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: 12.9×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$118 /mo · $1,420/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-233

Break-even live

Break-even rent $1,582

Max offer price $158,754

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $199,900 Active 28 DOM
2. 2026-06-17
   days on market $199,900 Active 27 DOM
3. 2026-06-16
   days on market $199,900 Active 26 DOM
4. 2026-06-15
   days on market $199,900 Active 25 DOM
5. 2026-06-13
   days on market $199,900 Active 23 DOM
6. 2026-06-12
   pricedays on market $199,900 Active 22 DOM
7. 2026-06-09
   days on market $210,000 Active 19 DOM
8. 2026-06-08
   days on market $210,000 Active 18 DOM
9. 2026-06-07
   days on market $210,000 Active 17 DOM
10. 2026-06-05
    days on market $210,000 Active 15 DOM
11. 2026-06-04
    days on market $210,000 Active 13 DOM
12. 2026-06-02
    days on market $210,000 Active 12 DOM
13. 2026-06-01
    days on market $210,000 Active 11 DOM
14. 2026-05-31
    days on market $210,000 Active 10 DOM
15. 2026-05-31
    days on market $210,000 Active 9 DOM
16. 2026-05-22
    listed $210,000 Active
17. 2024-10-04
    soldstatus $185,000 Closed 599-char remark

    Show marketing remark (599 chars)

    Welcome to 207 Hillman. This home is Country living with a modern twist. Sitting on just over an acre you will have plenty of room for outdoor activities while also being able to enjoy a completely remodeled home from top to bottom. Not only Visually and Cosmetically beautiful but it also has the Mechanicals to match. Roof 2024, Furnace and AC Unit (including all duct work) 2024, Water Heater 2024, Electrical Box 2024, Gas Meter 2024. The property also boasts a freshly poured gravel driveway that leads into an oversized garage that could snugly fit 4 cars. Do not miss out on this opportunity!

18. 2024-09-05
    status Pending 599-char remark

    Show marketing remark (599 chars)

    Welcome to 207 Hillman. This home is Country living with a modern twist. Sitting on just over an acre you will have plenty of room for outdoor activities while also being able to enjoy a completely remodeled home from top to bottom. Not only Visually and Cosmetically beautiful but it also has the Mechanicals to match. Roof 2024, Furnace and AC Unit (including all duct work) 2024, Water Heater 2024, Electrical Box 2024, Gas Meter 2024. The property also boasts a freshly poured gravel driveway that leads into an oversized garage that could snugly fit 4 cars. Do not miss out on this opportunity!

19. 2024-09-03
    price $189,900 599-char remark

    Show marketing remark (599 chars)

    Welcome to 207 Hillman. This home is Country living with a modern twist. Sitting on just over an acre you will have plenty of room for outdoor activities while also being able to enjoy a completely remodeled home from top to bottom. Not only Visually and Cosmetically beautiful but it also has the Mechanicals to match. Roof 2024, Furnace and AC Unit (including all duct work) 2024, Water Heater 2024, Electrical Box 2024, Gas Meter 2024. The property also boasts a freshly poured gravel driveway that leads into an oversized garage that could snugly fit 4 cars. Do not miss out on this opportunity!

20. 2024-08-19
    listed $199,000 Active 599-char remark

    Show marketing remark (599 chars)

    Welcome to 207 Hillman. This home is Country living with a modern twist. Sitting on just over an acre you will have plenty of room for outdoor activities while also being able to enjoy a completely remodeled home from top to bottom. Not only Visually and Cosmetically beautiful but it also has the Mechanicals to match. Roof 2024, Furnace and AC Unit (including all duct work) 2024, Water Heater 2024, Electrical Box 2024, Gas Meter 2024. The property also boasts a freshly poured gravel driveway that leads into an oversized garage that could snugly fit 4 cars. Do not miss out on this opportunity!

21. 2024-08-15
    historical
22. 2024-07-29
    price
23. 2024-07-06
    price
24. 2024-06-24
    listed Active
25. 2003-04-30
    soldstatus $39,000

ⓘ 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: $1,420 · $118/mo
• Projected year-2 tax: $2,979 · $248/mo
• Expected delta: +$1,559/yr (+$130/mo · 109.8%)

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

Taxation est. · year 1

• Rental income: $15,448
• − Mortgage interest: −$11,198
• − Property taxes: −$1,420
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$5,815
• Taxable loss: −$6,456
• Est. tax savings @ 24.0%: +$1,549
• After-tax cash flow: $-1,246/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: Washington Chsd 308
• NCES district ID: 1740980
• Math proficiency: 42% ▬ 0.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $66,029
• Composite: 37.69/100
• National rank: #4361
• State rank: #112 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

• 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

+438.5% since first listed

10 events — show timeline

• 2026-05-22 Listed $210,000 MRED as Distributed by MLS Grid
• 2024-10-04 Sold (MLS) $185,000 RMLSA as Distributed by MLS Grid
• 2024-09-05 Pending — RMLSA as Distributed by MLS Grid
• 2024-09-03 Price Changed $189,900 RMLSA as Distributed by MLS Grid
• 2024-08-19 Listed $199,000 RMLSA as Distributed by MLS Grid
• 2024-08-15 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-07-29 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-07-06 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-06-24 Listed — RMLSA as Distributed by MLS Grid
• 2003-04-30 Sold (Public Records) $39,000 Public Records

Property tax history

+8.0%/yr

Latest (2024): $1,420 · +4.5% YoY. Source: county tax records.