1915 E Washington St · East Peoria, IL 61611

$149,900

3 bd · 1.0 ba · 1,186 sqft · SingleFamily public records · 60 Days on market

Built 1940 Est $120k · 25% over

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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 +13.5/30.0
• 1% rule +4.2/10.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 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

Great opportunity for investor or growing family! Affordable 4 bedroom home on double lot backing up to woods. Convenient main floor laundry room. Updated vinyl siding and windows. New front shingles (layover) in 2019 and back shingles in 2016. New vinyl floor and freshly painted cabinets in kitchen. Large deck power washed 2019. Extra off street parking area on west side plus a one stall garage on east side. Updated electrical panel on circuit breakers. Freshly painted basement & front porch. Previously rented for $850/month. Convenient access to busline & Fondulac Shopping Center. Available for immediate possession!

Key facts

• Extra parking area
• Front porch
• Double lot

Tags

• DOUBLE LOT
• BACKS UP TO THE WOODS
• FRONT PORCH
• EXTRA LARGE ENTRY WAY
• DETACHED GARAGE
• EXTRA PARKING AREA

Property features AI

Exterior

• Parking: Detached garage with 1 garage space; Parking pad
• Utilities: Public water; Public sewer; Gas (for heating/water heater)
• Home design: Single family residence; Not new construction
• Construction: Built in 1940; Full basement
• Exterior features: Terraced/sloping and wooded lot; Paved road access; Shingle roof

Interior

• Kitchen: Kitchen with laminate flooring
• Bedrooms: 4 bedrooms (mix of main, upper, lower and basement levels; bedrooms have carpet flooring and egress windows in applicable rooms); Bedroom sizes include: one ~11.1 x 9.03 (main), one 12 x 9.1 (upper), one 9.04 x 9.1 (upper), one 11 x 11.02 (upper)
• Flooring: Carpet in bedrooms and multiple rooms; Laminate in kitchen and some main-level areas; Vinyl in entry
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic storage; Ceiling fans; Full basement
• Laundry & utility: Main-level laundry room (6 x 5) with laminate flooring; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $4 ($50/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 $138k (8.2% below list).
• Recommended offer: $138k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• 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; 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 $4k 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 60 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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 $55k; list at $150k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,599 (8.2% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 0.92% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $119,786
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Callender Ave	0.42mi	3/1.0	1,176 (-1%)	9mo	$121,900	$104	72
110 Brow Dr	0.65mi	3/1.0	1,200 (+1%)	5mo	$78,000	$65	64
131 Arnold St	0.42mi	3/2.0	1,288 (+9%)	1mo	$150,000	$116	61
421 Shadoway Dr	0.54mi	3/2.0	1,198 (+1%)	13mo	$80,000	$67	58
114 Raynor St	0.72mi	3/1.0	1,152 (-3%)	8mo	$136,000	$118	55
122 Callender St	0.41mi	4/1.0 (+1)	1,289 (+9%)	9mo	$125,000	$97	54
165 Shadoway Dr	0.63mi	3/1.0	1,064 (-10%)	2mo	$102,000	$96	52
207 Arnold Ave	0.61mi	3/1.0	1,329 (+12%)	1mo	$70,000	$53	50
110 Brow Ct	0.63mi	2/1.0 (-1)	1,300 (+10%)	2mo	$119,900	$92	48
112 Arnold Ave	0.60mi	3/1.0	1,012 (-15%)	2mo	$102,000	$101	46
706 Meadow Ave	0.50mi	3/1.0	1,040 (-12%)	12mo	$123,000	$118	46
107 Raynor St	0.67mi	3/1.0	1,008 (-15%)	3mo	$134,900	$134	41

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-23,975
• Equity at exit: $22,351

10-year hold

• IRR: -7.7%
• Equity multiple: 0.52×
• Total profit: $-20,333
• Equity at exit: $12,961

Cash invested: $41,972 (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 61611

• Home prices YoY: -30.8%
• Active inventory: 145
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,376 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$234 /mo · $2,812/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $4

Break-even live

Break-even rent $1,371

Max offer price $149,900

Occupancy floor 95%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-19
   status Pending
2. 2026-03-18
   listed $149,900 Active
3. 2021-08-06
   historical
4. 2020-01-13
   soldstatus $55,000 633-char remark

   Show marketing remark (633 chars)

   Great opportunity for investor or growing family! Affordable 4 bedroom home on double lot backing up to woods. Convenient main floor laundry room. Updated vinyl siding and windows. New front shingles (layover) in 2019 and back shingles in 2016. New vinyl floor and freshly painted cabinets in kitchen. Large deck power washed 2019. Extra off street parking area on west side plus a one stall garage on east side. Updated electrical panel on circuit breakers. Freshly painted basement & front porch. Previously rented for $850/month. Convenient access to busline & Fondulac Shopping Center. Available for immediate possession!

5. 2019-10-17
   listed $59,900 633-char remark

   Show marketing remark (633 chars)

   Great opportunity for investor or growing family! Affordable 4 bedroom home on double lot backing up to woods. Convenient main floor laundry room. Updated vinyl siding and windows. New front shingles (layover) in 2019 and back shingles in 2016. New vinyl floor and freshly painted cabinets in kitchen. Large deck power washed 2019. Extra off street parking area on west side plus a one stall garage on east side. Updated electrical panel on circuit breakers. Freshly painted basement & front porch. Previously rented for $850/month. Convenient access to busline & Fondulac Shopping Center. Available for immediate possession!

6. 2010-07-19
   soldstatus $30,000
7. 2010-07-19
   soldstatus $30,000
8. 2010-04-12
   listed $34,000
9. 2003-06-30
   soldstatus $67,500
10. 2003-05-03
    listed $69,900
11. 2000-06-16
    soldstatus $59,900
12. 2000-06-01
    soldstatus $60,000
13. 1999-11-09
    listed $59,900

ⓘ 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: $2,812 · $234/mo
• Projected year-2 tax: $3,107 · $259/mo
• Expected delta: +$296/yr (+$25/mo · 10.5%)

ⓘ 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 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,512
• − Mortgage interest: −$8,397
• − Property taxes: −$2,812
• − Insurance: −$750
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$4,361
• Taxable loss: −$2,449
• Est. tax savings @ 24.0%: +$588
• After-tax cash flow: $638/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

+150.3% since first listed

13 events — show timeline

• 2026-05-19 Pending — RMLSA as Distributed by MLS Grid
• 2026-03-18 Listed $149,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2020-01-13 Sold (MLS) $55,000 RMLSA as Distributed by MLS Grid
• 2019-10-17 Listed $59,900 RMLSA as Distributed by MLS Grid
• 2010-07-19 Sold (Public Records) $30,000 Public Records
• 2010-07-19 Sold (MLS) $30,000 RMLSA as Distributed by MLS Grid
• 2010-04-12 Listed $34,000 RMLSA as Distributed by MLS Grid
• 2003-06-30 Sold (MLS) $67,500 RMLSA as Distributed by MLS Grid
• 2003-05-03 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2000-06-16 Sold (MLS) $59,900 RMLSA as Distributed by MLS Grid
• 2000-06-01 Sold (Public Records) $60,000 Public Records
• 1999-11-09 Listed $59,900 RMLSA as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2024): $2,812 · +3.2% YoY. Source: county tax records.