204 E Ridge Rd · East Peoria, IL 61611

$19,900

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 10 Days on market

Built 1940 0.31 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

3 bedroom home offering great potential for investors, flippers, or buyers looking to make it their own! Features include a partial basement, 1-car detached garage, and a large wooded lot providing privacy and a peaceful setting. Plenty of opportunity to add your personal touches and build equity. Convenient location with room to grow and improve! SOLD-AS-IS

Key facts

• Wooded lot
• Partial basement
• Convenient location

Tags

• PARTIAL BASEMENT
• DETACHED GARAGE
• WOODED LOT
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water and public sewer
• Home design: Single family residence; Built in 1940; Living area approximately 1472
• Construction: Shingle roof; Not new construction
• Exterior features: Level, wooded lot; Lot dimensions approximately 70 x 199

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms (two on the main level, one on the upper level); Primary/main-level bedrooms approximately 11 x 11 and 10 x 10; upper-level bedroom approximately 16 x 12; Bedrooms have egress windows
• Flooring: Other flooring (throughout listed rooms)
• Bathrooms: One full bathroom
• Heating & cooling: No cooling listed
• Interior features: Partial, unfinished basement with walk-out access; No central cooling; No fireplaces
• Laundry & utility: Basement and utility space (partial, unfinished basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $993 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 66.2% 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 $138 of loan paydown is wiped out by about $597 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $19,900

Questions for the listing agent

1. Built in 1940 — 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: 7.19% ✓
• Cap rate: 66.17%
• Cash-on-cash: 213.84%
• DSCR: 10.51
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $145,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 S Inglewood St	0.19mi	3/1.0	1,444 (-1%)	19mo	$95,000	$66	74
104 N Inglewood Dr	0.13mi	2/2.0 (-1)	1,372 (-6%)	8mo	$135,000	$98	69
125 W Eden St	0.35mi	3/1.0	1,376 (-6%)	8mo	$148,000	$108	68
308 Neumann Dr	0.46mi	3/1.5	1,395 (-4%)	3mo	$151,000	$108	67
108 Oakwood Ave	0.46mi	2/1.5 (-1)	1,404 (-4%)	9mo	$135,000	$96	58
100 Ridge Bend Dr	0.64mi	4/1.0 (+1)	1,440 (-1%)	7mo	$179,900	$125	57
101 N Norwood Pl	0.09mi	3/2.0	1,640 (+13%)	21mo	$128,000	$78	53
101 Ridge Bend Dr	0.61mi	3/1.5	1,481 (+2%)	19mo	$138,500	$94	51
425 Neumann Dr	0.39mi	3/2.0	1,638 (+12%)	10mo	$177,000	$108	49
344 Schulzki Ln	0.63mi	2/1.5 (-1)	1,463 (+0%)	23mo	$161,000	$110	44
1211 Meadow Ave	0.63mi	3/1.0	1,353 (-7%)	24mo	$45,000	$33	39
111 Racill Ct	0.54mi	3/1.0	1,304 (-10%)	22mo	$130,000	$100	39

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: —
• Equity multiple: 11.77×
• Total profit: $60,036
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 25.01×
• Total profit: $133,797
• Equity at exit: $1,721

Cash invested: $5,572 (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: 1.2×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$104
• Tax est. 1.5%: −$25 /mo · $298/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $993

Break-even live

Break-even rent $174

Max offer price $19,900

Occupancy floor 26%

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-13
   statusdays on market $19,900 Pending 10 DOM
2. 2026-06-10
   days on market $19,900 Active 9 DOM
3. 2026-06-09
   days on market $19,900 Active 8 DOM
4. 2026-06-08
   days on market $19,900 Active 7 DOM
5. 2026-06-07
   days on market $19,900 Active 6 DOM
6. 2026-06-02
   remarks 360-char remark
7. 2026-06-02
   listed $19,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $17,171
• − Mortgage interest: −$1,115
• − Property taxes: −$298
• − Insurance: −$100
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$579
• Taxable income: $12,332
• Est. tax owed @ 24.0%: −$2,960
• After-tax cash flow: $8,955/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

1 event — show timeline

• 2026-06-01 Listed $19,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2024): $2,348 · +5.3% YoY. Source: county tax records.