1715 N Boyd Ave · Norwood, IL 61604

$29,950

4 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 11 Days on market

Built 1945 0.37 ac lot ↓ 45% since listing

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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
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Home features a huge yard for entertaining, and when the weather doesn't warrant bring 'em in...the kitchen is sizeable too! The owner has this home decorated as cute as can be! Appliances negotiable. Shed will be going.

Key facts

• 0.37 acre lot
• 2 garage spots
• Built 1945

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $950 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).

Location & tenants

• Location reads 62/100 on livability (#866 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, employment A-, housing A-; Watch: crime D, amenities F, commute F.
• Limestone Chsd 310 (rural): math 25% / reading 35% proficiency, ranked #486 of 919 in IL (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Limestone Community High School (math 17% / reading 22%, grade F, #397 of 693 statewide, top 61%, 924 students, 0% FRL).
• Market conditions: Rents rising (+2.3%/yr); 180 active listings in the ZIP; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $208 of loan paydown is wiped out by about $898 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 + 2.3% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,950

Questions for the listing agent

1. Built in 1945 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 4.89% ✓
• Cap rate: 44.34%
• Cash-on-cash: 135.90%
• DSCR: 7.05
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $154,560
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6716 W Jones Rd	0.20mi	3/2.0 (-1)	1,342 (-0%)	3mo	$155,000	$115	79
6713 W Lamoine Ave	0.23mi	3/1.0 (-1)	1,220 (-9%)	23mo	$49,500	$41	50

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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.51×
• Total profit: $54,631
• Equity at exit: $4,466

10-year hold

• IRR: —
• Equity multiple: 15.48×
• Total profit: $121,403
• Equity at exit: $2,590

Cash invested: $8,386 (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 61604

• Home prices YoY: -24.6%
• Rents YoY: 2.3%
• Active inventory: 180
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $449/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $950

Break-even live

Break-even rent $262

Max offer price $29,950

Occupancy floor 30%

Sensitivity live

Price	-10% $970	-5% $960	+0% $950	+5% $939	+10% $929
Rent	-10% $834	-5% $892	+0% $950	+5% $1,008	+10% $1,065
Rate	-1.0pp $965	-0.5pp $957	base $950	+0.5pp $942	+1.0pp $934

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: $7,488
• Closing costs: $898
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-07
   status Pending
2. 2026-03-25
   listed $29,950 Active
3. 2006-06-01
   soldstatus $82,500
4. 2006-05-25
   soldstatus $82,500 226-char remark

   Show marketing remark (226 chars)

   This Home features a huge yard for entertaining, and when the weather doesn't warrant bring 'em in...the kitchen is sizeable too! The owner has this home decorated as cute as can be! Appliances negotiable. Shed will be going.

5. 2006-03-03
   listed $83,000 226-char remark

   Show marketing remark (226 chars)

   This Home features a huge yard for entertaining, and when the weather doesn't warrant bring 'em in...the kitchen is sizeable too! The owner has this home decorated as cute as can be! Appliances negotiable. Shed will be going.

6. 2001-07-13
   soldstatus $55,000
7. 1998-11-04
   soldstatus $54,000

ⓘ 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 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: $17,570
• − Mortgage interest: −$1,678
• − Property taxes: −$449
• − Insurance: −$150
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$871
• Taxable income: $11,610
• Est. tax owed @ 24.0%: −$2,787
• After-tax cash flow: $8,610/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: Limestone Chsd 310
• NCES district ID: 1722950
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 35% ▲ 4.00%
• Median HH income: $49,759
• Composite: 28.99/100
• National rank: #11932
• State rank: #486 of 919 in IL

Livability — Norwood

• Score: 62/100
• State rank: #866
• US rank: #16889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norwood, IL
• County: Peoria County · 120,495 people
• Metro: Peoria, IL
• Population (ZIP): 28,313
• Household income: $52,414
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 815.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 29% Two or more races 10% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Slovak 1% Iranian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Chinese 1% French/Haitian/Cajun 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: ▼ -54.15%
• Current HPI: 165.8838
• Rent YoY: ▲ 2.30%
• Metro: Peoria, IL
• 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

-44.5% since first listed

7 events — show timeline

• 2026-04-07 Pending — RMLSA as Distributed by MLS Grid
• 2026-03-25 Listed $29,950 RMLSA as Distributed by MLS Grid
• 2006-06-01 Sold (Public Records) $82,500 Public Records
• 2006-05-25 Sold (MLS) $82,500 RMLSA as Distributed by MLS Grid
• 2006-03-03 Listed $83,000 RMLSA as Distributed by MLS Grid
• 2001-07-13 Sold (Public Records) $55,000 Public Records
• 1998-11-04 Sold (Public Records) $54,000 Public Records

Property tax history

+3.5%/yr

Latest (2024): $2,609 · +8.1% YoY. Source: county tax records.