2133 N Northcrest Dr · Peoria, IL 61604

$125,000

4 bd · 1.0 ba · 1,757 sqft · SingleFamily public records · 17 Days on market

Built 1955 0.41 ac lot Est $160k · 22% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.0/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS SPECIAL!!! This spacious ranch features 3-4 bedrooms, 1-bathroom, good size kitchen and generous size bedrooms. Patio doors lead to a lot just a bit shy of half an acre. Laminate floors throughout main floor and a two-car attached garage. Deers are regulars at this property. Home sits on a quiet street nestled near the Newman Golf Course. The price on this property reflects a foundation issue that needs to be resolved. ALL ROOM SIZES ARE APPROXIMATE AND ARE NOT WARRANTED. Agent owned.

Key facts

• Spacious yard
• 100amp electrical
• Fenced yard

Tags

• FENCED YARD
• LAUNDRY ON MAIN LEVEL
• SPACIOUS YARD
• 100AMP ELECTRICAL

Property features AI

Finance

• Other: Subdivision: Northcrest; Directions: Nebraska West to Northcrest
• HOA & community: No association fee listed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer
• Home design: Single-family residence; Not new construction; Living area about 1757
• Construction: Shingle roof; Built in 1955
• Exterior features: Level lot; Lot dimensions approximately 120 x 148

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (bedroom sizes: one main-level about 12 x 15 with carpet; one upper-level about 12 x 14 with laminate; one upper-level about 12 x 10 with laminate)
• Flooring: Laminate flooring in living areas and two upstairs bedrooms; Carpet in main bedroom; Vinyl flooring in laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: No basement; No fireplaces
• Laundry & utility: Main-level laundry room (approximately 11 x 8) with vinyl flooring

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 5.6% in 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 73/100 on livability (#270 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, crime F.
• Peoria SD 150 (urban): math 11% / reading 14% proficiency, ranked #554 of 620 in IL (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Peoria High School (math 4% / reading 7%, grade F, #609 of 693 statewide, top 88%, 1,447 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.3%/yr); 180 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $864 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $61k; list at $125k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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 F 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. 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: 1.20% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.89%
• DSCR: 1.53
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $159,887
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2305 N Lehman Rd	0.25mi	4/2.0	1,860 (+6%)	4mo	$168,500	$91	71
2419 N Idaho St	0.25mi	3/2.0 (-1)	1,550 (-12%)	5mo	$150,000	$97	56
2118 N Drury Ln	0.32mi	3/2.0 (-1)	1,615 (-8%)	9mo	$163,000	$101	55
2409 N Idaho St	0.23mi	4/2.0	1,550 (-12%)	18mo	$100,000	$65	50
2811 N Rustic Ridge Dr	0.62mi	3/2.5 (-1)	1,876 (+7%)	3mo	$346,000	$184	46
2819 N Lehman Rd	0.58mi	3/1.5 (-1)	1,638 (-7%)	12mo	$165,000	$101	45
2802 N Elmcroft Rd	0.57mi	3/2.0 (-1)	1,906 (+8%)	10mo	$228,000	$120	42
2928 W Gilbert Ave	0.64mi	3/2.5 (-1)	1,816 (+3%)	16mo	$165,000	$91	41
1907 N Sterling Ave	0.51mi	3/1.0 (-1)	2,014 (+15%)	10mo	$90,000	$45	38
1812 N Pierson Ave	0.44mi	3/1.0 (-1)	1,531 (-13%)	18mo	$36,000	$24	38
2813 W Creston Ln	0.56mi	3/3.0 (-1)	1,900 (+8%)	18mo	$167,500	$88	32
2611 W Gilbert Ave	0.71mi	4/3.0	1,931 (+10%)	19mo	$140,000	$73	27

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $797
• Equity at exit: $18,638

10-year hold

• IRR: 9.5%
• Equity multiple: 1.71×
• Total profit: $24,927
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$130 /mo · $1,558/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $347

Break-even live

Break-even rent $1,060

Max offer price $125,000

Occupancy floor 72%

Sensitivity live

Price	-10% $418	-5% $382	+0% $347	+5% $312	+10% $276
Rent	-10% $228	-5% $288	+0% $347	+5% $406	+10% $465
Rate	-1.0pp $410	-0.5pp $379	base $347	+0.5pp $315	+1.0pp $282

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2523 W Nebraska Ave Peoria, IL	3.0	2.0	1600	$1,450	$0.91	22d	1	0.44mi
2601 W Kenwood Ave West Peoria, IL	3.0	1.5	1405	$1,500	$1.07	14d	1	1.23mi
1019 N Farmington Rd Unit 1017 Peoria, IL	3.0	1.0	1304	$1,600	$1.23	44d	1	1.39mi

Listing history 14 events

1. 2026-06-19
   days on market $125,000 Active 17 DOM
2. 2026-06-18
   days on market $125,000 Active 16 DOM
3. 2026-06-17
   days on market $125,000 Active 15 DOM
4. 2026-06-16
   days on market $125,000 Active 14 DOM
5. 2026-06-15
   days on market $125,000 Active 13 DOM
6. 2026-06-14
   days on market $125,000 Active 11 DOM
7. 2026-06-13
   days on market $125,000 Active 10 DOM
8. 2026-06-10
   days on market $125,000 Active 8 DOM
9. 2026-06-09
   days on market $125,000 Active 7 DOM
10. 2026-06-08
    days on market $125,000 Active 6 DOM
11. 2026-06-07
    days on market $125,000 Active 5 DOM
12. 2026-06-03
    remarks 180-char remark
13. 2026-06-03
    remarks 179-char remark
14. 2026-06-03
    listed $125,000 Active 1 DOM

ⓘ 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: $1,558 · $130/mo
• Projected year-2 tax: $2,198 · $183/mo
• Expected delta: +$640/yr (+$53/mo · 41.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 16 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: $17,989
• − Mortgage interest: −$7,002
• − Property taxes: −$1,558
• − Insurance: −$625
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$3,636
• Taxable income: $2,290
• Est. tax owed @ 24.0%: −$550
• After-tax cash flow: $3,613/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: Peoria SD 150
• NCES district ID: 1731230
• Math proficiency: 11% ▼ -5.00%
• Reading proficiency: 14% ▼ -4.00%
• Median HH income: $41,951
• Composite: 10.92/100
• National rank: #9751
• State rank: #554 of 620 in IL

Livability — Peoria

• Score: 73/100
• State rank: #270
• US rank: #5096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peoria, IL
• County: Peoria County · 120,495 people
• City population: 114,670
• 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

+108.7% since first listed

15 events — show timeline

• 2026-06-02 Listed $125,000 RMLSA as Distributed by MLS Grid
• 2026-02-12 Sold (Public Records) $61,000 Public Records
• 2026-02-12 Sold (MLS) $61,000 MRED as Distributed by MLS Grid
• 2026-02-04 Pending — MRED as Distributed by MLS Grid
• 2026-02-03 Listed $53,000 MRED as Distributed by MLS Grid
• 2024-08-18 Listing Removed — MRED as Distributed by MLS Grid
• 2024-08-18 Relisted — MRED as Distributed by MLS Grid
• 2024-05-01 Listing Removed — MRED as Distributed by MLS Grid
• 2024-04-29 Listed — MRED as Distributed by MLS Grid
• 2023-06-19 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2018-04-18 Sold (Public Records) $59,900 Public Records
• 2018-04-18 Sold (MLS) $59,900 RMLSA as Distributed by MLS Grid
• 2018-01-12 Listed $59,900 RMLSA as Distributed by MLS Grid

Property tax history

-3.4%/yr

Latest (2024): $1,558 · +8.2% YoY. Source: county tax records.