201 N Rose St · Elmwood, IL 61529

$145,000

24 bd · 16.0 ba · 3,033 sqft · MultiFamily · 96 Days on market

Fair condition 10,454 sqft lot $48/sqft · at area comps Est $148k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.3/15.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Great investment opportunity in the heart of Elmwood! This 4-unit multifamily property offers a solid small-town investment providing immediate income potential. The property does need updates and improvements, making it an ideal value-add opportunity for investors looking to build equity and increase rental income. Located in a quiet community, this property offers the appeal of small-town living while still presenting strong rental potential. New Furnace in 2025

Key facts

• 0.24 acre lot
• 10 parking spots
• Listed 96 days

Tags

• 4 UNIT MULTIFAMILY PROPERTY
• IMMEDIATE INCOME POTENTIAL
• STRONG RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $472/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#243 in IL, #4,424 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Elmwood CUSD 322 (rural): math 35% / reading 37% proficiency, ranked #165 of 620 in IL (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 17 active listings in the ZIP; 73 units permitted in Peoria 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.
• Peoria County population projected at -11% 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $105k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.52% ✓
• Cap rate: 21.93%
• Cash-on-cash: 55.84%
• DSCR: 3.48
• GRM: 3.3

CMA / ARV

• ARV (median comp): $147,786
• List price: $145,000
• Delta: -1.89%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 54.2%
• Equity multiple: 3.39×
• Total profit: $96,892
• Equity at exit: $21,620

10-year hold

• IRR: 59.3%
• Equity multiple: 6.90×
• Total profit: $239,544
• Equity at exit: $12,537

Cash invested: $40,600 (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 61529

• Home prices YoY: -29.0%
• Active inventory: 17
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $3,660 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$769
• Net cashflow: $1,889

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,990	-5% $1,939	+0% $1,889	+5% $1,839	+10% $1,789
Rent	-10% $1,600	-5% $1,745	+0% $1,889	+5% $2,034	+10% $2,178
Rate	-1.0pp $1,962	-0.5pp $1,926	base $1,889	+0.5pp $1,852	+1.0pp $1,814

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$3,660
Total (4 units)			$3,660

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $145,000 Active 96 DOM
2. 2026-06-18
   days on market $145,000 Active 94 DOM
3. 2026-06-17
   days on market $145,000 Active 93 DOM
4. 2026-06-16
   days on market $145,000 Active 92 DOM
5. 2026-06-15
   days on market $145,000 Active 91 DOM
6. 2026-06-13
   days on market $145,000 Active 89 DOM
7. 2026-06-12
   days on market $145,000 Active 88 DOM
8. 2026-06-09
   days on market $145,000 Active 85 DOM
9. 2026-06-08
   days on market $145,000 Active 84 DOM
10. 2026-06-07
    days on market $145,000 Active 83 DOM
11. 2026-06-07
    days on market $145,000 Active 82 DOM
12. 2026-06-04
    days on market $145,000 Active 79 DOM
13. 2026-06-02
    days on market $145,000 Active 78 DOM
14. 2026-06-01
    days on market $145,000 Active 77 DOM
15. 2026-05-31
    days on market $145,000 Active 76 DOM
16. 2026-05-31
    days on market $145,000 Active 75 DOM
17. 2026-05-08
    status Active 468-char remark

    Show marketing remark (468 chars)

    Great investment opportunity in the heart of Elmwood! This 4-unit multifamily property offers a solid small-town investment providing immediate income potential. The property does need updates and improvements, making it an ideal value-add opportunity for investors looking to build equity and increase rental income. Located in a quiet community, this property offers the appeal of small-town living while still presenting strong rental potential. New Furnace in 2025

18. 2026-05-08
    price $145,000 468-char remark

    Show marketing remark (468 chars)

    Great investment opportunity in the heart of Elmwood! This 4-unit multifamily property offers a solid small-town investment providing immediate income potential. The property does need updates and improvements, making it an ideal value-add opportunity for investors looking to build equity and increase rental income. Located in a quiet community, this property offers the appeal of small-town living while still presenting strong rental potential. New Furnace in 2025

19. 2026-04-09
    historical Under Contract 468-char remark

    Show marketing remark (468 chars)

    Great investment opportunity in the heart of Elmwood! This 4-unit multifamily property offers a solid small-town investment providing immediate income potential. The property does need updates and improvements, making it an ideal value-add opportunity for investors looking to build equity and increase rental income. Located in a quiet community, this property offers the appeal of small-town living while still presenting strong rental potential. New Furnace in 2025

20. 2026-03-16
    listed $148,000 Active 468-char remark

    Show marketing remark (468 chars)

    Great investment opportunity in the heart of Elmwood! This 4-unit multifamily property offers a solid small-town investment providing immediate income potential. The property does need updates and improvements, making it an ideal value-add opportunity for investors looking to build equity and increase rental income. Located in a quiet community, this property offers the appeal of small-town living while still presenting strong rental potential. New Furnace in 2025

21. 2024-12-10
    status Active
22. 2024-12-10
    status Pending
23. 2024-12-10
    historical
24. 2024-10-29
    listed Active
25. 2021-08-06
    historical
26. 2007-01-31
    soldstatus $105,000
27. 2006-05-23
    listed $119,900

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

Taxation est. · year 1

• Rental income: $43,920
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$3,514
• − Management: −$3,514
• − Depreciation: −$4,218
• Taxable income: $21,652
• Est. tax owed @ 24.0%: −$5,197
• After-tax cash flow: $17,475/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This 4-unit multifamily property requires significant exterior and interior repairs, making it a moderate renovation opportunity with high potential for increased value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major interior walls — Paint is faded and uneven
• Major bathrooms — No visible bathrooms
• Major kitchen — No visible kitchen

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both paint interior walls — Improves interior appearance and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior walls · Paint is faded and uneven	Major	$15,000–50,000
bathrooms · No visible bathrooms	Major	$15,000–50,000
kitchen · No visible kitchen	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both paint interior walls — Improves interior appearance and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Elmwood CUSD 322
• NCES district ID: 1714050
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 37% ▼ -16.00%
• Median HH income: $63,006
• Composite: 32.42/100
• National rank: #5726
• State rank: #165 of 620 in IL

Livability — Elmwood

• Score: 74/100
• State rank: #243
• US rank: #4424

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elmwood, IL
• Population (ZIP): 2,784

Population outlook (Peoria County) Hauer SSP2

• Today (2025): 183,007 people
• By 2030: 179,643 · -1.8%
• By 2040: 171,782 · -6.1%
• By 2050: 163,508 · -10.7%
• By 2075: 140,178 · -23.4%
• By 2100: 114,493 · -37.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Peoria

• 2024 margin: Toss-up / Even · D 51.5% · R 46.9% · Other 1.6%
• 2008→2024 swing: -9.2pp toward R · 2008: 13.9pp · 2024: 4.7pp
• All cycles: 2024: D+4.7 2020: D+6.3 2016: D+2.8 2012: D+4.4 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.13%
• Current HPI: 191.2858
• 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

+20.9% since first listed

11 events — show timeline

• 2026-05-08 Relisted — RMLSA as Distributed by MLS Grid
• 2026-05-08 Price Changed $145,000 RMLSA as Distributed by MLS Grid
• 2026-04-09 Contingent — RMLSA as Distributed by MLS Grid
• 2026-03-16 Listed $148,000 RMLSA as Distributed by MLS Grid
• 2024-12-10 Relisted — RMLSA as Distributed by MLS Grid
• 2024-12-10 Pending — RMLSA as Distributed by MLS Grid
• 2024-12-10 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-10-29 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2007-01-31 Sold (MLS) $105,000 RMLSA as Distributed by MLS Grid
• 2006-05-23 Listed $119,900 RMLSA as Distributed by MLS Grid