201 Pekin Ave · East Peoria, IL 61611

$99,900

3 bd · 1.0 ba · 1,310 sqft · SingleFamily public records · 5 Days on market

Built 1943 10,454 sqft lot Est $122k · 18% under

---

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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Welcome home to 201 Pekin Avenue nestled on a wooded lot in East Peoria! This charming 2 bedroom, 1.5 bath home sits on . 24 acres and offers simple, comfortable living with great everyday convenience. You’ll love the attached garage plus the large carport, giving you plenty of covered parking, storage, or hobby space. Inside, the home offers a functional layout with built-ins, ceiling fans, neutral decor, a partially finished walk out basement and just the right amount of space. Thoughtful updates include new windows, HVAC, and water heater in 2015. A great opportunity for anyone looking for an affordable home with practical updates, extra parking, and a convenient East Peoria locati

Key facts

• Wooded lot
• Attached garage
• Large carport

Tags

• WOODED LOT
• ATTACHED GARAGE
• LARGE CARPORT
• FUNCTIONAL LAYOUT
• BUILT-INS
• NEW WINDOWS

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Attached garage (1 car); Carport; Paved parking
• Utilities: Public water; Public sewer; Public power
• Home design: Single family residence; Built in 1943; Multiple levels including main, upper, lower, basement and additional levels; Walk-out basement
• Construction: Metal, rubber and shingle roofing
• Exterior features: Lean-to; Paved road access; Ravine, wooded and sloped lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms (one on the main level, one on the upper level); Bedroom dimensions: Main bedroom approx. 12 x 10.01 ft; Upper bedroom approx. 16.02 x 11.03 ft; Loft (upper level) and additional rooms provide flexible space
• Flooring: Laminate flooring in living areas, dining room, kitchen, office, and recreation room; Carpet in one bedroom and loft; Other flooring in basement utility/mechanical areas
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Soaking tub; Full basement with partial finish and walk-out access; Egress windows in some bedrooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.4% 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; 1 comparable units currently listed for rent nearby; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1943 — 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. 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.
5. 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.
6. 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: 1.35% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.57%
• DSCR: 1.65
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $121,830
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 Mckinley St	0.27mi	2/1.0 (-1)	1,356 (+4%)	3mo	$115,000	$85	74
615 Pekin Ave	0.44mi	3/1.0	1,276 (-3%)	13mo	$65,000	$51	64
304 Park Ave	0.43mi	3/1.5	1,256 (-4%)	11mo	$157,000	$125	62
617 N Stewart St	0.63mi	3/2.0	1,248 (-5%)	3mo	$150,000	$120	57
411 W Muller Rd	0.73mi	2/1.0 (-1)	1,302 (-1%)	12mo	$121,500	$93	49

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: 5.1%
• Equity multiple: 1.20×
• Total profit: $5,490
• Equity at exit: $14,895

10-year hold

• IRR: 14.5%
• Equity multiple: 2.17×
• Total profit: $32,814
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$161 /mo · $1,935/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $340

Break-even live

Break-even rent $920

Max offer price $99,900

Occupancy floor 70%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Pekin Ave Apt 2 East Peoria, IL	2.0	1.0	1150	$1,350	$1.17	13d	1	0.04mi

Listing history 3 events

1. 2026-05-12
   status Pending
2. 2026-05-07
   listed $99,900 Active
3. 2026-03-25
   soldstatus $90,000

ⓘ 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: $1,935 · $161/mo
• Projected year-2 tax: $2,102 · $175/mo
• Expected delta: +$166/yr (+$14/mo · 8.6%)

ⓘ 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: $16,200
• − Mortgage interest: −$5,596
• − Property taxes: −$1,935
• − Insurance: −$500
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,906
• Taxable income: $2,671
• Est. tax owed @ 24.0%: −$641
• After-tax cash flow: $3,435/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

+11.0% since first listed

3 events — show timeline

• 2026-05-12 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-07 Listed $99,900 RMLSA as Distributed by MLS Grid
• 2026-03-25 Sold (Public Records) $90,000 Public Records

Property tax history

+0.9%/yr

Latest (2024): $1,935 · +8.1% YoY. Source: county tax records.